A Lady Bird Deed is a legal document that allows you to transfer property to a beneficiary upon your death while retaining full control and ownership of your property during your lifetime. It’s a simple and affordable way to protect your home and avoid probate.

A Florida Lady Bird Deed allows you to seamlessly transfer your property to your chosen beneficiaries upon your passing—without probate, extra legal fees, or delays. You retain full control of your property during your lifetime, including the ability to sell or change beneficiaries at any time. It’s a simple and effective way to protect your estate and ensure a smooth transition.

A Lady Bird Deed provides key advantages, including:

• Avoiding Probate: Your property transfers directly to your heirs, skipping the delays and expenses of probate.
• Maintaining Full Control: You can sell, refinance, or change beneficiaries anytime—without restrictions.
• Saving Money & Time: It simplifies estate planning and eliminates costly legal fees associated with wills and probate.

It’s a hassle-free way to protect your legacy while keeping your options open.

Any Florida property owner who wants to ensure a smooth, hassle-free transfer of their home can use a Lady Bird Deed. It’s especially beneficial for homeowners looking to avoid probate and simplify estate planning for their loved ones. Whether you own a primary residence, rental property, or vacant land, this deed can help protect your assets and legacy.

Once the owner passes away, the beneficiary simply records the death certificate with the county where the property is located. No probate, no court process—ownership automatically transfers to the named beneficiaries, making it a quick and hassle-free transition.

Yes! Since you retain full ownership, you can change, sell, or transfer the property at any time without needing permission from the beneficiaries. If you decide to update your plans, simply record a new deed to override the previous one.

Yes! A Lady Bird Deed gives you complete control over your property. You can modify, revoke, sell, or transfer ownership at any time—without needing permission from the beneficiaries. It’s a flexible estate planning tool that keeps your options open.

No, it doesn’t affect your existing mortgage. You can continue to pay your mortgage as usual, and the deed will only take effect after your passing. Your beneficiaries will need to address the mortgage balance, if any, after inheriting the property.

Yes! A properly drafted Lady Bird Deed is fully revocable. The property owner (known as the life tenant) can:

• Cancel or modify the deed at any time while they still own the property.
• Change the beneficiary (remainderman) whenever they choose.
• Sell or transfer the property without needing to cancel the deed first—since the right to do so is built into the Lady Bird Deed itself.

This flexibility ensures you remain in full control of your property throughout your lifetime.

Yes! A Lady Bird Deed is superior to a Will when it comes to transferring real estate because it bypasses probate entirely.

Here’s the difference:

• Lady Bird Deed: The property automatically transfers to the named beneficiary upon the owner’s passing. The only step required is recording the death certificate with the county.
• Will: A Will does not automatically transfer property—it must go through probate, a court-supervised process that validates the Will, settles debts, and distributes assets. This process can take months or longer and often involves costly legal fees before ownership officially transfers.

In Florida, around 90% of Wills go through probate because most estates include assets without designated beneficiaries or joint ownership, requiring court approval for distribution.

With a Lady Bird Deed, there’s no court, no delays, and no extra costs—just a smooth, automatic transfer of ownership.

Yes. A will does not prevent probate—over 90% of wills still go through court. A Lady Bird Deed ensures your home transfers immediately to your chosen beneficiary, without court delays or legal fees.

Yes! With Remote Online Notarization (RON), you can sign and notarize your Lady Bird Deed from the comfort of your home using just a computer, webcam, and microphone. We’re fully approved to provide this service in Florida.

Yes. The majority of Florida counties allow for deeds to be electronically recorded. If you’re in Baker, Dixie, Glades, Lafayette, Levy, or Liberty county, we cannot electronically record in those counties . To record the deed, you must visit the County Clerk’s Office in person.

Once your deed is recorded, our e-Recording system instantly provides you with a copy that includes the official recording details stamped at the top.

For extra peace of mind, you can also verify it anytime by searching your county clerk’s website—since all recorded deeds are part of the public record and easily accessible.

Yes, there are a couple of key rules to keep in mind:

1. The property owner (life tenant) must be an individual – not a trust, LLC, or corporation. Only real people can use a Lady Bird Deed to retain control of their property.

2. The beneficiary (remainderman) can be more flexible. You can name:

   • A single person or multiple people
   • A trust or trustee
   • A business entity like an LLC or corporation

3. If the property is your primary residence and you’re married, you must name your spouse as the beneficiary—unless your spouse formally agrees (by signing the deed) to pass it to someone else. This is due to Florida’s homestead laws, which protect a spouse’s inheritance rights.

