| 15 | 15 | | An act relating to real property fraud; creating s. 2 |
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| 16 | 16 | | 28.2225, F.S.; creating the Title Fraud Prevention 3 |
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| 17 | 17 | | Through Identity Verification Pilot Program in Lee 4 |
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| 18 | 18 | | County; authorizing the clerk of the circuit court for 5 |
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| 19 | 19 | | Lee County to require the production of a gover nment-6 |
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| 20 | 20 | | issued photographic identification card before 7 |
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| 21 | 21 | | recording a deed or other instrument in specified 8 |
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| 22 | 22 | | circumstances and providing requirements therefor; 9 |
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| 23 | 23 | | providing requirements for the clerk, including 10 |
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| 24 | 24 | | submitting a certain report to the Governor and 11 |
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| 25 | 25 | | Legislature by a specified date; providing that the 12 |
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| 26 | 26 | | clerk is not required to allow access to a record or 13 |
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| 27 | 27 | | other information that is confidential and exempt; 14 |
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| 28 | 28 | | providing for prospective repeal; creating s. 28.47, 15 |
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| 29 | 29 | | F.S.; requiring the clerk to create, maintain, and 16 |
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| 30 | 30 | | operate an opt-in recording notification service; 17 |
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| 31 | 31 | | providing definitions; requiring the clerk to ensure 18 |
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| 32 | 32 | | that registration for such service is possible through 19 |
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| 33 | 33 | | an electronic registration portal; providing portal 20 |
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| 34 | 34 | | and notification requirements; providing immunit y from 21 |
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| 35 | 35 | | liability for the clerk; providing construction; 22 |
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| 36 | 36 | | providing applicability for certain property 23 |
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| 37 | 37 | | appraisers; creating s. 65.091, F.S.; providing that 24 |
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| 38 | 38 | | an action may be brought under ch. 65, F.S., to quiet 25 |
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| 46 | 46 | | Page 2 of 12 |
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| 48 | 48 | | |
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| 49 | 49 | | |
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| 50 | 50 | | |
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| 51 | 51 | | title after a fraudulent attempted conveyance; 26 |
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| 52 | 52 | | requiring the court to quiet title and award certain 27 |
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| 53 | 53 | | title and rights under certain circumstances; 28 |
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| 54 | 54 | | requiring the clerk to provide a simplified complaint 29 |
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| 55 | 55 | | form; creating s. 689.025, F.S.; requiring a quitclaim 30 |
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| 56 | 56 | | deed to be in a specified form; amending s. 695.2 6, 31 |
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| 57 | 57 | | F.S.; revising requirements for recording instruments 32 |
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| 58 | 58 | | affecting real property; providing effective dates. 33 |
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| 59 | 59 | | 34 |
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| 60 | 60 | | Be It Enacted by the Legislature of the State of Florida: 35 |
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| 61 | 61 | | 36 |
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| 62 | 62 | | Section 1. Section 28.2225, Florida Statutes, is created 37 |
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| 63 | 63 | | to read: 38 |
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| 64 | 64 | | 28.2225 Title fraud prevention through identity 39 |
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| 65 | 65 | | verification; pilot program. -There is created in Lee County the 40 |
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| 66 | 66 | | Title Fraud Prevention Through Identity Verification Pilot 41 |
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| 67 | 67 | | Program. 42 |
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| 68 | 68 | | (1) As used in this section, the term "clerk" means the 43 |
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| 69 | 69 | | clerk of the circuit court fo r Lee County. 44 |
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| 70 | 70 | | (2) Notwithstanding any other provision to the contrary in 45 |
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| 71 | 71 | | this chapter, when a deed or other instrument purporting to 46 |
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| 72 | 72 | | convey real property or an interest therein is presented to the 47 |
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| 73 | 73 | | clerk for recording, the clerk may require the person pre senting 48 |
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| 74 | 74 | | the deed or other instrument to produce a government -issued 49 |
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| 75 | 75 | | photographic identification card as follows: 50 |
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| 83 | 83 | | Page 3 of 12 |
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| 84 | 84 | | F L O R I D A H O U S E O F R E P R E S E N T A T I V E S |
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| 85 | 85 | | |
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| 86 | 86 | | |
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| 87 | 87 | | |
