At KEW Legal®, we handle Miami commercial real estate cases. For 10+ years, we have lined up title, entity, and closing work in days when the deal clock is running. Our record includes the $412 million refinance of the JW Marriott Miami Turnberry (August 2022). Prior results do not guarantee a similar outcome.
Commercial real estate counsel covers the legal side of buying, leasing, and financing business property such as retail and office buildings, including the purchase agreement, the title commitment, and the loan documents. We also handle broader real estate matters.
Miami, Coral Gables, Sunny Isles Beach, and Miami-Dade County each run separate zoning and code processes. We spot those issues early and propose a workable path to closing.
Why Choose KEW Legal® In Miami
Business and Real Estate Counsel Under One Roof
Entity setup, the operating agreement (the document that sets who controls the LLC), title review, and closing stay with one firm.
Practical Answers That Keep the Deal Moving
When title, survey, or estoppel review turns up a problem, we propose a workable path to closing instead of a list of risks.
Fast Responses on Deadline Days
Due diligence periods and lender conditions run on days, not weeks. You get prompt updates and a short list of what to send.
Admitted in Florida, New York, and Washington, D.C.
Three bar admissions and 10+ years in practice.
Named Bad Ass Woman of the Year, Law Category (2023)
Awarded to founder Kristina E. Wilson.
What People Say About KEW Legal®
“The team is responsive, proactive, and incredibly organized. They communicate clearly and stay ahead of every detail.” Danielle D.
“Great experience, good communication, prompt action.” Raul S.
“As fellow legal professionals, we have consistently referred clients to KEW Legal and have been thoroughly impressed with their service.” Igor H.
“KEW Legal has been our primary business Law Firm for the past several years. They’ve been phenomenal.”, Robinson
How Do Flood Zones And Hurricane Risk Affect A Commercial Real Estate Purchase In Miami-Dade?
Flood zone and wind exposure set your insurance cost and your lender’s loan conditions. During due diligence we review the FEMA flood map designation (AE or coastal VE), the elevation certificate, and the building’s storm damage history, which leaves room to renegotiate or walk away.
Two rules matter most:
- Lenders require flood coverage in a Special Flood Hazard Area, and the NFIP caps commercial building coverage at $500,000.
- FEMA’s substantial improvement rule can force elevation or flood-proofing once renovation costs reach 50% of market value.
After closing, a refinance brings new insurance conditions, and a tenant who stops paying after a storm raises the question of how a defaulting tenant is removed.
Our Commercial Real Estate Services For Miami Clients
We handle commercial real estate law for Miami buyers and investors from LOI through closing.
- Commercial purchase agreements
- Title and survey review
- Due diligence coordination
- Commercial lease negotiation
- Commercial loan documents
- Refinancing closings
- Zoning and land use review
- Acquisition entity structuring
- Estoppels and SNDAs
- Sale-leaseback transactions
Get Trusted Legal Support Today
For straightforward legal advice and representation, contact KEW Legal®. Call (305) 990-2300 to schedule your consultation.
Can A Foreign Investor Buy Commercial Real Estate In Miami, And What Legal Issues Come Up?
Yes. Florida has no blanket bar on foreign ownership of commercial property.
Most foreign buyers take title through an LLC, which shapes liability, lender approval, and privacy. If the seller is foreign, FIRPTA, a federal tax rule, requires withholding at closing. Lenders and title agents also ask for source-of-funds documents early.
Florida’s 2023 law, SB 264, limits purchases by certain foreign principals from designated countries, mainly near military bases and critical infrastructure. Courts are still reviewing parts of it, so we check the current rules against your parcel.
Miami-Dade buildings must be recertified at 40 years and every 10 years after that. Under Article VII, Section 4(g) of the Florida Constitution, annual assessed-value increases on non-homestead property are capped at 10%. If the seller wants to stay on as a tenant, review how a leaseback deal is structured before the LOI is final.
What Is Title Insurance, And What Kinds Of Problems Can Turn Up In A Miami Commercial Title Search?
A title search reviews public records for the property’s ownership history and any claims against it. Title insurance protects you and your lender against covered defects, including ones that surface after closing. The problems first show up in the title commitment, the insurer’s written offer listing what it will and will not cover.
Common issues in Miami-Dade commercial deals:
- Unpaid mortgages, judgment liens, or construction liens
- Unpaid property taxes, open permits, or code enforcement liens from the City of Miami, Coral Gables, or Miami-Dade County
- Easements, recorded restrictions, or condo association rules that limit commercial use
- Survey gaps, such as encroachments or boundaries that do not match the legal description
- A seller LLC that was dissolved or cannot show who has authority to sign
Most of these can be cleared before closing if found early. Your contract should set the title objection deadline and state what happens if the seller cannot cure. We also confirm that the entity that will hold title is formed and authorized before the lender’s conditions come due.
