About

Dedicated Attorney in South Florida

The Rashtanov Law Firm, P.L. is a Fort Lauderdale-based general practice law firm serving clients throughout Miami-Dade, Broward, and Palm Beach Counties, as well as clients elsewhere in Florida in appropriate matters. We place a premium on efficiency, responsiveness, and quality legal representation.

With more than 20 years of legal experience, attorney Ilian Rashtanov assists individuals, businesses, property owners, investors, associations, and other clients with a wide range of civil and real-property-related matters. From construction liens and tax deeds to foreclosures and probate proceedings, The Rashtanov Law Firm, P.L. provides practical guidance tailored to each client’s circumstances and objectives.

Ilian Rashtanov earned his law degree from the University of Texas School of Law and has practiced law in Florida since 2004. Before attending law school, Mr. Rashtanov worked as an astronaut instructor at Johnson Space Center, where he trained several of the first crews assigned to the International Space Station. He also holds a bachelor’s degree in physics from Boston College.

Tax Deeds in Florida — From Acquisition to Resale
The Rashtanov Law Firm, P.L. has handled tax deed related issues for close to two decades. Let us start with the basics. A tax deed is a deed to real property issued by a county-level governmental entity. A tax deed is different from a tax certificate, but The Rashtanov Law Firm, P.L. is here to help explain the difference. There are some complex laws and statutes that are involved in the acquisition, sale, and transfer of tax and real estate deeds, and if even one step of the process is not followed precisely, it can result in lengthy legal complications for whoever obtains the deed. By turning to The Rashtanov Law Firm, P.L. for assistance, you can make sure you fulfill all requirements required by the state of Florida during the transfer of your deed. The Rashtanov Law Firm, P.L. will help make the entire process move more smoothly and quickly than it would on your own.

With more than 20 years of legal experience, Mr. Rashtanov provides practical guidance intended to help clients identify potential problems, satisfy applicable requirements, and move the matter toward an efficient resolution.

Construction-Related Issues and Claims

The Rashtanov Law Firm, P.L. represents clients in construction disputes and other construction-related legal matters throughout Miami-Dade, Broward, and Palm Beach Counties. Construction projects frequently give rise to disputes concerning payment, performance, defective work, delays, contractual obligations, and lien rights.

One of the most complicated areas of Florida construction law involves the construction lien process. As a general rule, a person or entity furnishing labor, services, or materials for the improvement of real property may have the right to record a claim of lien against that property. However, lien rights are governed by Chapter 713 of the Florida Statutes and require strict compliance with detailed notice, timing, service, and recording requirements.

The applicable requirements may differ depending on whether the claimant is an owner, contractor, subcontractor, sub-subcontractor, material supplier, or laborer. Failure to comply may result in the loss of lien rights and, in some circumstances, potential liability for recording or pursuing an improper lien. Drawing on more than two decades of legal experience, The Rashtanov Law Firm, P.L. helps clients evaluate their rights, understand applicable deadlines, and navigate this technical area of Florida law.

Tax Certificate Procedures

Tax certificates can present opportunities for investors, but they are governed by detailed statutory procedures and should not be confused with direct ownership of the underlying property. When Florida real property taxes remain unpaid, a tax certificate may be sold through a reverse-auction process. If the taxes remain unpaid for the applicable statutory period, the certificate holder may be able to apply for a tax deed sale, subject to Florida law and county procedures.

The Rashtanov Law Firm, P.L. assists clients with legal issues involving tax certificates, tax deed applications, tax deed sales, title concerns, and related proceedings. Clients investing in Miami-Dade, Broward, Palm Beach, or other Florida counties may contact the firm to discuss the legal requirements, potential risks, and appropriate next steps.

Contact The Rashtanov Law Firm, P.L. to schedule a consultation. Our office is conveniently located in Fort Lauderdale, Florida, and serves clients throughout Miami-Dade, Broward, and Palm Beach Counties, as well as elsewhere in Florida in appropriate matters.

Tax Deed

Understanding the Purpose of a Tax Deed in Florida

When you want to explore the use of a tax deed in Florida, The Rashtanov Law Firm, P.L. has you covered. First, it’s important to have an understanding of the basics. A tax deed in Florida is for real property and issued by a county-level governmental entity.

