Talk Title With Perna

05/31/2026

Talk Title with Perna 🌴🏡

June 1st isn’t just the start of Hurricane Season…

It’s also an important date for Florida property taxes.

If property taxes weren’t paid by March 31st, they became delinquent on April 1st. Then on or before June 1st, the county holds its annual Tax Certificate Sale for those unpaid taxes.

Before anyone panics…

🚨 A tax certificate sale does not mean your property was sold.

A tax certificate is a lien against the property for unpaid taxes. The property owner still owns the property, but the delinquent taxes, interest, and fees will need to be paid.

As a title agent, I see a lot of confusion surrounding tax certificates. Someone hears their property “went to tax sale” and immediately assumes they’ve lost their home. In most cases, what actually happened is that a tax certificate was issued because the taxes weren’t paid.

💡 Title Tip: Property taxes are one of the first things we review during a title search. Unpaid taxes can delay a closing and create headaches for buyers and sellers alike.

So while you’re stocking up on batteries, water, and hurricane supplies this June, make sure your property taxes are squared away too!

— Talk Title with Perna 🎙️🏡

Have questions about tax certificates, tax deeds, or anything title-related? Drop them in the comments! 👇

05/23/2026

🦓💖 TALK TITLE WITH PERNA 💖🦓

Apparently my entire personality now comes in hot pink and black zebra print… so naturally my marketing should too 😂💅

But honestly?
In a world where everyone tries to blend in, I’d rather be memorable.

That’s also how I handle my files.
Bold communication. Attention to detail. And making sure things are handled BEFORE they become problems.

Because title work isn’t just paperwork — it’s protecting people’s biggest investments. 💕

So yes… the nails are loud.
But the closings are smooth 😉

🦓

05/17/2026

🎥 Talk Title with Perna
Favorite recipe… and the perfect recipe for a smooth closing 🧁🏡

Everybody always asks for my favorite recipe… but honestly?
The recipe I know best is a successful closing. 😂

Here’s the ingredient list:

✔️ One motivated buyer
✔️ One realistic seller
✔️ A lender who answers emails before 4:59 PM
✔️ A processor with caffeine and determination
✔️ Clear communication
✔️ A clean contract
✔️ No surprise liens
✔️ And just a tiny pinch of patience

Then you mix it all together with:
☕ coffee
📞 constant follow-up
📑 document audits
😅 controlled chaos
and about 47 “just checking in” emails.

Bake until funded.
Serve with keys. 🔑

The secret ingredient?
A title team working behind the scenes making sure the deal doesn’t fall apart before everyone gets to the table.

And unlike some online recipes…
we actually test ours before serving it. 😎

05/10/2026

Talk Title with Perna — Mother’s Day Edition 💐🏡

To all the moms out there juggling school drop-offs, soccer practice, laundry mountains, work deadlines, and somehow still making it to the closing table looking put together… I see you. 😂

Mother’s Day in title hits a little different because so many women are carrying everything behind the scenes while buying, selling, refinancing, packing, organizing, signing documents, and holding the whole family together.

So this week’s question:

What’s one thing your mom taught you that helped you become a homeowner, business owner, or just survive adulthood?

I’ll go first:
Mine taught me to read EVERYTHING before I sign it… which honestly explains why I ended up in title. 🤣

Happy Mother’s Day to the moms, bonus moms, grandmas, dog moms, single moms, and the women holding families together every day. 💕🔑

05/02/2026

Real talk—what do y’all not understand about title?
Because I guarantee if you’re confused, someone else is too.

Agents—what’s the question you get that makes you go ‘ummm let me check with title?
Buyers/sellers—what made you nervous the last time you closed?

Put it below. I’ll answer it straight—no fluff, no sugarcoating! 💯

04/26/2026

KEEPING IT REAL IN TITLE….

Here’s the thing about working behind the scenes in title for a decade before getting licensed…
Agents and clients don’t always see how much happens or who does it, before you ever get to the closing table. 📂
The emails, the follow-ups, the problem-solving, the “let me fix this before it becomes an issue” moments — that’s where the real work lives. 💻📞

I have so much respect for my processors… Before I sign out on Friday… I group message them all and say have a great weekend and thank you for everything you do!
After spending years in that role, it’s hard for me to sit back. Half the time, I’ve already handled it before it even gets assigned to them!
Call it experience. Call it attention to detail. Call it a little bit of OCD 😅
But as a licensed title agent, I audit every file from beginning to end — making sure nothing is missed and everything is done right before it ever reaches the table.

04/19/2026

🎥 Talk Title with Perna: Notice of Termination vs. Notice of Commencement

“You finished the work… so why is it STILL showing up on title?”

In Florida, when construction starts, a Notice of Commencement is recorded.
That document basically says:
👉 “Work is being done on this property, and people providing labor or materials may have lien rights.”

But here’s the problem 👇
That notice doesn’t just disappear when the job is done.

So what is a Notice of Termination?
It’s the document that officially says:
👉 “This construction project is complete, and the Notice of Commencement is no longer active.

Why it matters for title:
If there’s a Notice of Commencement on record without a Notice of Termination:

🚩 It can look like work is still ongoing
🚩 Lien rights may still be open
🚩 Title companies (like us) have to treat it as a risk
🚩 You may need extra affidavits, lien releases, or indemnity to close

Bottom line:
👉 It can delay or complicate your closing

04/11/2026

“Be Honest… How’s the Market REALLY Right Now?”

“Alright realtors — how’s the market right now in your opinion?”

• “Are buyers still coming out or are they sitting on the sidelines?”
• “Are sellers realistic… or still stuck in last year’s prices?”
• “Are your deals smooth or falling apart more often?”
• “I’m seeing a mix — some deals flying, some hitting unexpected bumps at the title stage.”

“From my side of the closing table, I can tell you — it’s not dead, but it’s definitely different.”

“Drop your experience below — I want to hear the good, the bad, and the honest truth. What are YOU seeing right now?”

04/05/2026

04/03/2026

Not everyone gets my monthly newsletter by email, so this week I will share April 2026 Newsletter!

🌧️ April Showers Bring May Closings 🌸

How Much Do You Trust Your Title Agent?

April is all about fresh starts—and in real estate, that means new deals, new clients, and new opportunities. But here’s the real question…

👉 How much do you trust your title agent to get you to the closing table?

Because behind every smooth closing is a title team handling things you don’t see:
• Clearing title issues before they become delays
• Catching hidden liens, judgments, or errors
• Coordinating timelines so your deal doesn’t fall apart last minute
• Communicating every step of the way (so you’re never left guessing)

At Legacy Title of Citrus, we believe your closings should feel like growth season—not storm season ☔➡️🌸

When you trust your title partner, you’re not chasing updates, fixing last-minute problems, or worrying if your deal will close on time…

You’re focused on what you do best—serving your clients and growing your business.

⸻

🌼 This Month’s Reminder:

Not all title experiences are the same. The difference shows up in:
✔️ Communication
✔️ Problem-solving
✔️ Speed
✔️ Attention to detail

⸻

🌷 Let’s Make Your Next Closing Bloom

If you’ve got a deal coming up, we’d love the opportunity to show you how smooth the process can really be.

📩 Reach out today and let’s get it to the closing table—on time and stress-free.

Perna Dowell
Legacy Title of Citrus
Licensed Title Agent
[email protected]
Office: 352-513-3262
Cell: 352-651-8874