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Real Estate: Florida/Questions Answered by Expert Glenn Ginsburg
| Subject | Date Asked |
| transfer of title on death | 1/6/2012 |
| Q: I purchased a property in Polk County and put the property in the name of my Civil Partner(we are UK ... A: Since the property is located within the State of Florida in the United States, both federal and ... | |
| Finding a Warranty Deed | 12/1/2011 |
| Q: My mother passed away a few weeks ago and left her condo to my brother, sister and me. My mother's ... A: To get a copy of the deed, you need to know the county in which it is located. You then call the ... | |
| backup offer & pending sale | 11/24/2011 |
| Q: A bank owned property I am interested in went to 'pending sale' very fast however it has been in ... A: Happy holidays to you and yours. Thank you for your question. There are too many reasons why a ... | |
| Transferring Ownership of Real Estate to a Living Trust | 11/7/2011 |
| Q: What steps specific to Florida do my wife and I need to take to transfer title of a Florida house we ... A: Byron, Thank you for your question. Whenever someone asks about transferring title, I recommend ... | |
| condo ttansfer from mom to sons | 10/3/2011 |
| Q: Mom wants to transfer ownership of her condo to my brother and me. Condo is in 55+ in Palm Harbor ... A: You did not say if the condo has any financing outstanding or if it owned out-right. If the property ... | |
| Add my dad in house's deed | 9/25/2011 |
| Q: My dad recently transfer me some money to buy a house (cash), he could not be there to sign the ... A: Good morning Paula, Thank you for your question. Since your Father is a non-US resident, you would ... | |
| morgtage | 9/12/2011 |
| Q: If was adjudged a house after the death of my mother by the court because their was no will stating ... A: I'd suggest that you find a good real estate or estate attorney. This is too complicated for me to ... | |
| Condominium Association Reserve | 8/22/2011 |
| Q: I believe Florida state sautes mandate that condominium boards establish adequate reserve budget ... A: You can find all the answers to your questions by reviewing Chapter 718 of the Florida Statutes. ... | |
| Purchasing a Vacant Lot | 6/21/2011 |
| Q: We are purchasing a lot in Sarasota County which was not listed, but brought to us through a real ... A: In today's highly complex real estate market, we do recommend to our clients to use a real estate ... | |
| Quit Claim deed for Florida | 6/19/2011 |
| Q: My mother lives in Ohio, is in poor health and unable to travel long distance. She wants to change ... A: Your family might be best served by consulting with a Florida attorney as to the best method of ... | |
| Lender won't honor quit claim deed | 5/2/2011 |
| Q: I got divorced almost 2 years ago and the house was awarded to me. My ex-husband signed a quit ... A: Marg, Thank you for your question. The issue you have which is quite common in divorce situations, ... | |
| living trust successors | 3/23/2011 |
| Q: where do we go and what forms do my husband and his siblings need to change the deed from their ... A: Vicki, Thank you for your question. Because your situation deals with a deceased individual, it ... | |
| purchasing condo in 55+ community | 3/16/2011 |
| Q: My nephew and i want to purchase a 1 bedroom unit in a 55+ community in Hollywood, Florida as equal ... A: Palma, Thank you for your question. Yes, you and your nephew can be on the deed. However, you need ... | |
| closing cost | 2/24/2011 |
| Q: I plan on buying a r.e.o. home in volusia county fl. soon and will spend around $60,000 cash. My ... A: The closing costs you will be charged are based upon the contract and any addendum which is a part ... | |
| Name on Deed of House | 2/23/2011 |
| Q: We purchased a house in Davenport, FL. Currently the house is in my wife and my name - can we add ... A: There tax and legal concerns you need to be aware of because you are non-resident US citizens. Much ... | |
| 55+ | 2/23/2011 |
| Q: I have searched all over the internet. Help me. My 55+ community is about to sell a mobile home to ... A: There is no clear cut specific answer to your question. Here is why. The community must be compliant ... | |
| Condo Foreclosure in FL | 2/1/2011 |
| Q: There is a Subordination clause in our current lease, "The Lease is subordinate to the lien of any ... A: Victoria, If there was a foreclosure action in process, you would have received a notification from ... | |
| Condo Foreclosure in FL | 1/30/2011 |
| Q: There is a Subordination clause in our current lease, "The Lease is subordinate to the lien of any ... A: You did the right thing by reading your lease and its interpretation. The clause does not kick in ... | |
| corporation - trust - homestead exemption | 1/27/2011 |
| Q: If my corporation in Florida buys a property that I live in and is my main residence, can the ... A: According the Florida Department of Revenue: Every person who owns and resides on real property in ... | |
| deed | 1/23/2011 |
| Q: We have misplaced our timeshare deed from Lehigh Acres, Lee county, in Florida. If we cant locate ... A: To obtain a copy of the deed you should contact the Lee County Clerk of Courts Office in Ft Myers, ... | |
| 1031 exchange | 11/23/2010 |
| Q: Need an expert certified broker who is the best in lake wales Florida 33859 who can sell a single ... A: For a 1031 exchange besides a REALTOR you will need a Qualified Intermediary. Generally a Qualified ... | |
| TITLE CHANGE | 10/18/2010 |
