We recently handled a $1.2M residential purchase in South Florida for a foreign national client. It was a cash deal with strong buyer motivation and a cooperative seller—on paper, a relatively seamless transaction.
But anyone who has worked with international buyers at this level knows: deals over $1 million tend to invite heightened underwriting scrutiny, especially when documents originate abroad.
The issue?
While the buyer had already signed and notarized their closing documents in their home country, we anticipated that the format of those documents—and the method of notarization—might not meet U.S. title standards. We also knew the underwriter would likely request enhanced documentation due to the buyer’s foreign status and the value of the property.
Because we anticipated this early, the buyer never had to re-sign or re-notarize.
We had already confirmed with the underwriter what would be acceptable weeks in advance, reviewed jurisdictional requirements, and prepared the correct language and formatting before anything was executed. That foresight avoided unnecessary delays and stress, and allowed the closing to proceed exactly as planned.
Ultimately, we closed on time. Here’s how we made it happen:
- Timing
We began coordinating with the underwriter before the final contract was even signed. By front-loading our compliance and document checks, we ensured there were no last-minute surprises. This is especially critical in international transactions, where logistics—like scheduling embassy appointments or coordinating translators—can add unexpected delays. - Communication
Every party in the transaction—agent, buyer, underwriter, and closing team—was kept in the loop with frequent, clear updates. We provided bilingual communication to the buyer and their advisors, clarified what to expect during each step, and managed expectations on both sides of the transaction. This transparency kept the deal moving, even across different time zones. - Strategic Legal Oversight
Our legal team worked directly with the underwriter to review every required detail before documents were sent out. We structured the package so that nothing would be rejected later, navigating jurisdiction-specific notarial procedures and ensuring compliance from day one.
We didn’t just get lucky—this was the result of deliberate planning and process.
At Title X, we’ve built our entire practice around anticipating challenges and removing friction—especially for international buyers who often face invisible barriers in the U.S. real estate system.
We believe great customer service isn’t just about being responsive; it’s about providing clarity, reducing stress, and offering insight that protects your transaction before problems arise. The details we focus on behind the scenes—the language in a notary block, the timing of a wire, the expectations of a U.S. underwriter—can quietly make or break a deal.
We remain committed to supporting you and your clients with clarity, foresight, and the kind of behind-the-scenes diligence that keeps deals on track—even the complex ones.
— Title X & Escrow
Attorney-Owned. Market-Savvy. Here to Stay.
Working with an international buyer (or selling to one) and want a closing team that anticipates underwriting and document issues before they surface? Contact Title X & Escrow: https://titlexescrow.com/contact-us/
