Buying in Miami from abroad does not have to mean hopping on a plane. If you are an international buyer or a frequent traveler, you can complete your entire Florida purchase from wherever you are. With the right title company, secure technology, and a clear plan, you can inspect, sign, fund, and get keys without stepping into a closing room. In this guide, you will learn the exact steps, timing, and safeguards that make remote closings work in Miami and across Miami-Dade County. Let’s dive in.
Why remote closings work in Florida
Florida recognizes secure electronic signatures and remote online notarization when completed through compliant platforms. That means you can sign most documents electronically and finalize notarized documents through a live audio-video session with an approved online notary.
In Miami, title companies act as the hub. They coordinate the title search, escrow, eSigning, remote notarization, recording with the county, and final disbursement. For remote buyers, the title team also manages wire instructions, closing figures, and key-release logistics.
Miami-Dade County offers electronic recording for many documents. eRecording helps speed up post-closing steps, though timing can vary by document type and county workload.
You should also expect standard compliance checks. Title companies and banks perform know-your-customer screening, verify the source of funds, and run sanctions checks. International wires may face extra due diligence and hold times, so plan your timeline with those steps in mind.
Your step-by-step remote closing timeline
Every deal is unique, but most remote purchases follow a predictable path. Condo transactions and financed purchases often need more time.
1) Pre-offer preparation
- Choose a buyer’s agent and a Miami title company that handles remote closings and international clients.
- Prepare proof of funds or pre-approval if you will finance. If you will have U.S. tax reporting needs, look into obtaining an ITIN.
- Confirm with your bank how international wires work, cutoff times, and any documentation required for large transfers.
2) Offer, acceptance, and deposit
- You and the seller can execute the offer electronically.
- Wire your earnest money to the title company’s escrow account after you verify instructions by phone. The title team opens the file and orders the title search.
3) Inspection and due diligence
- Hire a local inspector. You can join by phone or live video if you prefer.
- For condos and HOAs, request association documents and estoppel certificates right away. These items can take 1 to 3 weeks or more.
- If you are financing, the lender orders the appraisal and starts underwriting. Foreign national loans may require additional documentation and a larger down payment.
4) Title review and survey
- The title company issues a title commitment that outlines coverage and exceptions. You or your counsel review and request fixes if needed.
- If a survey is required, the title team orders it and addresses any encroachments or easements.
5) Closing documents and notarization
- The title company prepares closing documents and sends them through a secure eSign platform.
- Documents that require notarization are completed through a Florida-compliant remote online notarization session. Have your passport and a stable internet connection ready.
- The title team finalizes figures and provides wired funds instructions.
6) Wire closing funds
- Wire closing funds to the title company escrow per verified instructions. Confirm by phone using a known phone number from the title company’s official materials.
- International wires may face bank holds. Account for time zones and bank cutoff times to avoid delays.
7) Recording and disbursement
- The title company records your deed, and your mortgage if applicable, with Miami-Dade County. eRecording speed depends on document type and county volume.
- Once funds clear and recording occurs, the title company disburses funds to the appropriate parties.
8) Keys and occupancy
- After recording and fund clearance, you receive access via couriered keys, a property manager, or a lockbox or smart lock code. Your agent can coordinate code changes or entry arrangements as part of your key plan.
Miami condo and HOA checkpoints
Condominiums are common in Miami and can add steps and time:
- Request association documents, estoppel certificates, and any required questionnaires as soon as you go under contract.
- Some associations require buyer approval. Build the approval timeline into your closing date.
- Review rental rules, parking and storage policies, building financials, and hurricane-related requirements like shutters and deductibles.
These items often drive the timeline. Starting early reduces the risk of last-minute delays.
Funding, identity, and compliance essentials
Remote notarization uses multi-factor identity checks. Be ready to show a valid passport, answer verification questions, and complete a live video session with the online notary. Test your camera and audio and schedule a session time that works across time zones.
If you cannot complete RON, you can explore a limited power of attorney that meets Florida requirements. Some title companies will accept a POA executed and notarized abroad, often with an apostille or consularization, or you can plan a short in-person closing.
For funds, always wire to the title company escrow account. Expect to confirm wiring instructions over the phone and to provide documentation about the source of funds. If you are wiring from a business entity, prepare beneficial ownership details. Sanctions or name screening can add time, so share complete and accurate information early.