| Q: MY FATHER IN LAW IS MOVING IN WITH HER FATHER AND WANTS TO TURN HIS HIS HOME OVER TO MY HUSBAND HE ... A: Whenever someone asks about changing a title I recommend they speak with an attorney, so various ... | |
| bad deal | 10/15/2010 |
| Q: Ok I am doing this for my Dad who is on social security and entered into a contract to sell some ... A: Without seeing the signed contract for the sale, some of the facts could missing. The issue here ... | |
| Inheritance | 10/4/2010 |
| Q: My father passed away earlier this year. He left me his house which I shared with him for over 15 ... A: Prior to changing the name on the deed to yourself you should consult with a Florida attorney ... | |
| How to add a person to Deed/Title of newly purchased house in Cape Coral, FL | 10/2/2010 |
| Q: I'm in the process of purchasing a house in Cape Coral. The Loan is in my name only; therefore at ... A: Before you move forward with adding another person to title, you will need to review the mortgage ... | |
| With Rights of Survivorship | 9/23/2010 |
| Q: My father resided in a home in Sarasota, which my grandmother actually paid for. It was deeded my ... A: Your questions deal with an number of issues which fall into areas of estates for deceased persons, ... | |
| Assistance for SSI Recipient | 7/28/2010 |
| Q: Last year I was involved in a near fatal motor vehicle accident and am disabled and lost everything ... A: I am sorry about your motor vehicle accident and hope your recovery is a swift one. The first item ... | |
| QUICK CLAIM DEED/TRANSFER OF DEED | 7/25/2010 |
| Q: I have a condo that I will like to transfer the deed in my daughter name. will she be able to get ... A: In order for your daughter to be able to claim a homestead exemption the following is required: If ... | |
| Renting a condo in short sale | 6/19/2010 |
| Q: I am interested in renting a condo, however was a bit put off when the broker explained that the ... A: There are some items which you need to research before making your final decision for renting the ... | |
| Homesteading | 6/13/2010 |
| Q: I recently bought a house in Fl. The deed is in my name and I have changed my voters registration, ... A: According to the Florida Department of Revenue: "Every person who owns and resides on real property ... | |
| Dont want to lose my home | 6/10/2010 |
| Q: My boy friend passed away and the house was in his name only. I get the house payment bill still in ... A: Sorry to hear of your loss. Your question involves more than a transfer of ownership for the house. ... | |
| Mobile Home Sales Prices | 6/2/2010 |
| Q: Glenn, for your input... I am asking for a "first instinct" type of response, since I know there is ... A: You are right there really is no straightforward answer. However, here are some thoughts. First, ... | |
| Eviction Process | 4/28/2010 |
| Q: I started an eviction process to my tenant, after he got the three day notice he stop answering my ... A: Below is a quote from Florida Statute Chapter 83: 83.53 Landlord's access to dwelling unit.-- ... | |
| General Manager | 4/28/2010 |
| Q: I live in a 55 and over adult community where we lease our land. We have 720 manufactured homes on ... A: Bud, Sorry I am totally unfamiliar with Hacienda Del Rio. Unlike most other forms of real estate ... | |
| Selling a home you do not have title to | 4/21/2010 |
| Q: Here is the scenerio. My husband put an offer on a home at 436 Sunglow Ct Orlando, FL. The ... A: I am sorry to hear about your situation. I have heard that between 20 and 25 percent of the ... | |
| Landlord to hold furniture in lieu of rent payment | 4/17/2010 |
| Q: In 2007, we entered into a signed quarter by quarter lease with our tenant (with no term date) that ... A: There are a few items within your situation which have not been addressed. 1) The frequency of rent ... | |
| Chinese Drywall - Florida | 4/11/2010 |
| Q: I thinking about buys place in Naples Florida. I have read some horrifying stories about houses with ... A: An excellent question. Yes, there is defective drywall from other sources than China. We maintain ... | |
| South FL RE market/prices | 4/8/2010 |
| Q: For how long do you think the residential real estate prices will stay low? Thank you in advance, ... A: Here are the stats I use to evaluate the local real estate market on a monthly, quarterly and annual ... | |
| South FL RE market/prices | 4/8/2010 |
| Q: For how long do you think the residential real estate prices will stay low? Thank you in advance, ... A: The subject of your question is labeled South Florida. The definition of South Florida are the ... | |
| Removal of deceased husband from title deed of Florida property. | 3/18/2010 |
| Q: My mother and father, whilst living in The Bahamas, purchased a piece of property in joint names in ... A: The State of Florida's probate laws are specific about how a change in title for deceased must be ... | |
| Can a CDPE help me as a Buyer? | 3/11/2010 |
| Q: ...I am an eventual perspective homebuyer in the Tampa, FL area. I have just today learned about ... A: You are correct that CDPE does work with a seller through the process of a short sale. The CDPE can ... | |
| non-renewal notice | 3/9/2010 |
| Q: Do you have to give notice to a tenant for non-renewal of their rental lease? If so, how many days ... A: Gloria, If you look at Paragraph 22 - a renewal or extension of the lease would have to be such ... | |
| non-renewal notice | 3/8/2010 |
| Q: Do you have to give notice to a tenant for non-renewal of their rental lease? If so, how many days ... A: Gloria, A lease should contain terms of when the lease ends as well as the date and by what time ... | |