Who issues a tax deed in Florida depends on how the particular county is organized. The statutory default entity is the county clerk, as in Miami-Dade and Palm Beach counties. In Broward County, the tax deed is issued by an entity under the auspices of the Board of County Commissioners. Knowing who administers the tax deed sale tells you who will hold the sale surplus. A tax deed in Florida is typically administered by the Clerk of Courts.

Understanding Tax Certificates

A tax deed differs from a tax certificate. Tax certificates are essentially tax liens issued on a property for each year property taxes are not paid. If, for example, taxes were not paid on a property in one year, a tax certificate would be issued for it for that year, and for all subsequent years in which taxes are not paid.

Additional Tax Certificate Details

Tax certificates are sold the year after the taxes were due. The certificates will be sold in a reverse auction where purchasers bid down the interest rate. Redemption of certificates may be handled through the county by paying the outstanding taxes, fees, and interest.

Many counties in Florida use LienHub to hold the annual tax certificate sale: https://lienhub.com/

Tax Deed

To get to tax deed, a tax certificate has to undergo an administrative foreclosure. The process is initiated by the tax certificate holder filing an application for a tax deed. But first, the holder must wait 22 months before applying. The certificate holder must also pay certain application and processing fees. Most importantly, they must pay to redeem any other outstanding certificates on the property, even ones that were issued later than the certificate held by the applying holder.

Florida law requires strict compliance with the notice requirements. The county runs a current owner title search on the property and sends notices to all the outstanding lienors. It also holds a tax deed sale and runs a notice by publication in a local newspaper of its choosing.

Broward county holds its monthly tax deed sales at the following website: https://broward.deedauction.net/auctions

Contact us today for tax deed assistance. We are proud to serve our clients throughout the State of Florida. CALL NOW: (954)336-0599

THE INFORMATION CONTAINED HEREIN IS PROVIDED FOR INFORMATIONAL PURPOSE ONLY. IT IS NOT INTENDED AND IS NOT TO BE INTERPRETED OR USED AS LEGAL ADVICE. EACH LEGAL PROBLEM IS UNIQUE; THEREFORE, CASE SPECIFIC LEGAL ANALYSIS BY A LICENSED ATTORNEY IS RECOMMENDED.

Surplus from Tax Deed

Offering Legal Services Related to Surplus from Tax Deed in Fort Lauderdale, FL

Get your surplus for $2,000.00 flat fee,* or percent of recovery. Call now (954)336-0599 for details

Surplus

Surplus from a tax deed sale arises when the property sells for more than the taxes and costs owed. If you were a prior owner or a lien holder on the property, you may have a claim to the surplus. Many clerks will not release surplus funds without clear priority, and some do not process disbursements for up to one year unless ordered by the court. We can help you evaluate and prosecute your claim.

A surplus from tax deed in Fort Lauderdale, FL, can help you get back on your feet. The Rashtanov Law Firm, P.L. is committed to helping you arrive at the best possible outcome. We are skilled attorneys who empower you to understand and exercise your rights. With our knowledge and experience, you will find it easier to navigate the regulations and responsibilities related to tax deeds.

At times, a property with a tax deed may be sold off at auction for more than it is worth. As you transfer your title as part of the sale, you may be entitled to the surplus that resulted from the transaction. When a situation like this happens, you may make a claim.

However, rules, regulations, and even administrative procedures may prevent your claim from holding priority over the surplus from tax deed. As a consequence, you may be losing out on money or must wait an exorbitant period of time before the county will issue your disbursement.

Helping You Through the Claim Disbursement Process

Make a strong claim for the payment you are owed. Our law office can help you assert your claim and guide you through the process. By working with our legal team, you can expect personalized service that includes solid representation. We are highly knowledgeable in tax deeds and the processes that go into filing a successful claim. We will learn about your situation, assemble your case, and fight hard to ensure you, and your legal concerns, receive the attention they deserve.

Quiet Title

Quiet Title Services in Fort Lauderdale, FL

To quiet title in Fort Lauderdale, FL, means to file a lawsuit. In this lawsuit, the tax deed holder is the plaintiff, and the defendants are all persons or entities which held some interest in the property at the time the tax deed was issued. Typical defendants are the prior owner, judgment holders, lienors, and mortgagees, among others. Additional defendants may be appropriate depending on case-specific factors and strategy.

