Wellington — direct representation, not an introduction

What working together looks like

Most of what makes a Wellington listing go smoothly happens before it goes live: the survey, the permit history, association documents where they apply, the insurance record on the property, and anything that is going to surface in an inspection anyway. Found two weeks early, those are administration. Found the day before closing, they are a renegotiation. That unglamorous part is a good share of what I am actually for.

The Florida-specific list

• Windstorm and flood are underwritten separately from the main policy across much of Florida. Price them on the specific address before you are under contract, not after.
• For condominium buildings of three storeys or more at the relevant age, Florida requires milestone structural inspections and a structural integrity reserve study. Both change assessments and financeability. Read them before waiving anything.
• The homestead exemption reduces taxable value on a Florida primary residence, and the Save Our Homes cap limits how fast the assessed value rises afterwards. Portability may carry a benefit from a prior Florida homestead. Your county property appraiser is the authority, not your agent.
• Title in Florida is customarily handled through a title company rather than an attorney as a matter of course, which changes who you call when a question arises mid-contract.

What I watch for on a Florida contract

Where there is an association, the association sets part of the calendar and nobody can hurry it. Approval processes, estoppel letters and the fee that comes with them are all statutory or contractual, all predictable, and all capable of adding weeks when nobody orders them at the start. I order them at the start. It is not clever, it is just the difference between a closing that moves and one that waits.

Other cities in Florida

• Largo
• Islamorada
• Avon Park
• Fort Pierce
• Winter Springs
• Cape Coral
• Titusville
• Lehigh Acres
• All of Florida