| Port Charlotte land | 3/8/2010 |
| Q: our mother has passed and we would like to transfer the title over to my brother (will and ... A: David, Proper Florida probate procedures should be followed prior to the transfer of title to your ... | |
| Does online homestead filing exist? | 2/4/2010 |
| Q: How may I apply for my homestead exemption online? I meet all of the qualifications, have a Florida ... A: Lorie, You must apply for the homestead exemption in person and have the following documents with ... | |
| Property Rights of Heirs | 1/25/2010 |
| Q: My elderly mother lives in Florida and appears to have a boyfriend who is moving into her home ... A: Jennifer, Thank you for your question. Many questions asked, which appear to have a simple answer, ... | |
| Condo Assoc non-approval | 11/10/2009 |
| Q: The Condo Association rule is that condos must be leased for at least 1 year and leases must be ... A: If the condominium association has a rule and regulation or a by-law stating that the minimum lease ... | |
| Delay of closing | 10/29/2009 |
| Q: I am purchasing my first home in Orange City, Florida. I put in an offer and it was accepted, my ... A: Real estate contracts address the when an issue similar to your's occurs and the time for ... | |
| real estate | 10/27/2009 |
| Q: on a bank owned home should i offer more than the asking price or less. A: Jack, There is no set answer as to what if your offer should be higher or lower than the asking ... | |
| Property Management | 10/26/2009 |
| Q: I want to be able to rent other peoples homes for compensation. I do not want to do any real estate ... A: The exemptions per Chapter 475 of the Florida Statutes are: (1) Any person acting as an attorney in ... | |
| Property Management | 10/24/2009 |
| Q: I want to be able to rent other peoples homes for compensation. I do not want to do any real estate ... A: When an individual wants to only rent other peoples homes for compensation, the service falls within ... | |
| Buy property in Florida | 10/21/2009 |
| Q: I am Canadian and I'd like to buy property (house or condo)in Florida. I heard that property tax for ... A: Elvira, Thank you for your question and I do apologize for not responding sooner. It has been quite ... | |
| offer to purchase reo | 10/12/2009 |
| Q: my wife & I would like to make an offer on a reo as soon as the right property comes on the market. ... A: Since you are buying a foreclosed property, hopefully, you will using a real estate attorney to work ... | |
| quit claim | 9/29/2009 |
| Q: i need to be added to the deed of the condo that my grown daughter and i share. it is in her name ... A: Cris, Your first hurdle to get over is the written approval from the lender to change the ownership ... | |
| quit claim | 9/27/2009 |
| Q: i need to be added to the deed of the condo that my grown daughter and i share. it is in her name ... A: Cris, Here is a copy of the law for transferring ownership via a deed from the State of Florida: ... | |
| transfer mortgage title | 9/21/2009 |
| Q: Due to my mother's declining health, I would like to know what is the best way to transfer her ... A: Many children of older parents have a similar concern as yourself. With mortgages to be transferred ... | |
| How to change deed name to beneficiary | 9/11/2009 |
| Q: I am successor trustee for my late folks' trust and will which states house in Pasco County goes to ... A: Jan, Thank you for your question. Since this is an estate issue, you should definitely consult ... | |
| Real Estate Agent Commision | 9/10/2009 |
| Q: I'm looking at buying a vacation home in Florida. I scoured the internet and viewed about a dozen ... A: Michael, Most listing contracts in the State of Florida has language to the effect Seller will ... | |
| Real Estate Agent Commision | 9/9/2009 |
| Q: I'm looking at buying a vacation home in Florida. I scoured the internet and viewed about a dozen ... A: Michael, Thank you for your question. The commission could be reduced, but not always. In some ... | |
| Adding out of State Residents to Florida Deed? | 9/2/2009 |
| Q: Is there tax risk for adding out of state residents to Florida deed? My mother would like to add ... A: Per the State Florida: "Every person who owns and resides on real property in Florida on January 1 ... | |
| Question | 8/29/2009 |
| Q: . I am hoping you can help me. My husband and I live in Yulee/Fernandina Beach FL, right outside of ... A: Each short sale approval varies greatly. In my experience with short sale properties the approval ... | |
| SHORT SALE PURCHASE | 8/27/2009 |
| Q: I EXECUTED A "SHORT SALE" REAL ESTATE PURCHASE AGREEMENT ON FEBRUARY 27, 2009 FOR A HOME IN ... A: There is no statute as to the maximum time limit that a lender has to approve the potential short ... | |
| Transaction agency and closing costs | 8/24/2009 |
| Q: FirstI'm located in Lakeland, FL and have my personal residence listed with a Realtor locally. A ... A: Woody, For the transaction brokerage: FL Statute Chapter 475.278 Authorized brokerage ... | |
| Transaction agency and closing costs | 8/23/2009 |
| Q: FirstI'm located in Lakeland, FL and have my personal residence listed with a Realtor locally. A ... A: Alan, First, you are not quite right. In the State of Florida the real estate brokerage regulations ... | |
| Florida real estate contracts | 8/23/2009 |
| Q: I am considering buying a second home in SW Florida and have reviewed the FAR/BAR contract. I was ... A: Woody, There is a third title search which is done when the deed is recorded. There could an ... | |
