Quiet Title Actions and Title Disputes in Florida

2. Florida Legal Context

Quiet title actions are authorized under Fla. Stat. Chapter 65. To prevail, the plaintiff must show:

• Valid legal or equitable ownership
• A genuine dispute or defect clouding the title
• That known or unknown parties may assert claims
• Proper notice or service to all potential interested parties

Common clouds on title include:

• Improper or fraudulent deeds
• Title after tax deed or foreclosure sales
• Probate gaps, missing heirs, or unprobated wills
• Unreleased liens or errors in public records
• Adverse possession claims

After judgment, the owner may record the final judgment to clear title.

3. Real-World Application

Quiet title actions arise in:

• Investors acquiring property via tax deed or foreclosure needing clean title for resale
• Owners finding errors or conflicting deeds in public records
• Buyers or developers unable to close due to title issues
• Disputes with prior owners, heirs, or ex-spouses with unclear interests
• Squatters or long-time occupants attempting to claim ownership through adverse possession

These cases often involve coordination with title insurers, surveyors, and municipalities.

4. Why It Matters for Clients

Without a clean title:

• You cannot sell, refinance, or insure the property
• Buyers and lenders will walk away
• You risk future litigation, liens, or challenges to ownership
• Title insurance may be denied or limited

Quiet title is the essential remedy for protecting your real estate investment.

5. How Our Law Firm Can Help

We represent clients in:

• Quiet title lawsuits after tax deed, foreclosure, or adverse possession
• Litigating and clearing title defects or forged documents
• Resolving boundary or overlapping property line disputes
• Coordinating with title companies and insurers
• Recording judgments to permanently resolve disputes

6. FAQs (Frequently Asked Questions)

Q: How long does a quiet title action take in Florida?
A: Typically 4 to 8 months, depending on service of process and whether it is contested.

Q: Do I need to name every possible claimant?
A: Yes. Anyone who might assert an interest must be named and served or notified by publication.

Q: What is a “cloud on title”?
A: Any recorded document or unrecorded claim that casts doubt on who legally owns the property.

Q: Is quiet title needed after a tax deed sale?
A: Yes, in many cases. Title insurers often require it before issuing clean title policies.

Q: Can I quiet title without a lawyer?
A: Technically yes, but because it involves legal notice, pleadings, and litigation strategy, it’s strongly recommended you use an attorney.