Buying a home in South Florida from abroad runs in ten steps, from the written brief to the recorded deed, each with a role and its documents. Florida Statutes s.117.265 lets a Florida online notary serve a signer outside the state (checked 31 October 2026). Le Strand provides Florida real estate representation throughout.
How does closing work when the buyer is outside Florida?
Florida Statutes s.117.265 lets a Florida online notary public notarise a document whether or not the signer is physically in Florida, after confirming identity over two-way audio-video and recording the session. The closing attorney or title agent arranges the signing, and the Landing Plan dates it alongside travel and funds.
The ten steps
- Write the brief and the Landing Plan. Delivered by: Le Strand, as the Private Landing Office. Documents: Family brief; the written Landing Plan with dates.
- Line up funds and the lender. Delivered by: The family’s bank or lender, under its own published process. Documents: Proof of funds; lender pre-approval where a mortgage is used.
- Shortlist, with public records. Delivered by: Le Strand with the family, as part of its market and location intelligence. Documents: County property appraiser record; FEMA flood map.
- Offer and contract. Delivered by: Le Strand as the buyer’s Florida real estate representative; the seller’s representative. Documents: Purchase contract; for a developer sale of a condominium unit, the contract terms set by Florida Statutes s.718.503(1).
- Escrow deposit. Delivered by: The escrow agent named in the contract. Documents: Deposit receipt; a developer contract names the escrow agent and states that a receipt is available on request.
- Inspections and association documents. Delivered by: A licensed inspector; for a resale condominium unit, the seller, at the seller’s expense. Documents: Inspection report; for a resale condominium unit, the documents listed in Florida Statutes s.718.503(2).
- Title search and title insurance. Delivered by: A title agent or closing attorney; a title insurer. Documents: Title commitment; owner’s title policy.
- Closing, including remote closing. Delivered by: The closing attorney or title agent; a Florida online notary public where documents are signed remotely. Documents: Deed; closing statement; government-issued identification for online notarisation.
- Documentary stamp tax and recording. Delivered by: The county clerk of court or recording official, who collects the tax and records the deed. Documents: Recorded deed showing the preparer’s name and address.
- After closing: insurance, utilities and homestead where it applies. Delivered by: A licensed insurance professional; utility providers; the county property appraiser for homestead. Documents: Insurance policy; utility accounts; homestead application where it applies.
Independent lenders, inspectors, insurers, title agents and closing attorneys deliver their services; Le Strand provides Florida real estate representation and coordinates them into the Landing Plan.
Each step, its role and its official source
| Step | Who delivers it (role) | Documents involved | Official source |
|---|---|---|---|
| 1. Write the brief and the Landing Plan | Le Strand, as the Private Landing Office | Family brief; the written Landing Plan with dates | Le Strand canon v1.0.0 (service architecture) |
| 2. Line up funds and the lender | The family’s bank or lender, under its own published process | Proof of funds; lender pre-approval where a mortgage is used | — |
| 3. Shortlist, with public records | Le Strand with the family, as part of its market and location intelligence | County property appraiser record; FEMA flood map | Miami-Dade, Broward and Palm Beach property appraisers; FEMA Flood Map Service Center |
| 4. Offer and contract | Le Strand as the buyer’s Florida real estate representative; the seller’s representative | Purchase contract; for a developer sale of a condominium unit, the contract terms set by Florida Statutes s.718.503(1) | Fla. Stat. s.718.503 |
| 5. Escrow deposit | The escrow agent named in the contract | Deposit receipt; a developer contract names the escrow agent and states that a receipt is available on request | Fla. Stat. s.718.503(1)(a)7 |
| 6. Inspections and association documents | A licensed inspector; for a resale condominium unit, the seller, at the seller’s expense | Inspection report; for a resale condominium unit, the documents listed in Florida Statutes s.718.503(2) | Fla. Stat. s.718.503(2) |
| 7. Title search and title insurance | A title agent or closing attorney; a title insurer | Title commitment; owner’s title policy | Florida Office of Insurance Regulation; Fla. Stat. s.627.7711 |
| 8. Closing, including remote closing | The closing attorney or title agent; a Florida online notary public where documents are signed remotely | Deed; closing statement; government-issued identification for online notarisation | Fla. Stat. s.117.265 |
| 9. Documentary stamp tax and recording | The county clerk of court or recording official, who collects the tax and records the deed | Recorded deed showing the preparer’s name and address | Florida Department of Revenue; Fla. Stat. s.201.02; Fla. Stat. s.695.26 |
| 10. After closing: insurance, utilities and homestead where it applies | A licensed insurance professional; utility providers; the county property appraiser for homestead | Insurance policy; utility accounts; homestead application where it applies | — |
Sources for the table (each checked 31 October 2026): Miami-Dade County Property Appraiser; Broward County Property Appraiser; Palm Beach County Property Appraiser; FEMA Flood Map Service Center; Florida Statutes s.718.503 (2026), Online Sunshine; Florida Office of Insurance Regulation, Title Insurance; Florida Statutes s.627.7711 (2026), Online Sunshine; Florida Statutes s.117.265 (2026), Online Sunshine; Florida Department of Revenue, Florida Documentary Stamp Tax; Florida Statutes s.201.02 (2026), Online Sunshine; Florida Statutes s.695.26 (2026), Online Sunshine; Le Strand canon v1.0.0 for Le Strand’s own role.