| Florida real estate contracts | 8/22/2009 |
| Q: I am considering buying a second home in SW Florida and have reviewed the FAR/BAR contract. I was ... A: Woody, You are correct that both the buyer and seller must agree in writing to extend the closing. ... | |
| Florida real estate contracts | 8/22/2009 |
| Q: I am considering buying a second home in SW Florida and have reviewed the FAR/BAR contract. I was ... A: I don't know if you are working with a real estate agent to accomplish your purchase. The agent ... | |
| Private loan | 8/21/2009 |
| Q: A colleague of my husbands offered to loan us 60K to buy a foreclosed piece of property. The ... A: I really can't give an answer, because, I don't know what is contained within the written contract. ... | |
| lease renewal | 8/17/2009 |
| Q: Rented home in Marion County with automatic 1 year renewal-advised by rental agent less than 60 days ... A: According to: Section 83.57, F.S. Termination of tenancy without a specific term - days of written ... | |
| security deposit return and no lease | 8/14/2009 |
| Q: When I moved out from a rental apartment, the realtor did the walk-through and said that the ... A: According to Florida law in regard to landlords and tenants. Section 83.49, F. S. "When you move ... | |
| homestead | 7/31/2009 |
| Q: I have been living in a mobile home that was left to a friend that doesen't want it. He signed it ... A: There are several issues involved with your situation. The first thing that comes to mind was the ... | |
| Exemptions | 7/30/2009 |
| Q: My fiance is buying a home in Cape Coral. He has recently became disabled. I can not find the ... A: Jo Ann, Thank you for your question. Your fiance maybe able to claim an exemption for his ... | |
| security deposit | 7/24/2009 |
| Q: If the apartment I rent is going on foreclosure and my landlord will file bankruptcy can he keep my ... A: Antony, Thank you for your question. Unfortunately, many individuals are in a similar situation as ... | |
| condo-doomsday | 7/21/2009 |
| Q: what happens to your condo if the complex goes bankrupt? A: Robert - as with any bankruptcy the federal court handles the affairs of the condo complex. You ... | |
| real estate attorney fee | 7/8/2009 |
| Q: I am considering buying a condo or house in southwest fl. for cash-what would a typical real estate ... A: Good morning Robert, Thank you for question. A real estate attorney's fees will be based upon the ... | |
| Short sale on investment property in Tampa, Fl | 6/4/2009 |
| Q: First time on this site so I'll try to do my best in explaining my situation and if there's ... A: I am sorry to hear of your situation, please understand that you are not the only one that has the ... | |
| florida homestead exemption | 5/3/2009 |
| Q: I own a condo, mortgage free, but cannot stay a full 6 months at a time there. if i put my son's ... A: Good morning Carla, Thank you for question. Here is a summary of the qualifications for obtaining ... | |
| Quit Claim Deed and Home Stead Exemption | 4/27/2009 |
| Q: I currently own a house with my brother with no morgage. Now, I decide to move out and buy a new ... A: Good morning Kim, Thank you for your question. There are different deeds to a property and they ... | |
| The Housing for Older Persons Act of 1995 (HOPA) | 4/25/2009 |
| Q: The Housing for Older Persons Act of 1995 (HOPA) says that 80% of units must be occupied by at least ... A: Tim, Very few 55+ communities allow people under 55 to purchase in 55+ communities. In order to be ... | |
| adding a name to a deed | 4/18/2009 |
| Q: .my mother owns a house in fort lauderdale , Florida which is paid for in full and she would like to ... A: It sounds like what you and your Mother are looking for is a Life Estate. With the Life Estate your ... | |
| Divorce Settlement | 4/8/2009 |
| Q: My wife and I are divorcing, and I am willing to take the house on as a refinance in my name. Due to ... A: I would suggest that you use the one of the HUD approved Housing Counseling Agencies to discuss your ... | |
| HOMESTEAD EX. | 3/23/2009 |
| Q: I HAVE 2 QUESTIONS. IF YOUR MORTGAGE HAS BEEN PAID OFF ARE YOU STILL ENTITLED TO FILE HOMESTEAD ... A: If your mortgage has been paid off, you are still entitled to a homestead exemption if you make a ... | |
| Homestead Exemption | 3/12/2009 |
| Q: I'm in a pickle. In September 2008 my husband and I temporarily had to leave our permanent home in ... A: This might get you out of the pickle. You may file a late application for homestead exemption in ... | |
| condo misrepresentation | 3/11/2009 |
| Q: I need some advice as to what I can do in regard in this situation. I purchased a condo and was ... A: Condominiums in the State of Florida falls under the Division of Florida Condominiums, Timeshares ... | |
| Foreclosure, eviction, time frames | 3/8/2009 |
| Q: ..This question is on behalf of my neighbor/friend who does not have email access. She lives in ... A: I am sorry to hear about your neighbor/friend losing her home to foreclosure. I hear about these ... | |
| legal documentation | 3/6/2009 |
| Q: I recently received a signed contract from a buyer for cash on our house in Florida, while signing ... A: Joy, They are giving good advice. Sometimes when we do a good thing for someone else we receive a ... | |
| legal documentation | 3/5/2009 |
| Q: I recently received a signed contract from a buyer for cash on our house in Florida, while signing ... A: Joy, If I understand your answers, the buyers were to write a check upon the acceptance of the ... | |