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| 88 | 88 | | (a) If a person presents a deed or other instrument 51 |
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| 89 | 89 | | purporting to convey real property or an interest therein to the 52 |
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| 90 | 90 | | clerk for recording in p erson, the clerk may require the person 53 |
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| 91 | 91 | | to produce a government -issued photographic identification card 54 |
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| 92 | 92 | | for inspection by the clerk before recording the deed or other 55 |
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| 93 | 93 | | instrument. The clerk must record the name and address of such 56 |
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| 94 | 94 | | person, as the information appears on the identification card, 57 |
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| 95 | 95 | | in a record to be kept by the clerk, along with the official 58 |
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| 96 | 96 | | records book and page number or instrument number of the deed or 59 |
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| 97 | 97 | | other instrument recorded in connection to the production of the 60 |
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| 98 | 98 | | identification card. Such a record may not be made available for 61 |
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| 99 | 99 | | viewing on the clerk's official public website but shall be made 62 |
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| 100 | 100 | | available for public inspection and copying as required by the 63 |
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| 101 | 101 | | public records laws of this state. 64 |
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| 102 | 102 | | (b) If a person presents a deed or other instrument 65 |
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| 103 | 103 | | purporting to convey real property or an interest therein to the 66 |
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| 104 | 104 | | clerk for recording through an electronic recording service, the 67 |
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| 105 | 105 | | clerk may require the person to submit a photocopy of a 68 |
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| 106 | 106 | | government-issued photographic identification card before 69 |
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| 107 | 107 | | recording the deed or other instrument. The clerk must note on 70 |
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| 108 | 108 | | the photocopy of the identification card the official records 71 |
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| 109 | 109 | | book and page number or instrument number assigned to the deed 72 |
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| 110 | 110 | | or other instrument recorded in connection to the submission of 73 |
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| 111 | 111 | | the photocopy of the identification card and retain the 74 |
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| 112 | 112 | | photocopy of such identification card in a record to be kept by 75 |
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| 120 | 120 | | Page 4 of 12 |
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| 122 | 122 | | |
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| 123 | 123 | | |
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| 124 | 124 | | |
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| 125 | 125 | | the clerk. Such a record may not be made available for viewing 76 |
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| 126 | 126 | | on the clerk's official public website but shall be made 77 |
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| 127 | 127 | | available for public inspection an d copying as required by the 78 |
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| 128 | 128 | | public records laws of this state. However, a person who submits 79 |
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| 129 | 129 | | a photocopy of his or her identification card under this 80 |
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| 130 | 130 | | paragraph may redact from the photocopy of such identification 81 |
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| 131 | 131 | | card before submission all of the informat ion he or she does not 82 |
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| 132 | 132 | | wish to be made public, except for his or her name, address, and 83 |
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| 133 | 133 | | photograph. 84 |
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| 134 | 134 | | 85 |
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| 135 | 135 | | The clerk may refuse to record a deed or other instrument 86 |
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| 136 | 136 | | purporting to convey real property or an interest therein when 87 |
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| 137 | 137 | | the clerk requires the production of a government-issued 88 |
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| 138 | 138 | | photographic identification card as specified in this subsection 89 |
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| 139 | 139 | | and the person presenting the deed or other instrument for 90 |
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| 140 | 140 | | recording does not produce the requested identification card in 91 |
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| 141 | 141 | | compliance with this subsection. 92 |
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| 142 | 142 | | (3) A clerk who participates in the pilot program must: 93 |
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| 143 | 143 | | (a) Provide notice of the government -issued photographic 94 |
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| 144 | 144 | | identification card requirement on the clerk's official public 95 |
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| 145 | 145 | | website. 96 |
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| 146 | 146 | | (b) Require the production of a government -issued 97 |
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| 147 | 147 | | photographic identificatio n card from all persons presenting a 98 |
