A refinance is fundamentally different from a purchase. The owner has not changed, the prior title was already vetted, and a full 30+ year search would just repeat work that has been done. What the new lender actually needs is a title update — sometimes called a search refresh or title bring-down — that verifies current ownership and identifies anything that has been recorded against the property since the prior policy was issued.
Atlantic Title Firm runs title updates on Florida refinances in all 67 Florida counties every week. Most come back within 48 hours, often within 24 for rush rate-lock situations. The update covers everything the lender needs and nothing more — keeping refinance closing costs reasonable and your closing date on track.
48hr
Standard Update Turnaround
24hr
Rush Available
67
FL Counties
7-14
Days to Close Refinance
What the Update Covers
Everything That's Changed Since Last Time
Ownership Verification
We confirm current legal owner of record matches the borrower on the loan application — and flag any divorce, probate, or trust transfers that may need curative work.
New Mortgages & HELOCs
We identify any mortgages, home equity lines, or refinances recorded since the prior title work — confirming what needs to be paid off at closing.
Judgment & Tax Liens
Federal tax liens, state tax liens, money judgments, child support liens, and other recorded encumbrances that would jeopardize first-lien position.
HOA & Code Liens
Unpaid HOA dues, special assessments, and municipal code enforcement liens — all common in Florida and all curable before closing.
Property Tax Status
We verify all property taxes are current and identify any delinquency that must be brought current at closing per the lender's requirements.
New Lender's Title Policy
Once the update is clean, we issue the new lender's title insurance policy reflecting the new mortgage and protecting the lender's lien position.
The Issue That Catches Everyone
Unreleased Mortgages: The Most Common Refinance Find
In our experience, the single most common title issue uncovered on a Florida refinance update is an unreleased mortgage — a loan that was paid off years ago, but where the lender never recorded the satisfaction. The mortgage is satisfied as a matter of contract, but the public record still shows it as an active lien against the property. The new lender will not fund until that lien is released.
This sounds simple, but in practice it can take days or weeks to resolve, especially when the prior lender has been acquired, gone out of business, or moved to a different servicer. Atlantic Title Firm works these cures in parallel with the lender's underwriting timeline — calling the prior servicer, obtaining the missing satisfaction, recording it ourselves if necessary — so the issue does not delay your closing.
Our Process
How a Title Update Runs
1
Order Received
Lender or borrower sends the property address and prior title policy (if available). We open the file the same day.
2
Records Search
We search county records since the prior policy effective date, plus tax and judgment indices.
3
Commitment Issued
48-hour title commitment to the lender, naming them as the new proposed insured and listing any cure requirements.
4
Cure & Close
We clear any issues in parallel with loan underwriting, then issue the final lender's title policy at closing.
Common Questions
Title Update FAQ
What is a title update on a refinance?
A title update — sometimes called a title search refresh or title bring-down — is a focused title search that verifies current ownership and identifies any new liens, judgments, or encumbrances that have been recorded against the property since the most recent title policy was issued. It is the standard title work for a Florida refinance, because the owner has not changed.
Do I need a full title search again to refinance?
In most Florida refinances, no. If a prior owner's or lender's title policy exists, a title update is sufficient. The update verifies ownership, scans for new recordings since the prior policy's effective date, and confirms the current property tax status. Atlantic Title Firm runs full searches only when a prior policy is unavailable, the prior policy is very old, or the lender specifically requires it.
How long does a Florida title update take?
Most title updates in all 67 Florida counties are completed within 48 hours. Rush updates are often available within 24 hours for time-sensitive rate locks.
What does a title update look for?
We look for: any new mortgages, HELOCs, or refinances recorded after the prior policy, new judgment liens, mechanic's liens, federal or state tax liens, code enforcement liens, child support liens, divorce or probate filings affecting ownership, HOA dues delinquency, and current real estate tax status. Anything that would impair the new lender's first-lien position is flagged for cure.
Will the lender accept an existing owner's title policy?
The owner's title policy stays in effect after refinance — it does not need to be re-issued. However, the new lender will require its own new lender's title insurance policy reflecting the new mortgage. We issue the new lender's policy as part of the refinance closing.
What happens if the title update finds a problem?
We surface the issue immediately and work the cure: contacting prior lenders for missing satisfactions, negotiating with creditors for lien releases, coordinating with the borrower on judgments or tax debts. Most title issues found on update can be cleared in parallel with the lender's underwriting timeline so the refinance stays on track.