| legal documentation | 3/4/2009 |
| Q: I recently received a signed contract from a buyer for cash on our house in Florida, while signing ... A: Good evening Joy, Before answering you question there are a couple of points that I need some ... | |
| condo rental agreement | 2/3/2009 |
| Q: I would like to know if a renter's social security number is required on condo vacation rental ... A: Dawn, When renting a property what the owner or rental agent is assessing if you are a reliable ... | |
| Buying a house | 1/28/2009 |
| Q: I'm in the process of buying a house but I am getting separated from my husband , the loan is on my ... A: Since you are in the process of purchasing a home and you might still be married when you close - I ... | |
| foreclosure/name removal from deed | 1/26/2009 |
| Q: Intended as a source of income for them after her death, my mother-in-law placed my husband and his ... A: There are a couple of things that need to be explored prior to the foreclosure. 1) Is your husband ... | |
| One-story versus Two-story premiums | 1/25/2009 |
| Q: Ginsburg, We're looking at homes in the Port Charlotte and North Port areas. My question is ... A: It is always best to obtain an answer to questions dealing with specific variations of valuations ... | |
| Cost basis of property | 1/16/2009 |
| Q: If my parents leave me their condo in their will, I realize the cost basis for me will be the market ... A: Based upon my personal issue with life estates for my Mother-in-law and parents the cost basis will ... | |
| property inheritance and SOH and homestead | 1/16/2009 |
| Q: If my parents put my name on their deed so that I automatically inherit their Florida condo (I do ... A: Rick, Here is a synopsis of the homestead law: Every person who owns a dwelling in the State of ... | |
| Seller Withdraws Listing during negotations | 1/11/2009 |
| Q: My realtor made an offer on a property on my behalf. The listing was on the market for 500 days! ... A: Yes, the seller can withdraw the listing for purposes of selling the property. The listing contract ... | |
| Lee County Deeds | 1/8/2009 |
| Q: We just bought a home in Fort Myers in December 2008. We want to apply for the homestead exemption, ... A: The recording of a deed can take anywhere between 4 to 6 weeks. In order to claim homestead ... | |
| Are wo year lease agreements legal in Florida | 1/8/2009 |
| Q: My husband, 2-year-old son, and I moved into a rental home Sept. 2008. With out going into details ... A: Many landlords will use the State of Florida Supreme Court approved lease for residential ... | |
| condo -renting | 1/4/2009 |
| Q: considering buying a condo in Bonita Springs concerned with privavcy and quiet looking in range of ... A: Robert, You should be able to find a condo with privacy and quiet in the price range you are ... | |
| real estate closing | 11/23/2008 |
| Q: My husband and I signed a separation agreeement that did not go thru the courts. He bought a home to ... A: Teri, First a point of clarification is needed. You stated your husband (separated from) purchased ... | |
| Quit claim deed | 11/5/2008 |
| Q: My husband and I own a home in Florida (bought in 2005) that is titled in both our names, (we were ... A: Good morning Etta, My recommendation in cases similar to your's is for individuals to discuss any ... | |
| Homestead Exemption - Quit Claim Deed | 10/22/2008 |
| Q: Ginsburg, My wife and I purchased her parents' home 10 yrs ago. In order to keep her parents' ... A: Jose, I would check with the title company you will be using to prepare the new deed, as well as ... | |
| Homestead Exemption - Quit Claim Deed | 10/22/2008 |
| Q: Ginsburg, My wife and I purchased her parents' home 10 yrs ago. In order to keep her parents' ... A: Sometimes questions of what could be of a simple nature often leads to other questions. Do you have ... | |
| Homestead application | 10/16/2008 |
| Q: I recently purchased a home in Ocala FL. We closed on June 5, 2008 but due to surgeries I wasn't ... A: First you would not be eligible for homestead in 2008. According to the law you have to own the ... | |
| Question regarding real estate deed | 9/24/2008 |
| Q: My boyfriends father received a home as an inheritance from his mother. He signed the deed as a ... A: I have seen where the named person on deed was a single or married individual when they were married ... | |
| Adding my Husband to my Deed | 9/23/2008 |
| Q: My husband and I married two years ago. I already owned a home and he was building one before we ... A: Good morning Kristine, I would strongly concur with you and you are very wise that you should go ... | |
| add name to deed | 9/21/2008 |
| Q: I have recently moved in with my elderly mother to help care for her. She wants to add my name to ... A: In your case you should use a local real estate attorney or title company to prepare the necessary ... | |
| Preparing a Warranty Deed | 9/15/2008 |
| Q: I am transferring ownership of my Florida timeshare. I live in Ohio and the Buyer lives in NC. I ... A: Stephanie, When buying or selling real estate it is always best to use an attorney that specializes ... | |
| TRANSFER OF OWNERSHIP | 9/11/2008 |
| Q: MYSELF AND TWO FRIENDS ARE FORMING A CORPORATION. WE ARE NEGOTIATING FOR AN NON-OWNER OCCUPIED ... A: Sean, There are many pro's and con's in the way you are going about this real estate transaction. ... | |
| Time share deed | 9/10/2008 |
| Q: I paid off the loan I have with a Wyndham timeshare in Orlando, Fla. The Resort has sent a letter ... A: Bill, Under Florida Statutes Chapter 721, there are two different types of timeshare plans: 1) A ... | |