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| 148 | 148 | | deed or other qualifying instrument for recording, whether in 99 |
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| 149 | 149 | | person or through an electronic recording service, until the 100 |
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| 157 | 157 | | Page 5 of 12 |
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| 159 | 159 | | |
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| 160 | 160 | | |
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| 161 | 161 | | |
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| 162 | 162 | | clerk no longer participates in the pilot program and provides 101 |
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| 163 | 163 | | notice that the production of suc h an identification card is no 102 |
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| 164 | 164 | | longer required on the clerk's official public website. 103 |
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| 165 | 165 | | (c) By December 31, 2025, submit a report containing the 104 |
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| 166 | 166 | | following information to the Governor, the President of the 105 |
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| 167 | 167 | | Senate, and the Speaker of the House of Representa tives: 106 |
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| 168 | 168 | | 1. The number of persons who presented a deed or other 107 |
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| 169 | 169 | | qualifying instrument for recording: 108 |
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| 170 | 170 | | a. In person. 109 |
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| 171 | 171 | | b. Through an electronic recording service. 110 |
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| 172 | 172 | | 2. The types of identification cards produced in 111 |
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| 173 | 173 | | connection with the presentation of deeds or other qualifying 112 |
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| 174 | 174 | | instruments for recording, and the number of each type. 113 |
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| 175 | 175 | | 3. Feedback received from the community, if any, in 114 |
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| 176 | 176 | | response to the clerk's participat ion in the pilot program. 115 |
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| 177 | 177 | | 4. Whether the pilot program led to the identification of 116 |
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| 178 | 178 | | any persons suspected or accused of fraudulently conveying, or 117 |
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| 179 | 179 | | attempting to fraudulently convey, real property, and the 118 |
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| 180 | 180 | | outcome of any criminal charges or civil actions brought against 119 |
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| 181 | 181 | | such persons. 120 |
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| 182 | 182 | | 5. The clerk's recommendation as to whether the production 121 |
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| 183 | 183 | | of a government-issued photographic identification card in 122 |
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| 184 | 184 | | connection with the presentation of a deed or other instrument 123 |
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| 185 | 185 | | for recording is appropriate to require thr oughout this state. 124 |
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| 186 | 186 | | 6. Any other information the clerk deems necessary. 125 |
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| 194 | 194 | | Page 6 of 12 |
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| 196 | 196 | | |
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| 197 | 197 | | |
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| 198 | 198 | | |
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| 199 | 199 | | (4) This section does not require the clerk to provide or 126 |
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| 200 | 200 | | allow access to a record or other information that is 127 |
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| 201 | 201 | | confidential and exempt from s. 119.07(1) and s. 24(a), Art. I 128 |
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| 202 | 202 | | of the State Constitution or to otherwise violate the public 129 |
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| 203 | 203 | | records laws of this state. 130 |
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| 204 | 204 | | (5) This section is repealed on July 1, 2025. 131 |
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| 205 | 205 | | Section 2. Section 28.47, Florida Statutes, is created to 132 |
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| 206 | 206 | | read: 133 |
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| 207 | 207 | | 28.47 Recording notification service. — 134 |
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| 208 | 208 | | (1) On or before July 1, 2024, each clerk of the circuit 135 |
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| 209 | 209 | | court must create, maintain, and operate a free recording 136 |
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| 210 | 210 | | notification service which is open to all persons wishing to 137 |
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| 211 | 211 | | register for the service. For purposes of this section, the 138 |
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| 212 | 212 | | term: 139 |
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| 213 | 213 | | (a) "Land record" means a deed, mortgage, or other 140 |
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| 214 | 214 | | document purporting to convey or encumber real property. 141 |
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| 215 | 215 | | (b) "Monitored identity" means a personal or business name 142 |
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| 216 | 216 | | or a parcel identification number submitted by a registrant for 143 |
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| 217 | 217 | | monitoring under a recording notification servic e. 144 |
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| 218 | 218 | | (c) "Recording notification" means a notification sent by 145 |