Our Commercial Closing Process For Miami Buyers
1. Intake and Goals Review
We confirm your LOI terms, deadlines, and lender, then assign who handles each step. Meetings run by video.
2. Document Review and Risk Plan
We review the contract, leases, and operating agreement and recommend which entity should take title. You get a short list of risks, each paired with a fix.
3. Contract and Lease Negotiation
We negotiate due diligence periods, extensions, and seller deliverables, including estoppels (tenant statements confirming rent and lease status).
4. Due Diligence and Title Clearance
We review the title commitment, survey, and open code violations with the City of Miami, Coral Gables, Sunny Isles Beach, or Miami-Dade County. Seller problems such as a dissolved LLC usually surface here, and we fix them before they stall closing.
5. Loan and Closing Coordination
We clear lender conditions and set up remote e-signing or powers of attorney. Wire instructions are confirmed by verified phone contact before funds move.
6. Closing, Recording, and Follow-Up
We close, confirm recording with the Miami-Dade Clerk of the Court and Comptroller, and deliver your final document set.
Frequently Asked Questions About Miami Commercial Real Estate
How Long Is The Due Diligence Period On A Miami Commercial Purchase, And What Happens If Title Or Survey Problems Show Up Late?
Florida law sets no fixed period, so the contract controls, and 30 to 60 days is common for commercial deals. If title or survey problems surface late, the contract’s objection and cure deadlines decide whether you can extend, require a fix, or cancel and recover your deposit. We negotiate those deadlines so a late finding still leaves you options.
Who Pays Documentary Stamp Tax On A Commercial Deed And Mortgage In Miami-Dade County?
Miami-Dade deed stamps run $0.60 per $100, plus a $0.45 per $100 surtax on most non-single-family property, and the seller customarily pays them. The buyer usually pays stamp tax on the mortgage ($0.35 per $100) and intangible tax of 0.2% of the loan amount. The contract can shift any of these costs, so we confirm the split before you sign.
What Is The Practical Difference Between An NNN Lease And A Gross Lease On A Miami Retail Or Office Building I’m Buying?
Under an NNN lease, the tenant pays taxes, insurance, and maintenance on top of base rent. Under a gross lease, the landlord covers those costs out of a higher rent. When buying, check which structure each existing lease uses, since it shifts expense risk and affects the property’s net operating income.
Can I Close On A Miami Commercial Property Remotely From Another State Or Country?
Yes. Meetings, e-signing, and remote online notarization all run remotely, with powers of attorney where appropriate. Florida allows remote online notarization through registered online notaries. Lenders and title insurers may add their own requirements, so we confirm them early.
What Happens If The Seller’s Florida LLC Was Administratively Dissolved Before Closing?
The entity can usually be reinstated with the Florida Division of Corporations. Reinstatement requires filing overdue annual reports and paying the fees, and it relates back as if the LLC had never been dissolved. The title insurer will usually want proof of reinstatement and signing authority before closing.
How Does A 1031 Exchange Timeline Work When Buying Replacement Commercial Property In Miami-Dade?
You have 45 days from selling the old property to identify replacements and 180 days to close, with funds held by a qualified intermediary. Both deadlines run at the same time and generally are not extended for weekends or holidays. We coordinate contract and closing dates so the 180-day window is not missed.
Local Resources In Miami
- Miami-Dade County Clerk of Courts
Maintains official court filings, judgments, and public records for the county.
- Miami-Dade Circuit Court
Handles civil litigation involving property disputes, contract claims, and business matters.
- Miami-Dade County Property Appraiser
Assesses the value of all real property in the county for tax purposes.
- Miami-Dade County Recorder’s Office
Records deeds, mortgages, liens, and other instruments affecting title to property.
- Miami-Dade County Planning Department
Oversees land use policy, zoning applications, and comprehensive plan amendments.
- Miami-Dade Building Department
Issues permits and enforces building codes for construction and development projects.
- City of Miami Zoning Office
Administers the Miami 21 zoning code and processes variances and special permits.
- Miami-Dade Tax Collector
Collects property taxes and issues tax certificates for delinquent parcels.
- Miami-Dade Water and Sewer Department
Provides utility connections and capacity confirmations needed for development approvals.
- South Florida Water Management District
Regulates water use and environmental permitting for land development across the region.
- Florida Department of Business and Professional Regulation
Licenses and regulates brokers and certain professionals involved in property transactions.
Schedule A Consultation For Your Miami Commercial Property Deal
If your LOI is signed and the due diligence clock is running, call us or book a video consultation if you are outside Miami.
Send the LOI, the title commitment, and your entity details. We review them and tell you what happens next and who handles each step.
Run the Buyer Closing Cost calculator before you sign.