If you require legal representation and counsel in a quiet title case, schedule a consultation with us at The Rashtanov Law Firm, P.L. Our courtroom-tested attorney has the experience necessary to successfully handle your litigation proceedings. With our quiet title lawyer, you can be confident that you are receiving the experienced representation you need to optimize the outcome of your case. Legal matters can be delicate and require experienced legal counsel for a higher chance at favorable resolutions. You can count on our lawyer to provide you with the superior representation you need for the fair and speedy resolution of your case. Contact us to discuss your case today.

Quiet Title Actions: Overview and Process

A quiet title action must be filed in the circuit court of the county where the property is located. For instance, if the property is in Miami Beach, the lawsuit should be filed in Miami-Dade County Circuit Court. For a property in Miramar, it would be filed in Broward County, and for a property in Wellington, it would go to Palm Beach County.

The circuit court has jurisdiction over cases involving interests in real property. In a quiet title action related to a tax deed, the court issues a declaratory judgment to extinguish any claims or interests the defendant may have in the subject property.

Quiet Title and Tax Deeds

Not all tax deed holders need to file a quiet title action. The necessity often depends on whether title insurance is required. Title insurance, either for the tax deed holder’s benefit or more commonly for a potential buyer, usually requires a quiet title action to ensure clear ownership. If the property will not be sold immediately, quieting the title may not be necessary. However, if the plan is to sell the property within four years, quieting the title might still not be needed if the title insurance company confirms that the county complied with all notice requirements during the tax deed sale.

Our law firm can help determine whether filing a quiet title action is necessary in your specific situation.

Professional Representation You Can Trust

Our firm has extensive experience with title insurance matters and property litigation. We understand the complexities of these legal processes and are committed to guiding our clients through them efficiently. We recognize the importance of resolving disputes swiftly so you can focus on your daily business. Our attorneys bring a high level of competence to title disputes and quiet title cases, ensuring a strong legal representation you can trust.

Timeline for Quiet Title Actions

An uncontested quiet title judgment can usually be obtained within approximately 60 days if all defendants are served promptly and no objections are filed. This timeline applies across Miami-Dade, Broward, and Palm Beach counties, with minor variations depending on the judge, typically within 30 days.

If defendants cannot be located, or if service of process cannot be completed, the timeline may be extended by an additional 30 days. In such cases, the following steps are required:

Publication of Notice: A notice of the quiet title action must be published in a local newspaper, such as the Daily Business Review, for four consecutive weeks.

Appointment of a Guardian Ad Litem: A guardian ad litem must be appointed to represent the interests of any missing defendants.

These additional requirements increase both the time and cost involved in obtaining a quiet title judgment.

If you have questions about quiet title actions or need assistance navigating the process, our firm is here to help. Reach out to us for trusted legal guidance tailored to your specific needs.

Resolving Your Case as Quickly as Possible

If the defendants retain their own defense attorneys, the process will take somewhat longer. The timeline of a contested quiet title action varies. A contested quiet title action is one where at least one defendant makes an appearance and raises defenses. Each case differs in terms of timing as judges’ schedules, defendant’s determination, and resources vary. However, it is important to note this: statutorily, the only defense to a quiet title action on a tax deed is that taxes were paid. This is a significant tool to aid the expeditious deposition of defenses. Sanctions for the plaintiff may also be warranted, which provide an additional deterrent against frivolous objections. However, overall there are too many factors to be able to provide a general timeline of contested cases.

Whatever the case may be, our law firm works aggressively to process and resolve the case in your best interest. We strive to finalize the proceedings in the shortest time available given your case’s particular circumstances. If you have any questions or concerns, please reach out to us today. We are committed to providing you with the area’s best representation in these types of cases. Make sure you have the legal protection you need by working with us.

Contact us to discuss our quiet title services. Our fee is only $1,900.00*, plus costs. Call (954) 336-0599 or email for details. Our law firm represents clients in all of Florida.

* Subject to restrictions and limitations

Construction Liens

Place Construction Liens in Fort Lauderdale, FL, with Confidence

Construction liens help you get compensated for your work. You work hard to deliver quality results to your clients in construction. If you are having trouble securing payment, it will only harm your business. Ensure the integrity of your operations with the help of The Rashtanov Law Firm, P.L. We are your legal assistants for construction liens and other construction issues in Fort Lauderdale, FL. With our skill and knowledge, you will find it easier to steer your construction dispute towards the best possible outcome.