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| 219 | 219 | | electronic mail indicating to a registrant that a land record 146 |
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| 220 | 220 | | associated with the registrant's monitored identity has been 147 |
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| 221 | 221 | | recorded in the public records of the county. 148 |
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| 222 | 222 | | (d) "Recording notifi cation service" means a service which 149 |
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| 223 | 223 | | sends automated recording notifications. 150 |
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| 231 | 231 | | Page 7 of 12 |
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| 233 | 233 | | |
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| 234 | 234 | | |
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| 235 | 235 | | |
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| 236 | 236 | | (e) "Registrant" means a person who registers for a 151 |
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| 237 | 237 | | recording notification service. 152 |
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| 238 | 238 | | (2) The clerk must ensure that registration for the 153 |
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| 239 | 239 | | recording notification service is po ssible through an electronic 154 |
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| 240 | 240 | | registration portal, which portal must: 155 |
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| 241 | 241 | | (a) Be accessible through a direct link on the clerk's 156 |
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| 242 | 242 | | official public website; 157 |
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| 243 | 243 | | (b) Allow a registrant to subscribe to receive recording 158 |
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| 244 | 244 | | notifications for at least five monitored ide ntities per valid 159 |
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| 245 | 245 | | electronic mail address provided; 160 |
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| 246 | 246 | | (c) Include a method by which a registrant may unsubscribe 161 |
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| 247 | 247 | | from the service; 162 |
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| 248 | 248 | | (d) List a phone number at which the clerk's office may be 163 |
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| 249 | 249 | | contacted during normal business hours with questions related t o 164 |
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| 250 | 250 | | the service; and 165 |
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| 251 | 251 | | (e) Send an automated electronic mail message to a 166 |
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| 252 | 252 | | registrant confirming his or her successful registration for or 167 |
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| 253 | 253 | | action to unsubscribe from the service, which message must 168 |
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| 254 | 254 | | identify each monitored identity for which a subscription was 169 |
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| 255 | 255 | | received or canceled. 170 |
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| 256 | 256 | | (3) When a land record is recorded for a monitored 171 |
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| 257 | 257 | | identity, a recording notification must be sent within 24 hours 172 |
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| 258 | 258 | | after the recording to each registrant who is subscribed to 173 |
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| 259 | 259 | | receive recording notifications for that monitored ident ity. 174 |
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| 260 | 260 | | Such notification must contain, at a minimum: 175 |
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| 268 | 268 | | Page 8 of 12 |
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| 269 | 269 | | F L O R I D A H O U S E O F R E P R E S E N T A T I V E S |
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| 270 | 270 | | |
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| 271 | 271 | | |
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| 272 | 272 | | |
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| 273 | 273 | | (a) Information identifying the monitored identity for 176 |
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| 274 | 274 | | which the land record was filed; 177 |
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| 275 | 275 | | (b) The land record's recording date; 178 |
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| 276 | 276 | | (c) The official record book and page number or instrument 179 |
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| 277 | 277 | | number assigned to the land record by the clerk; 180 |
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| 278 | 278 | | (d) Instructions for electronically searching for and 181 |
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| 279 | 279 | | viewing the land record using the assigned official record book 182 |
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| 280 | 280 | | and page number or instrument number; and 183 |
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| 281 | 281 | | (e) A phone number at which the clerk's office may be 184 |
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| 282 | 282 | | contacted during normal business hours with questions related to 185 |
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| 283 | 283 | | the recording notification. 186 |
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| 284 | 284 | | (4) There is no right or cause of action against, and no 187 |
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| 285 | 285 | | civil liability on the part of, the clerk with respect to the 188 |
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| 286 | 286 | | creation, maintenance, or operation of a recording notification 189 |
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| 287 | 287 | | service as required by this section. 190 |
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| 288 | 288 | | (5) Nothing in this section may be construed to require 191 |
