For realtors, a title company is only as good as its worst closing. Esquire Land Title exists to make sure that closing never happens on your file.
An In-House Real Estate Attorney on Every File
Most title companies route curative title issues out to an attorney and wait. Esquire does not. Irina Prell — a licensed Florida real estate attorney and a Florida Certified General Contractor — is in-house, which means title defects, liens and estate issues get resolved inside the same team instead of stalling your closing while a file sits in someone else’s queue. Where a matter requires formal legal representation, it is handled by Prell Spearing Law Firm, a separate law firm.
What Actually Delays Closings, and What We Do About It
The searches that come back clean are not the problem. These are:
- An unreleased mortgage paid off years ago whose satisfaction was never recorded.
- A contractor’s lien from post-hurricane repair work. Florida’s construction lien law gives a claimant 90 days from last furnishing to record, and the lien attaches to the property, not to whoever hired them.
- A probate gap — an owner died, the estate was never administered, and the heirs are selling.
- A deed executed by one spouse where Florida homestead law required both.
- An association estoppel that arrives late or wrong, or a milestone inspection and reserve disclosure that changes the picture.
Every one of these is workable. What kills a contract is finding out about it late. You hear from us the day something is found, with what it will take and what it will cost in time — not a status update after the date has already moved.
Who Pays for Title Insurance Changes at the County Line
Worth having straight before you write the contract, because it is not the same across our service area and nothing in Florida law fixes it:
- Lee County (Cape Coral, Fort Myers): seller customarily pays and selects.
- Charlotte County (Punta Gorda, Port Charlotte): seller customarily pays and selects.
- Collier County (Naples): buyer customarily pays and selects.
- Sarasota County (Venice): buyer customarily pays and selects.
It is negotiable either way in the contract. Custom only decides when the contract is silent.
A Track Record You Can Check Yourself
Our Southwest Florida offices hold a 4.8-star average across more than 140 Google reviews. That is not a number we are asking you to take on faith — look up any of our offices and read them.
Local, Not a Call Center
Southwest Florida owned and operated, with offices in Naples, Cape Coral, Punta Gorda, Venice and Port Charlotte, so your clients work with a local team that knows the local market.
Send Us a Contract
Your point of contact is Jenny Sanchez — (239) 400-5540. Send the executed contract and we will open the file, order the search and get your client a written estimate. Depending on the transaction, see buyers, sellers, new construction or commercial.