| Florida Homestead exemption rules | 8/1/2008 |
| Q: We have just moved from our home and rented it. We have received Homestead exemption on our home ... A: You really don't have to do anything at this time, because abandonment of such homestead after ... | |
| Homeowner's Association | 7/25/2008 |
| Q: Ginsburg, I am the director of a HOA in Miami, FL. Our community consists of 24 units, of which 6 ... A: Your question is a difficult one to answer since there are various condominium documents associated ... | |
| Canquit claim be reversed? | 7/23/2008 |
| Q: My Mom is now estranged from her former live in partner. When things were going well he talked her ... A: Carlson, Thank you for your question. Sorry to hear that your Mother is having such a difficult at ... | |
| homestead exemption | 7/23/2008 |
| Q: In February of this year, we bought a house in Calhoun County, FL, with the expectation of moving in ... A: The Florida Homestead exemption applies to the residence where you own and living in on January 1st. ... | |
| Homeowner's Association | 7/19/2008 |
| Q: Ginsburg, I am the director of a HOA in Miami, FL. Our community consists of 24 units, of which 6 ... A: Having previously served on the Board of Directors for a condominium many years ago, we did find ... | |
| homestead exemption | 7/11/2008 |
| Q: The house that my husband and I currently call home, was originally my mother's house. She recently ... A: There are several factors that are coming into effect this year for homesteaded properties which ... | |
| Correcting a Quit Claim Deed | 7/11/2008 |
| Q: Am 71 years old,& Made a Revocable Trust,via a Quicken disk,& Filed a Quick Claim Deed,here in Palm ... A: What you are going to have to do in this situation is go to a title company or real estate attorney ... | |
| homestead exemption | 7/10/2008 |
| Q: The house that my husband and I currently call home, was originally my mother's house. She recently ... A: If your Mother passed away after January 1, 2008, the home will still have the homestead exemption ... | |
| Adding name to property | 7/10/2008 |
| Q: I purchased a home last year with my boyfriend. Although we are in a committed relationship and are ... A: Good morning Anne, You can be added to the deed with the permission of the lender(s) via a warranty ... | |
| real estate | 7/7/2008 |
| Q: I have a mortgage of 99k. It is not a house, it is just land worth 6k (long story). What would ... A: In today's real estate and credit environment, whatever action you decide to do will have an adverse ... | |
| Adding a name to a deed with mortgage on it while out of country | 6/28/2008 |
| Q: I would appreciate it very much if you could help me with this question. I have a mortgage on a ... A: Sorry for the delay in responding to your question - however my e-mail server was down for a few ... | |
| Hurricane Insurance | 6/23/2008 |
| Q: I'm moving to FL from Las Vegas and I would like to know more about hurricane insurance. I plan to ... A: Good morning Stephen, The typical condominium association insures the building, so hazard insurance ... | |
| short sale approved by bank, but up for sale again | 6/19/2008 |
| Q: My husband & I signed a contract with a seller for a Ft Myers property on April 4, and have since ... A: Potential short sales are a very difficult area within the real estate market not only for the ... | |
| deed/title | 5/27/2008 |
| Q: my husband and i have always kept our stuff separate. he has great credit, i have bad. he just ... A: Here is the exact quote from the State of Florida website regarding homestead exemption - "Every ... | |
| TITLE/DEED INFO | 5/24/2008 |
| Q: MY DIVORCE WILL BE FINALIZED ON 7-11-08. I AM PURCHASING A CONDO BY MYSELF. THE MORTGAGE IS IN MY ... A: The more information you furnish and questions you ask - gives rise to more concerns for you. No ... | |
| TITLE/DEED INFO | 5/24/2008 |
| Q: MY DIVORCE WILL BE FINALIZED ON 7-11-08. I AM PURCHASING A CONDO BY MYSELF. THE MORTGAGE IS IN MY ... A: The handling of real estate during a divorce has major pitfalls, which should be addressed and ... | |
| Lost Job | 5/20/2008 |
| Q: My wife and I have signed a two lease for a house here in Duvall county. That was May 2007. Last ... A: According to Florida Statutes real estate agents are permitted to only use the Florida Supreme Court ... | |
| protection of vacant property in florida | 5/3/2008 |
| Q: My husband and I own properties in florida and I was wondering if a creditor with a judgemnt against ... A: A creditor of either spouse may seize the interest the debtor spouse holds in joint tenant property. ... | |
| Short sale | 4/29/2008 |
| Q: I am a home owner in Florida, current on both loans at this time, Not for long. Does it make sense ... A: Good morning Dave, Many homeowners are looking at a possible short sale to cure their financial ... | |
| Lease Agreement | 4/28/2008 |
| Q: I have a tenant in an apartment in Miami Beach. He signed a lease agreement for 1-year but he wants ... A: Within the lease agreement, there is a clause which may or may not address the continuation of the ... | |
| Question about validity of two year lease | 4/28/2008 |
| Q: My wife and I entered into a two year lease agreement in July of 2006, to run until July 31, 2008 ... A: It is possible that the owner of the property did sign a copy of the lease, which you did not ... | |
| Invalid Lease, Threat to evict | 4/25/2008 |