Le Strand adds each cell shown as — once its official source has been checked and dated.
What is documentary stamp tax on a Florida deed?
The Florida Department of Revenue lists documentary stamp tax on deeds at 70 cents per $100 of consideration in every county except Miami-Dade, where the rate is 60 cents per $100 plus a 45-cent surtax that is not due on a document transferring only a single-family dwelling. The tax is paid when the deed is recorded.
Independent tax and legal professionals deliver the advice; Le Strand coordinates it into the Landing Plan.
Which condominium documents does a resale buyer receive?
Florida Statutes s.718.503(2) entitles a buyer under contract for a resale unit, at the seller’s expense, to current copies of the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where applicable, the latest structural integrity reserve study or a statement that none is complete, any turnover inspection report and the questions-and-answers document.
Dated facts from official sources
- The Florida Department of Revenue lists documentary stamp tax on deeds at 70 cents per $100 of consideration outside Miami-Dade County (Florida Department of Revenue, Florida Documentary Stamp Tax, checked 31 October 2026).
- The Florida Department of Revenue lists a Miami-Dade County rate of 60 cents per $100 plus a 45-cent surtax, with no surtax on a document transferring only a single-family dwelling (Florida Department of Revenue, Florida Documentary Stamp Tax, checked 31 October 2026).
- Florida Statutes s.117.265 lets a Florida online notary public perform an online notarisation whether or not the principal is physically in Florida (Florida Statutes s.117.265 (2026), Online Sunshine, checked 31 October 2026).
- Florida Statutes s.695.26 requires the name and post-office address of the person who prepared a deed to appear on it before the clerk records it (Florida Statutes s.695.26 (2026), Online Sunshine, checked 31 October 2026).
Frequently asked questions
Who delivers each step of a Florida purchase from abroad?
Each step has its own role: Le Strand writes the brief and Landing Plan and provides Florida real estate representation; the lender handles financing; a licensed inspector, the condominium association, a title agent or closing attorney, and an insurer each deliver their part.
Can the closing documents be signed from outside Florida?
Florida Statutes s.117.265 lets a Florida online notary public notarise a document whether or not the signer is in Florida, after confirming the signer’s identity over two-way audio-video. The closing attorney or title agent arranges the signing.
Which public records describe a South Florida home before an offer?
Each county property appraiser publishes the property record, for Miami-Dade, Broward and Palm Beach, and the FEMA Flood Map Service Center publishes flood maps. Le Strand brings this market and location intelligence into the Landing Plan.
When is documentary stamp tax paid?
The Florida Department of Revenue states that the tax is paid to the county clerk of court or a recording official when the document is recorded.
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Related: Le Strand Residences · The South Florida buyer checklist · Florida building and condominium risk
Sources (each checked 31 October 2026): Miami-Dade County Property Appraiser; Broward County Property Appraiser; Palm Beach County Property Appraiser; FEMA Flood Map Service Center; Florida Statutes s.718.503 (2026), Online Sunshine; Florida Office of Insurance Regulation, Title Insurance; Florida Statutes s.627.7711 (2026), Online Sunshine; Florida Statutes s.117.265 (2026), Online Sunshine; Florida Department of Revenue, Florida Documentary Stamp Tax; Florida Statutes s.201.02 (2026), Online Sunshine; Florida Statutes s.695.26 (2026), Online Sunshine.