Commercial and residential property disputes across Broward, Miami-Dade and Palm Beach — owners, landlords, buyers, sellers and lenders.
A termination or default notice has arrived, rent is being withheld, or a tenant is holding over. Commercial leases set their own cure windows and notice requirements, and rights are won and lost on those provisions rather than on statute.
A recorded lis pendens or lien, a disputed boundary or easement, a claim of adverse possession, or a survey that contradicts the deed. These stall sales and refinancings, which is usually what makes them urgent.
A contractor has walked off, work does not match the contract, or a lien has been recorded against the property. Florida's construction lien statute is procedurally strict on both sides, and dates matter as much as the underlying dispute.
Your first call is a 20-minute Initial Case Assessment with Jenny Elliot, our non-attorney Executive Operations Manager. Jenny confirms fit, conflicts and next steps. Legal questions are handled by the Managing Attorney.
This page is attorney advertising. Nothing here creates an attorney-client relationship. Do not send confidential information until an engagement is signed.
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Usually there are markers: a written default or termination notice, a demand letter, a recorded lis pendens or lien, a closing that will not fund, or a neighbour asserting rights over land you believe is yours. The question is whether a legal right you can point to has been interfered with, and whether the amount at stake justifies litigating rather than negotiating. That is what the first call sorts out.
Read the notice against the lease's default and cure provisions first. Commercial leases normally set a cure window and a required method of notice, and both sides can lose rights by missing them. Commercial tenants do not get the statutory protections residential tenants do, so the lease itself governs. Bring the lease and the notice with the date you received it.
A notice of pending litigation recorded in the county's public records, warning anyone dealing with the property that its title is subject to a lawsuit. In practice it stops most sales and refinancings while the case is open. Florida law allows a property owner to ask the court to dissolve a lis pendens that is not supported by the pleadings.
Our Managing Attorney is admitted to The Florida Bar and to the United States District Courts for the Middle and Southern Districts of Florida. That matters if your dispute is filed in, or removed to, federal court.
Yes, and in Florida you very likely will. State courts routinely order mediation before a case reaches trial, and many property disputes settle there because the cost and delay of trial is visible to both sides by that point. Mediation can also be pursued voluntarily and early, before positions harden.
Real estate litigation is generally handled on an hourly basis, with the scope, rate and any retainer set out in a written engagement letter before work begins. Some discrete matters can be quoted as a flat fee. Fee arrangements are discussed with the Managing Attorney once fit and conflicts are confirmed.