| Q: I signed a one-year lease in Miami Beach for a unit in an 10-unit complex in November 2007. Recently ... A: Sorry to hear about your difficulties. During these difficult times in real estate I do hear about ... | |
| Quit Claim Deed | 4/25/2008 |
| Q: I have been asked by the buyer of my property to sign and notarize a quit claim deed prior to ... A: Yes, they can use the document for recording purposes without paying you. You should be using a ... | |
| Florida foreclosure | 4/18/2008 |
| Q: Due to a combination of divorce and a significant ARM interest hike, I an not able to stay current ... A: Larry, After the property is auctioned at the Sarasota County Courthouse, the new owner will serve ... | |
| Term of lease | 4/8/2008 |
| Q: I am thinking of offering my tenants a 2 year lease. Is this permitted in Florida? If they accept, ... A: As the owner of the property you are free to draw up a lease for any time period and impose any ... | |
| adding a name to a deed | 3/27/2008 |
| Q: My mother recenlty bought a house in Parrish, FL. She is married but bought the house with her own ... A: What you have to check is if the deed is recorded in both names, this can be checked with the ... | |
| Deeds | 3/24/2008 |
| Q: What is the difference between quitclaim deed and a warranty deed. Which one is safer? A: A quitclaim deed is a term used in property law to describe a document by which a person (the ... | |
| Deed/Title Change to Timeshare Week | 3/5/2008 |
| Q: My soon-to-be ex-husband and I purchased a Timeshare at Vistana in Orlando in 1993. There is no ... A: Easley, The attorney handling your divorce, if a Florida attorney, should handle the transfer of ... | |
| follow up on Francesca's question | 2/22/2008 |
| Q: So you state, sale does not break lease. I know that for Section 8 residences this is true, however ... A: Yes, if you look at the State of Florida Supreme Court Approved lease used commonly by real estate ... | |
| Real Estate transfer when one dies | 2/21/2008 |
| Q: I have a customer who owns property with his spouse in Florida. His spouse died in 2000. Which form ... A: Heather - no additional suggestions. I seen too many people try to transfer title in these ... | |
| Real Estate transfer when one dies | 2/21/2008 |
| Q: I have a customer who owns property with his spouse in Florida. His spouse died in 2000. Which form ... A: First there needs to be made a determination if the property was a homestead or not. Second, after ... | |
| Lease violation | 2/5/2008 |
| Q: We are renting a home in Lee County, Florida. We recently learned the Landlord has a second home ... A: Francesca, Thank you for your question. An interesting item you noted was that the home is being ... | |
| Transfer of ownership | 2/4/2008 |
| Q: Glenn, If I want to transfer the ownership of my house to my significant other do I just complete a ... A: First, if you have a loan or mortgage on the property, in order to transfer ownership you will need ... | |
| quitclaim deed | 2/4/2008 |
| Q: My husband and I own a house in palm beach county. For the past 4 years the mortgage has been in his ... A: If you name is on the deed to your present home, there will be a record in the Palm Beach County ... | |
| Sellers and Seller's agents | 1/30/2008 |
| Q: We recently terminated a purchase contract for the sale of residential property in Naples due to the ... A: The first question that arises in this situation is - did you use a real estate agent in this ... | |
| Save Our Homes | 1/27/2008 |
| Q: Can I add my 18 year old daughter to the title to our home, owned free and clear and currently ... A: You may add your daughter to the title of your home. I have some other thoughts later in this ... | |
| Title question | 1/24/2008 |
| Q: I am the sole owner of an investment property in Daytona. I have a still have a mortgage on this ... A: First, if you have a mortgage on the property in Daytona, you need to speak with your lender about ... | |
| Title Transfer | 1/16/2008 |
| Q: My mother in law owns a residential condominium and is interested in adding her two daughters to the ... A: Since August 15th, the date when the subprime mortgage market crashed, many things have changed as ... | |
| homestead exemption | 1/10/2008 |
| Q: We have lived here in Florida for 4 years, having purchased a home in 2003. Call us stupid, but we ... A: Sorry to hear that you did not realize Florida has a homestead exemption, as well as, the "Save Our ... | |
| Homeowners Insurance on Leased Property | 1/9/2008 |
| Q: Due to the downturn in the real estate market I have decided to lease my home in Jacksonville. I am ... A: The best advice is to inform your insurance company about the home Jacksonville being leased. ... | |
| my deed | 12/25/2007 |
| Q: i have a 19 year old son i want to add him to the deed of the house. my husband does not want to ... A: Happy Holidays Maggie, To add your son to the deed of the house both you and your husband, if both ... | |
| adding name to deed or transfer by quit claim | 11/29/2007 |
| Q: Planned on quit claim for a lot I own, worth about 25K, to my nephew, since I cannot afford the ... A: The first thing that I would do is get a market analysis of the lot to determine its value. With ... | |
| How should a married couple's names be listed on their warranty deed? | 11/28/2007 |
| Q: The deed we received when my wife and I purchased our home lists us simply as "husband and Wife". ... A: The recording of the deed list both yourself and your wife as "husband and wife" is the same as ... | |
| Agents Commission | 11/27/2007 |