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| 289 | 289 | | the clerk to provide or allow access to a record or information 192 |
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| 290 | 290 | | which is confidential and exempt from s. 119.07(1) and s. 24(a), 193 |
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| 291 | 291 | | Art. I of the State Constitution or to otherwise violate the 194 |
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| 292 | 292 | | public records laws of this state. 195 |
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| 293 | 293 | | (6) This section also applies to county property 196 |
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| 294 | 294 | | appraisers who have adopted an electronic land record 197 |
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| 295 | 295 | | notification service before July 1, 2023. 198 |
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| 296 | 296 | | (a) The property appraiser may use a verification process 199 |
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| 297 | 297 | | for persons wishing to register for the electronic land record 200 |
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| 305 | 305 | | Page 9 of 12 |
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| 306 | 306 | | F L O R I D A H O U S E O F R E P R E S E N T A T I V E S |
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| 307 | 307 | | |
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| 308 | 308 | | |
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| 309 | 309 | | |
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| 310 | 310 | | notification service to ensure integrity of the process. 201 |
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| 311 | 311 | | (b) For purposes of this subsection only, and 202 |
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| 312 | 312 | | notwithstanding paragraph (1)(a) and subsection (3): 203 |
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| 313 | 313 | | 1. "Land record" means a deed or other document purporting 204 |
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| 314 | 314 | | to convey real property. 205 |
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| 315 | 315 | | 2. When a land record is recorded for a monitored 206 |
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| 316 | 316 | | identity, the property appraiser must send a recording 207 |
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| 317 | 317 | | notification to each registrant who is subscribed to rece ive 208 |
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| 318 | 318 | | recording notifications for that monitored identity within 24 209 |
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| 319 | 319 | | hours after the instrument being reflected on the county tax 210 |
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| 320 | 320 | | roll. 211 |
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| 321 | 321 | | Section 3. Section 65.091, Florida Statutes, is created to 212 |
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| 322 | 322 | | read: 213 |
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| 323 | 323 | | 65.091 Quieting title; fraudulent conveyances. — 214 |
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| 324 | 324 | | (1) An action to quiet title based on a fraudulent 215 |
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| 325 | 325 | | attempted conveyance allegation may be maintained under this 216 |
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| 326 | 326 | | chapter, and this remedy is cumulative to other existing 217 |
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| 327 | 327 | | remedies. A petitioner bringing an action to quiet title based 218 |
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| 328 | 328 | | on such allegations is ent itled to summary procedure under s. 219 |
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| 329 | 329 | | 51.011, and the court shall advance the cause on the calendar. 220 |
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| 330 | 330 | | (2) In an action to quiet title, when the court determines 221 |
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| 331 | 331 | | that an attempt was made to fraudulently convey the land at 222 |
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| 332 | 332 | | issue away from a plaintiff who had legal title to the land 223 |
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| 333 | 333 | | before the conveyance, the court must quiet title in and award 224 |
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| 334 | 334 | | the plaintiff with the same title and rights to the land that 225 |
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| 342 | 342 | | Page 10 of 12 |
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| 344 | 344 | | |
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| 345 | 345 | | |
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| 346 | 346 | | |
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| 347 | 347 | | the plaintiff enjoyed before the attempted conveyance. 226 |
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| 348 | 348 | | (3) The clerk of the circuit court must provide a 227 |
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| 349 | 349 | | simplified form for the filing of a complaint to quiet title 228 |
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| 350 | 350 | | based on a fraudulent attempted conveyance allegation and 229 |
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| 351 | 351 | | instructions for completing such form. 230 |
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| 352 | 352 | | Section 4. Section 689.025, Florida Statutes, is created 231 |
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| 353 | 353 | | to read: 232 |
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| 354 | 354 | | 689.025 Form of quitclai m deed prescribed.-A quitclaim 233 |
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| 355 | 355 | | deed of conveyance to real property or an interest therein must: 234 |
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| 356 | 356 | | (1) Be in substantially the following form: 235 |
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| 357 | 357 | | 236 |
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| 358 | 358 | | This Quitclaim Deed, executed this (date) day of (month, year), 237 |
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| 359 | 359 | | by first party, Grantor (name), whose post office address is 238 |
