Real Estate Loan Signings
Refinances, purchases, HELOCs and seller packages handled by a certified signing agent.
Birth certificates, diplomas, powers of attorney and corporate records notarized and processed through the Florida Department of State so they are accepted in Hague Convention countries.
(305) 614-9041An apostille is a certificate issued by the Florida Department of State confirming that a signature, seal or stamp on a public document is genuine. Countries that joined the 1961 Hague Convention agree to accept an apostille in place of a full embassy legalization chain, which is why the process is comparatively simple when it is done correctly — and comparatively expensive when it is not.
Kendall is one of the most internationally connected neighborhoods in the United States. Our clients send documents to Colombia, Venezuela, Spain, Argentina, Peru, Brazil, Italy, Portugal, Mexico and the Dominican Republic almost every week, for dual citizenship applications, foreign property purchases, overseas marriages, international adoptions, school enrollments and company registrations. We handle notarization, pre-review, submission to Tallahassee and tracked return shipping.
Vital records — birth certificates, marriage certificates, death certificates and divorce decrees — are the most frequent. These must be certified copies issued by the Florida Bureau of Vital Statistics or the clerk of court; a photocopy, a hospital souvenir certificate or a notarized copy will be rejected.
We also process powers of attorney for use abroad, single-status affidavits, parental authorization letters, diplomas and transcripts, FBI and state background checks, corporate documents such as articles of incorporation and certificates of good standing, commercial invoices, and translations. Documents you sign yourself need to be notarized first; documents issued by a government agency need to come from that agency in certified form.
If the destination country is a Hague Convention member, one apostille from the Florida Department of State finishes the job. If it is not — Canada, China, the United Arab Emirates, Qatar, Vietnam and several others sit outside the convention or have specific carve-outs — the document must instead be authenticated by the U.S. Department of State and then legalized by that country's embassy or consulate, which usually means a Washington, D.C. routing and a longer timeline.
Tell us the destination country before anything else. It determines the entire path, the cost and the number of weeks involved. Getting the wrong certificate attached is the single most expensive mistake in this process, because the document generally has to be re-obtained and started over.
Standard processing through the Florida Department of State in Tallahassee typically runs 5 to 10 business days once the document reaches them, plus shipping in each direction. Expedited handling is available and can compress that meaningfully when a consulate appointment or a closing date is fixed. Ordering a missing vital record first adds its own lead time, sometimes several weeks.
Costs break into three parts: the state fee per document, any notarization required beforehand, and our handling and courier fee. When we pick up your documents in person, a delivery fee based on your location — the distance from Kendall to your home or office — is added to the handling fee. We quote the full number up front, per document, with no charge for the pre-review that catches problems before the state does.
Many receiving countries require the document, the apostille or both to be translated by a certified or sworn translator, and some require the translation itself to be notarized and apostilled as a separate document. Requirements vary sharply: a Spanish consulate and an Italian consulate will not ask for the same thing.
We coordinate certified translations and can apostille the translator's affidavit where that is what the destination requires. Confirm the exact requirement with the receiving institution first — a university registrar, a civil registry and a court will each have their own rule, and their answer beats any general guidance.
Rejections are almost always avoidable. The usual causes are a photocopy submitted where a certified copy is required, a notarization performed by a notary whose commission has expired, a missing or incomplete notarial certificate, a signature that does not match the county record, a document from another state sent to Florida, or a request that names the wrong country.
Every document we take is reviewed against these before it is packaged. If something is wrong we tell you the same day and explain how to fix it, rather than sending it north and losing two weeks finding out.
You do not need to visit an office. We come to your home or workplace in Kendall, review the documents in person, notarize anything that needs it on the spot, and take custody of the originals with a signed receipt listing every item.
Documents travel by tracked courier in both directions, and we send you the tracking number at each stage. Completed apostilles can be returned to you in person, shipped domestically, or sent directly to an address abroad — including straight to a consulate, attorney or registry office overseas.
Companies in Kendall and greater Miami expanding into Latin America and Europe regularly need apostilled certificates of good standing, articles of incorporation, board resolutions, bylaws, powers of attorney for foreign counsel, and certificates of free sale for exported products.
We handle multi-document corporate batches with a single point of contact and one consolidated quote, and we notarize officer signatures at your office so nobody in your legal team has to leave the building.
Dual citizenship files are the most detailed apostille work we handle. Spanish and Italian consulates in Miami commonly require apostilled birth and marriage certificates for multiple generations, each recently issued, each with its own apostille, and often each with a sworn translation. Portuguese, Polish and Irish applications follow similar patterns with their own quirks.
Residency and visa applications add FBI background checks — which are federal documents apostilled by the U.S. Department of State rather than Florida — plus proof of income, single-status affidavits and medical certificates. We map out which document goes to which authority before anything is mailed, so nothing takes a two-week detour to the wrong office.
Kendall residents frequently need to sell an apartment in Bogotá, settle an inheritance in Havana or Madrid, or authorize a relative to appear before a foreign court. The instrument is usually drafted by an attorney or notary in the destination country, signed here before a Florida notary, and then apostilled.
Follow the drafting attorney's instructions exactly. Foreign civil-law notaries often require particular wording, a specific certificate type, or the signer's full name written in the local format including both surnames. We notarize precisely as instructed and pre-review the package for anything the Florida Department of State would reject.
Teaching abroad, foreign medical licensing and overseas graduate admissions all typically require apostilled diplomas and transcripts. The usual path is a notarized copy or a registrar's signed attestation, followed by state authentication.
Some universities will only release a signed and sealed transcript directly to the receiving institution, and some countries require the registrar's own signature to be verified. We tell you which route your specific document needs before you order anything, so you are not paying twice for the same transcript.
Call with the document name and the destination country and you will get a clear answer about the required steps, the realistic timeline and the total cost on the first call. We pick up in Kendall, notarize on the spot when needed, submit to Tallahassee and return everything tracked.
See also our estate document notarizations for powers of attorney signed here, and affidavits and certified copies for the supporting statements consulates request.
One last piece of advice: never assume the requirement you were told last year still holds. Consulates change their document lists without notice, and the office receiving your paperwork is always the authority. Get the requirement in writing from them, forward it to us, and we will build the package to match it exactly rather than to a general rule.
Refinances, purchases, HELOCs and seller packages handled by a certified signing agent.
Estate documents notarized with the witnesses Florida law requires — we can bring them.
Bedside signings at Baptist, Kendall Regional and West Kendall Baptist, plus assisted living.
Sworn statements, DMV titles, I-9 verifications, parental consent and school forms.
Bill of sale, odometer and lien release paperwork notarized in your driveway.