Contractors in the construction industry are amongst the hardest-working people in our country. Through their skill, experience, and knowledge, they turn people’s dreams into a reality. As a member of this respectable industry, you have the right to be paid for the work that you do. By working with our law firm, you will gain the resources, insight, and tools to secure your livelihood.

How a Construction Lien Works

A construction lien is a legal option that contractors may utilize in order to secure fair and just payment from the people they serve. It is natural to want to be compensated for the services you provide to the community. Sometimes, things do not go as smoothly as planned, and clients may refuse to pay you. By placing a construction lien, you can assert your claim for compensation. It is a means to get the pay you deserve for the work you have promised to your client.

Florida statutes regulate the use of construction liens heavily. There are timelines to consider, and not all situations regarding liens will be identical. Worse: if your lien is denied, then you may be liable to pay costly fees. In these situations, it is important to seek the counsel of an experienced attorney.

The Law Office You Can Trust

Don’t let a misplaced lien ruin everything you have worked so hard to build. At our law office, you may count on us to help you through the construction lien process. Our attorney will assist you in how to exercise this option, which may include the drafting of contracts, legal agreements, and relevant paperwork.

State laws may make placing a lien appear complicated, but those laws are also meant to protect you and your business. Learn about your options and place a construction lien with confidence. Request a consultation at our law firm today and learn how we can help.

About Construction Liens

Construction is a complicated process and construction issues arise on a frequent basis. One of the most frequently discussed topics is the Florida construction lien.

A construction lien in Fort Lauderdale, FL, is a double-edged sword. As a general rule, Florida law provides that a person or entity (“lienor”) that provides construction services or materials has the right to record a claim of lien against the improved property. However, to record a lien, one has to strictly comply with Chapter 713 of the Florida Statutes. Failure to strictly comply may result in loss of lien rights or, worse, financial liability for the wrongful filing of a lien.

Making things even tougher for a potential lienor, the statute has fairly complicated and stringent time requirements depending on where in the construction chain the construction service provider is located, i.e. contractor, subcontractor, material-man, laborer, etc. For example, a contractor has 90 days from completion of work to record a claim of lien. So does a subcontractor, except that a subcontractor must have provided notice to the owner within 45 days of starting to work.

Furthermore, if custom materials are provided, the 45-day clock starts running the moment the subcontractor commences manufacturing, not upon delivery. Because of the complexity and the strict compliance requirement, placing a construction lien is not to be taken lightly.

An improperly placed lien may deprive the lienor of its lien rights and, further, may result in financial liability for lienor even in cases where a valid claim in contract or equity exists. Let’s consider the following example:

Carl, a contractor, builds a foundation for a house owned by Oliver. Oliver loves the work, signs a document accepting the foundation, but promises to pay the outstanding balance of $15,000, plus interest, from the next bank draw: when the roof is placed. Carl wants to keep good relations and agrees. Four months pass, roof gets installed, Oliver suffers sudden “amnesia” and denies any promises to Carl. Carl is upset and overcome with emotion records a lien, thinking that it won’t matter that it is past 90 days since he has a valid claim. Shortly after that, Carl is served with a lawsuit claiming, among others, fraudulent lien, shoddy work, and slander of title. Carl lawyers up and countersues using the documents of acceptance signed by Oliver. Judge rules that Carl was owed the $15,000 plus interest and that the shoddy work claim was bogus but, unfortunately, Carl’s lien was also improper and, as such, Carl owes Oliver $50,000 in attorney’s fees for defeating Carl’s lien. The balance is approximately $35,000 against Carl when his attorney’s fees are included in the calculation.

The following provides a basic overview of the Florida construction lien law:

A lienor has to have an agreement as a basis for filing a claim of lien. The agreement may be written or oral. If no express agreement exists, the courts may find that an agreement was implied based on the circumstances and the actions of the parties involved. However, seeking an implied agreement is risky because if it is ruled that no agreement exist an otherwise properly recorded lien may be invalidated.

Construction liens attach to the privately owned real property and some property interests. Residences, condominiums, offices, land, co-ops are all lienable. Also, lienable is a leasehold interest in the property. However, real property owned by the government is not lienable: county/city buildings, county hospitals, courthouse, post office, airports, etc. But a private entity’s leasehold in a governmental entity may be liened.

Contact us to learn more about our legal services involving construction liens. We proudly serve clients throughout Fort Lauderdale, FL, and the surrounding area.