If currency conversion is involved, many buyers convert to USD before sending the wire to avoid last-minute exchange risk. Ask your bank about conversion timing and fees.
Financing for foreign nationals
Financing options exist for nonresident buyers, but they work a bit differently. Lenders commonly require larger down payments, often in the 25 to 40 percent range, and more documentation from international sources. Underwriting, appraisal scheduling, and clearing conditions can extend the overall timeline. Choose a lender that routinely serves international clients to streamline the process.
If you will have U.S. tax reporting needs, consider applying for an ITIN. This can support financing or future reporting if you will hold the home as a rental or anticipate future U.S. filings.
Insurance and risk in Miami
If the property is in a Special Flood Hazard Area, flood insurance is typically required by lenders. Flood insurance markets in Florida can change quickly, so start your insurance quotes early.
Windstorm or hurricane coverage is also a focus. Carriers may require specific wind mitigation features. For condos, review the master policy and deductibles, and confirm how they affect unit owners.
Insurance procurement can add time, especially for coastal properties. Build this into your closing plan.
Security best practices to prevent wire fraud
Wire fraud is a known risk in real estate transactions. Protect yourself with a few strict habits:
- Never rely on emailed wiring instructions without a phone call to verify using a known number.
- Be extra cautious about last-minute changes to instructions. Always confirm by voice before sending funds.
- Use multi-factor authentication on your email and document portals.
- Request written confirmation from the title company when funds are received and once recording is complete before releasing any keys.
What to expect on timing
- Cash purchase of a single-family home with no association: as fast as 10 to 21 days when RON and eRecording are available and all parties are ready.
- Condo purchase or financed purchase by a nonresident: 30 to 90 days is common due to association documents and lender underwriting.
- International wire arrival and clearance: plan for 2 to 5 business days for large transfers, depending on banks and any additional checks.
Remote closing checklist
Use this concise list to stay on track:
- Choose a Miami title company skilled in international remote closings.
- Gather a valid passport, proof of funds, and wire origin documents. Start ITIN if needed.
- Decide on RON, POA, or in-person signing. Schedule your RON session in advance.
- Order inspections and join by video if you want. Request condo estoppels and docs immediately.
- Verify wiring instructions by phone. Initiate your wire early to meet closing and recording deadlines.
- Finalize your access plan for keys or smart lock codes and confirm key-release conditions with the title company and your agent.
How Innovatio streamlines your Miami remote purchase
You want a closing process that is precise, secure, and efficient. Innovatio Realty Group is a boutique advisory built for that standard. Led by broker-founder Katerina Bucciarelli, our team delivers a paperless, tech-enabled workflow, tight coordination with RON-ready title partners, and concierge-level management of every step from offer to key handoff.
- Strategy-first buyer representation with deep Miami market insight across Coral Gables, Miami Beach, Sunny Isles, Fisher Island, Key Biscayne, and Pinecrest.
- Seamless digital execution that fits your schedule, including eSign, remote notarization coordination, and secure document exchange.
- Vendor curation tailored to international buyers: title companies with strong wire protocols, lenders experienced in foreign national loans, and insurance partners versed in coastal risk.
- Practical access solutions after closing, from smart lock setup to property manager introductions, so your home is ready on day one.
Ready to buy from abroad?
If you are considering a Miami purchase from overseas, you can close confidently with the right plan and team. Let’s map your timeline, align the right title and lender partners, and set your wire and RON steps in motion. Schedule a private Real Estate Strategy Session with Katerina Bucciarelli.
FAQs
Can I complete notarization online for a Miami purchase?
- Yes. Florida allows remote online notarization through compliant platforms, which lets you finalize required documents by secure audio-video session with a qualified online notary.
How do I wire funds safely to a Miami title company?
- Call the title company using a known phone number to confirm wiring instructions, be wary of last-minute changes, use multi-factor authentication on email, and initiate wires early to allow for bank holds.
What causes the most delays in Miami condo closings?
- Association documents and estoppel certificates often take 1 to 3 weeks or more, and board approvals can add additional time. Request everything immediately after going under contract.
What if the remote notary identity check fails?
- Make sure your passport is valid, your internet connection is stable, and your camera works. If needed, consider a Florida-compliant limited power of attorney or plan an in-person signing.
When do I receive keys if I am overseas?
- After funds clear and recording is confirmed, the title company and your agent coordinate key delivery via courier, property manager, or secure lock or smart lock access.
