Services

• Municipal and County lien searches
• Municipal Lien Search | Property Debt Research | Florida Lien Search
• Utility Account: Water | Sewer | Waste Water | Storm Water | Solid Waste
• Code Enforcement Violations | Building Violations
• Homeowners Association Estoppel | HOA estoppel letter | HOA Estoppel Certificate Condominium Association Estoppel | | Condo estoppel letter | Condo Estoppel Certificate
• Permit Searches | Open Permits | Expired Permits
• Permit History
• Open Permit Resolution:
• Onsite Closing Service
• As Built Verification:
• Building Plan and Permit Copies:
• Zoning Verification Research | Concurrency Research:
• On-Site Code | Zoning | Use Inspections:
• Fire Violation and Inspection Records:
• Certificate of Occupancy or Completion:
• Business Tax Receipt | Occupational License:
• Certificate of Use:
• State | County | Municipal Licensing
• Corporate Research
• Bankruptcy Research
• Environmental Research | Local and State
• Building Re-Certification
• Miami Dade County Division of Building and Neighborhood Compliance
• Miami Dade County Certificate of Use -Foreclosed Properties (County Ordinance 08-133)
• Department of Minimum Housing Standards
• Tax Research (municipal | county | state):
• Payoff Processing:
• Process Schedule B-1 title requirements:
• Certified Copies:
• Other:

Municipal Lien Search | Property Debt Research | Florida Lien Search

Research for unrecorded fees or assessments conducted within a county or municipality for sums levied against real property. Such sums may be due and owing and can include utility service fees (water, waste water, storm water and solid waste fees). If left unpaid these sums can result in a lien and only at that time are they found in an official records search. This research is often mandatory on the part of title insurers in order to clear exceptions from their title insurance policy.

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Utility Account: Water | Sewer | Waste Water | Storm Water | Solid Waste

This research is contained within a municipal lien search or may be requested separately upon request. When researching utility account information LSP always strives to obtain information as to sums due and payment terms (monthly, quarterly, etc.) in order to assist settlement agents with calculations of any related escrow sums or pro-rations more accurately. Where solid waste fees are collected as a non-ad valorem in the property tax bill we will advise of same. In some instances due to privacy guidelines information will not be provided to third parties in which case we always attempt to inform the client.

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Code Enforcement Violations | Building Violations

Code enforcement violation research is conducted to identify open or active violations on file against a property. This information can include not only lot mowing or inoperable vehicles but may also include minimum housing violations, work without permits or unsafe structure violations. Where possible any sums due stemming from a violation will be reported in our findings however in the case of an ongoing, active violation sums due are often not provided until the violation has been remedied. Some municipalities/counties offer an on-site inspection for a fee which typically consists of a visual inspection of the exterior of the property only and which can be obtained upon request.

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Homeowners Association Estoppel | HOA estoppel letter | HOA Estoppel Certificate Condominium Association Estoppel | | Condo estoppel letter | Condo Estoppel Certificate

Procure HOA estoppel letters and Condo estoppel letters and questionnaire information for association names provided by client. Where our findings direct us to obtain an additional response from an attorney or collection agency we will do so. We make every attempt to obtain both questionnaire information and estoppel information. Our questionnaire forms are very thorough and contain not only requests for estoppel information but also for information we know is required for purposes of settlement: special assessments, board approval, transfer fees, insurances and violation information.

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Open/Expired Permit:

This is a search for open and/or expired permit information on a property. All building permits are required to have all applicable inspections and be properly closed. The results of an open permit search can disclose permits which alert the parties to matters which may require attention. Often there are fees associated with resolving open/expired permits.

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Permit History:

This is a search for all available permit records on a property. This can help the parties to identify all work which was done and properly permitted. It can allow parties to compare a survey or other available information such as an appraisal, to documented and permitted work to verify if existing work was in fact permitted. For example if an older property is billed as remodeled with impact resistant windows and there is no recent permit for new windows it could suggest a permit was not obtained for the new windows. A permit history search can sometimes also assist with remedying open/expired permit matters.

