In Florida, a legitimate title company should be properly licensed, registered, insured, and traceable through state databases. Here’s the best way to verify one before a transaction:

1. Verify the Title Agency License

Florida title agencies and title insurance agents are regulated through the Florida Department of Financial Services (DFS).

Use the official Florida license lookup here:

Florida Licensee Search

Search by:

• Agency name

• Individual title agent

• License number

You want to confirm:

• License status = Valid

• The agency exists under the exact business name

• There is an assigned “Agent in Charge” (AIC), which Florida requires (FLDFS)

2. Verify the Underwriter

Most title companies are agents for larger title insurance underwriters such as:

• First American Title

• Old Republic National Title Insurance Company

• Fidelity National Title

• Chicago Title Insurance Company

Ask:

“Who is your title insurance underwriter?”

Then verify that underwriter is authorized in Florida using:

Florida Office of Insurance Regulation Company Search

A legitimate title agency should willingly disclose their underwriter.

3. Check Sunbiz Registration

Every legitimate Florida business should be registered with the state.

Use:
Florida Sunbiz Business Search

Verify:

• Business is Active

• Correct legal name

• Registered agent

• Business address matches what they are telling you

Be cautious if:

• The company was just formed recently

• Addresses do not match

• Officers are hidden or inconsistent

4. Confirm Physical Presence

A real title company should have:

• A real office

• Business phone number

• Professional email domain

• Secure wire procedures

Red flags:

• Only Gmail/Yahoo emails

• Pressure to wire quickly

• Sudden wire instruction changes

• No physical office

• Refusal to allow in-person closing

Wire fraud is a major issue in Florida real estate closings.

5. Check Reviews and Complaints

Search:

• Google reviews

• Better Business Bureau

• CFPB complaints

• Local Realtor feedback

A few bad reviews are normal. Major concerns are:

• Missing escrow funds

• Delayed payoffs

• Wire fraud complaints

• Unreturned calls during closings

6. Verify Errors & Omissions Insurance

Professional title agencies typically carry:

• Errors & Omissions (E&O) insurance

• Fidelity bond coverage

Florida strongly emphasizes compliance standards for title agencies. (FLDFS)

You can ask directly:

“Do you carry E&O and cyber/wire fraud coverage?”

Legitimate companies generally answer comfortably.

7. Ask Realtors and Lenders

Experienced:

• Realtors

• Mortgage lenders

• Real estate attorneys

usually know which title companies consistently close transactions properly.

In Florida, reputation matters heavily because escrow handling and payoff coordination are critical.

Major Red Flags

Avoid title companies that:

• Cannot be found in Florida DFS lookup

• Refuse to disclose underwriter

• Change wire instructions by email

• Have no secure portal

• Want funds sent to a personal account

• Have frequent unresolved escrow complaints

• Use high-pressure tactics

Fastest “5-Minute” Verification Checklist

Before sending escrow money:

1. Search DFS license lookup

2. Search Sunbiz

3. Verify underwriter

4. Call office from public number

5. Independently verify wire instructions by phone

That combination catches most fraudulent or questionable operations.