| Q: I am working for a broker that in the past has not paid agents for there closings. I have a large ... A: As an independent contractor with a real estate broker you should have an agreement or contract ... | |
| Homestead Exemption with a Quit Claim deed? | 10/18/2007 |
| Q: I own my own townhouse in SW Miami and I bought it using a Florida Corporation name that I own. For ... A: If I understand what you are saying you planning to do a refinance shortly. If this is correct, ... | |
| Homestead Exemption with a Quit Claim deed? | 10/18/2007 |
| Q: I own my own townhouse in SW Miami and I bought it using a Florida Corporation name that I own. For ... A: As the owner of the property on the recorded Quit Claim Deed, you can file for homestead exemption ... | |
| renting a townhome | 10/12/2007 |
| Q: My wife and I are renting a townhome in Tampa. We signed a one year lease in May of this year, so ... A: I am sorry to hear that after living in the townhome for a little over 4 months, you are faced with ... | |
| Adding name on deed for homestead | 10/11/2007 |
| Q: My parents own a townhouse in Miami. I just got married and I have been living in the townhouse, ... A: Because the property is paid, your parents can add you to the deed using a Quit Claim deed and ... | |
| eviction in Miami | 10/10/2007 |
| Q: How long does it take to get someone evicted? If someone was to Quit Claim a property how does one ... A: If I were you, I would do one of two things - have a heart to heart meeting with the lawyer and ask ... | |
| listing contract | 10/7/2007 |
| Q: My home was listed for sale with a large area realtor for the last two years. The contract ... A: Good evening Bill, Thank you for your question. The wording in some listing contracts is very ... | |
| eviction in Miami | 10/7/2007 |
| Q: How long does it take to get someone evicted? If someone was to Quit Claim a property how does one ... A: Before eviction can take place you must prove to the local court that the tenant has violated the ... | |
| HOUSE - AUCTION | 8/27/2007 |
| Q: I found an ad for a house auction - NOT FORCLOSURE RELATED - the ad read 199500 or best reasonable ... A: Prior to making a bid on a property there are some information that you might have received ... | |
| real estate purchase | 8/18/2007 |
| Q: I am new to Florida and was wondering can I purchase a home without my Husband. We separated three ... A: Good morning Patricia, Thank you for your question. Yes, you can purchase a home in Florida. Even ... | |
| home owners insurance | 8/8/2007 |
| Q: 1 does a homeowners insurance cover an empty house,listed with a realtor for sale.What happens in a ... A: Good morning Bart, Thank you for your questions on homeowners insurance. First, if you have a ... | |
| My agent won't attend closing | 8/6/2007 |
| Q: I have spent the past 8 months with a realtor that I disliked. We did not see eye-to-eye on things. ... A: The vast majority of real estate agents do in fact attend closings, because issues could come up at ... | |
| Homestead exemption. | 6/22/2007 |
| Q: Can I apply for homestead exemption on my residential rental property. That is my first and only ... A: Below is all the information to determine you are eligible for homestead exemption, when and where ... | |
| Adding a name to a Deed | 6/13/2007 |
| Q: My mother recently passed away and my father isn't in the best health and wants to add my name to ... A: By adding a name to the deed would not change the assessed value of the property. Before moving ... | |
| Foreclosures | 6/8/2007 |
| Q: My relative has recently gone through an unforeseen medical circumstance where he is now ... A: Brenda, If you relative receives any type of public assistance (Medicaid) to cover his medical ... | |
| Landlord breaking a lease | 5/15/2007 |
| Q: We have a 1 year lease and our landlord asked us if we wanted to buy the house. We said no we aren't ... A: Based upon what you have written there appears to a written lease between yourselves and your ... | |
| Mobile Home | 4/28/2007 |
| Q: This may not even be a Real Estate question....but how can an interested buyer check for liens ... A: There are two ways to check for any liens - first, you would have to do a public records search at ... | |
Glenn Ginsburg
Top Expert on this page
Expertise
Answers general questions about residential real estate in Florida. More specific answers for the southwest area of Florida - Naples, Bonita Springs, and Estero Florida - Collier and Lee Counties. Will not answer any questions about commercial real estate or business brokerage.
Experience
I have held a Florida real estate license since 1995 and Florida mortgage broker license since 1996. I have specializes in the residential real estate market as a full-time REALTOR since 1996. Currently a member of the Legal Resources Committee of the Naples Area Board of Realtors.
Organizations
Naples Area Board of Realtors, Lake Placid Board of Realtors, Florida Association of Realtors, National Association of Realtors
Publications
Have been interviewed by the local NBC, ABC, and FOX affiliates about correcting erroneous information on credit reports, local real estate market conditions, and foreclosures. Glenn authors Naples Real Estate Blog
Education/Credentials
Bachelor of Science Degree in Accounting from Bentley College, Waltham, Mass.
Post graduate courses at Nova University.
Awards and Honors
2007 Best in Client Satisfaction - Real Estate Agent by Gulfshore Magazine.
2006 Best in Client Satisfaction - Real Estate Agent by Gulfshore Magazine.
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