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Permit Searches | Open Permits | Expired Permits

This is a search for open and expired permit information pertaining to a property. All building permits are required to have all applicable inspections and be properly closed. The results of an open permit search can disclose open permits which alert the parties to matters which may require attention. Often there are fees associated with resolving open/expired permits. If not remedied open and expired permits can become violations. This is not a search for illegal or unpermitted construction.

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On-Site Code | Zoning | Use Inspections:

We can coordinate with county or municipal departments for on-site inspections as to code, zoning or use related inquiries, violations, etc..

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As Built Verification:

This can help to identify permitted work using copies of existing building records. It can allow parties to compare a survey, floor plan, site plan or other available information such as an appraisal in order to help verify if existing work was permitted. This search is conducted to compare the property as it currently exists to the plans reflected in the building department’s records. This can reveal work done without permits, additions, garage and carport conversions, etc.

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Building Plan and Permit Copies:

Copies of any available building plan and permit records.

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Zoning Research:

Zoning verification letters with corresponding back up (requirements and permitted uses), concurrency letters, zoning maps, land use maps, resolutions. Research and verify zoning overlay districts. Obtain information for proposed and existing zoning variances.

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On-site code and zoning inspections:

Where available, we can coordinate on-site inspections for code and/or zoning related violations.

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Fire Violation and Inspection Records:

This research is conducted to identify any existing fire safety violations and corresponding fines.

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Certificate of Occupancy or Completion:

Information and/or a copy of a C.O. or C.C., temporary or final.

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Business Tax Receipt | Occupational License:

Verification that municipal and/or county business licenses are in place and current.

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Certificate of Use:

Information as to any mandatory Certificate of Use, which can be required for business operations by a County or Municipality in addition to a Business Tax Receipt or Occupational License.

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State | County | Municipal Licensing

Search existing licenses and/or research various types of license information and requirements.

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Corporate Research

UCC Searches, Certificate of Good Standing, Judgment lien searches, Federal and State tax liens and Bankruptcy records research.

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Bankruptcy Research:

Search applicable districts for bankruptcy records.

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Environmental Research | Local and State

All manner of records research, special use permits, one time or recurring licensing, violation and enforcement research, request Phase 1 Reports and Reliance Letters upon request.

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Building Re-Certification

Where this requirement exists we will research mandatory re-certification compliance upon request.

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Miami Dade County Department of Regulatory and Economic Resources

Search of participating Miami Dade County departments for reported or active county matters and corresponding fees, including but not limited to unsafe structures, work without permit violations, minimum housing violations, fire code violation liens and contractor license liens. This research is costly and time consuming and will be obtained only upon written request by a client.

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Department of Minimum Housing Standards:.

Verification of any outstanding violations.

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Tax Research (municipal | county | state):

Real Property Taxes: Online search conducted with the applicable County Tax Collector for current and/or delinquent property taxes, including back assessments where possible to search online for this as well. Tax search results are not guaranteed by LSP.

Resort Taxes: Verify sums due for resort fees assessed to hotels/rental dwellings/restaurants where applicable.

Tangible Taxes: Verify sums due for any taxes imposed when an individual or business entity owns tangible personal property used in connection with business operations. Special Taxing Districts: Verify if applicable and obtain corresponding information and or fees upon request.

Tax roll verification and correction. Work with Property Appraiser to amend erroneous records.

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Payoff Processing:

Obtain payoffs for all manner of recorded liens upon request. Client must provide copy of recorded instrument for which payoff is required.

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Process Schedule B-1 title requirements:

Process Schedule B-I requirements, mortgage pay-offs, tenant estoppels, etc.

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Certified Copies:

Obtain certified copies of any recorded documents.

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Other:

Depending on the nature of your transaction and specifics of the subject property, i.e. waterfront, agricultural, industrial, additional types of research may be warranted. There are too many services to list, if there is a service you do not see noted on our site, please inquire directly. Many of our services are available in multiple states however some services may not be available nationwide. Please inquire directly if you need services in another state.

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