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| 360 | 360 | | (address), to second party, Grantee (name), whose post office 239 |
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| 361 | 361 | | address is (address). 240 |
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| 362 | 362 | | 241 |
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| 363 | 363 | | Witnesseth, that the said first party, for the sum of $(amount), 242 |
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| 364 | 364 | | and other good and valuable consideration paid by the second 243 |
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| 365 | 365 | | party, the receipt whereof is her eby acknowledged, does hereby 244 |
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| 366 | 366 | | remise, release, and quitclaim unto the said second party 245 |
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| 367 | 367 | | forever, all the right, title, interest, claim, and demand which 246 |
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| 368 | 368 | | the said first party has in and to the following described 247 |
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| 369 | 369 | | parcel of land, and all improvements and app urtenances thereto, 248 |
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| 370 | 370 | | in (county), Florida: 249 |
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| 371 | 371 | | 250 |
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| 379 | 379 | | Page 11 of 12 |
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| 380 | 380 | | F L O R I D A H O U S E O F R E P R E S E N T A T I V E S |
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| 381 | 381 | | |
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| 382 | 382 | | |
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| 383 | 383 | | |
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| 384 | 384 | | (Legal description) 251 |
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| 385 | 385 | | 252 |
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| 386 | 386 | | (2) Include the legal description of the real property the 253 |
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| 387 | 387 | | instrument purports to convey, or in which the instrument 254 |
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| 388 | 388 | | purports to convey an interest, which description must be 255 |
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| 389 | 389 | | legibly printed, typewritten, or stamped thereon. 256 |
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| 390 | 390 | | (3) Include a blank space for the parcel identification 257 |
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| 391 | 391 | | number assigned to the real property the instrument purports to 258 |
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| 392 | 392 | | convey, or in which the instrument purports to convey an 259 |
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| 393 | 393 | | interest, which number, if available, mus t be entered on the 260 |
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| 394 | 394 | | deed before it is presented for recording. The failure to 261 |
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| 395 | 395 | | include such blank space or the parcel identification number 262 |
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| 396 | 396 | | does not affect the validity of the conveyance or the 263 |
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| 397 | 397 | | recordability of the deed. Such parcel identification number is 264 |
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| 398 | 398 | | not a part of the legal description of the property otherwise 265 |
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| 399 | 399 | | set forth in the instrument and may not be used as a substitute 266 |
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| 400 | 400 | | for the legal description required by this section. 267 |
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| 401 | 401 | | Section 5. Effective January 1, 2024, paragraph (c) of 268 |
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| 402 | 402 | | subsection (1) of section 695.26, Florida Statutes, is amended 269 |
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| 403 | 403 | | to read: 270 |
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| 404 | 404 | | 695.26 Requirements for recording instruments affecting 271 |
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| 405 | 405 | | real property.— 272 |
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| 406 | 406 | | (1) No instrument by which the title to real property or 273 |
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| 407 | 407 | | any interest therein is conveyed, assigned, encumbered, or 274 |
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| 408 | 408 | | otherwise disposed of shall be recorded by the clerk of the 275 |
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| 416 | 416 | | Page 12 of 12 |
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| 417 | 417 | | F L O R I D A H O U S E O F R E P R E S E N T A T I V E S |
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| 418 | 418 | | |
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| 419 | 419 | | |
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| 420 | 420 | | |
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| 421 | 421 | | circuit court unless: 276 |
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| 422 | 422 | | (c) The name of each witness to the instrument is legib ly 277 |
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| 423 | 423 | | printed, typewritten, or stamped upon such instrument 278 |
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| 424 | 424 | | immediately beneath the signature of such witness and the post 279 |
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| 425 | 425 | | office address of each such person is legibly printed, 280 |
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| 426 | 426 | | typewritten, or stamped upon such instrument ; 281 |
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| 427 | 427 | | Section 6. Except as otherwise expressly provided in this 282 |
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| 428 | 428 | | act, this act shall take effect July 1, 2023. 283 |
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