A Lady Bird Deed offers flexibility, but these rules ensure it’s used correctly!

Unfortunately, we do not prepare Lady Bird deeds for Corporation’s or LLC’s.

Yes, a ladybird deed will work for a second home, vacation home, or rental property.

For the property owner: No—creating a Lady Bird Deed doesn’t trigger any tax consequences because ownership doesn’t officially transfer until the owner’s passing. It’s as if the transfer hasn’t happened yet.

For the beneficiary: They receive a stepped-up basis, meaning any potential capital gains tax is based on the property’s value at the time of the owner’s death, rather than its original purchase price. This can significantly reduce taxes if they later sell the property.

Yes. A Lady Bird Deed allows the property owner (the life tenant) to keep full rights to their home while they’re alive—including Florida’s homestead tax exemption and other property tax benefits.

This means:
✔️ You keep your homestead tax savings and any other exemptions (such as widow, senior, or disabled veteran exemptions).
✔️ You remain protected under Florida’s homestead laws, so creditors cannot force the sale of your home to pay off debts.
✔️ If it’s a married couple, these protections continue until the second spouse passes away.

Absolutely! A Lady Bird Deed isn’t limited to just homes—it works for any type of real estate, including vacant land, single-family homes, condos, and townhouses. As long as it’s real property, you can use a Lady Bird Deed to ensure a smooth transfer to your chosen beneficiaries.

e-Recording is the secure online submission of documents to the Clerk & Comptroller’s office for official recording in the county’s records. Instead of mailing or delivering documents in person, you can file them electronically—saving time and money.

Commonly e-Recorded documents include deeds, mortgages, and mortgage-related filings. However, not all documents qualify for e-Recording, so it’s important to check county-specific requirements.

• 24/7 Convenience: Submit documents anytime—day or night, from anywhere.
• No More Courthouse Visits: Avoid long lines and save time by filing online.
• Faster Processing: Your documents get recorded more quickly than traditional methods.
• Fewer Payment Errors: Automated calculations help eliminate mistakes.
• Enhanced Security: Your documents are securely submitted, and you keep the originals.
• Streamlined Workflow: The entire process is more efficient, reducing wait times and improving accuracy.

Remote Online Notarization (RON) allows you to sign and notarize documents entirely online using a device with a camera and microphone. This eliminates the need for in-person meetings, making the process fast and convenient.

In Florida, only specially certified notaries can perform RON, ensuring a secure and legally recognized notarization from anywhere.

Yes! Remote Online Notarization (RON) is highly secure and designed to protect your documents and personal information. We follow strict security measures to ensure authenticity, prevent fraud, and comply with Florida’s legal standards:

✔ Advanced ID Verification – We use biometric data and government-issued IDs to confirm identities and prevent fraud.
✔ Secure Video Session – All notarizations take place over an encrypted, recorded video call for added security and transparency.
✔ Tamper-Proof Technology – Documents are digitally sealed, making unauthorized changes immediately detectable.
✔ Digital Certificates – Every notarization includes a verified digital signature and seal, ensuring authenticity.
✔ Strong Encryption – Your data is encrypted during both storage and transfer to keep it protected.
✔ Full Legal Compliance – Our process follows Florida’s laws and best security practices, so your notarization is fully valid and recognized.

With cutting-edge security and compliance, RON offers a safe, efficient, and legally sound way to notarize your documents from anywhere!

You’ll receive your notarized and recorded Lady Bird Deed via email within 1 to 2 business days after we eRecord it with your county’s court clerk.

Need it sent to someone else? We can do that too!

For urgent requests, our expedited service allows you to get your documents notarized after hours, on weekends, and even on most holidays.

An online notary session typically takes under five minutes from start to finish. 
Most online notary sessions are quick and efficient. The exact time may vary based on the document type and verification process, but our streamlined system ensures a fast and hassle-free experience.

✔ Expertise in Complex Notarizations – We specialize in handling even the trickiest documents with ease.
✔ User-friendly Experience – Our platform is designed for a seamless, hassle-free experience.
✔ Florida-based & Certified – All our notaries are approved by the Florida Department of State for online notarizations.
✔ Cutting-edge Technology – We use the latest ID verification and remote notarization tech to ensure security and accuracy.
✔ Insured & Bonded – Our company and notaries are fully insured for your peace of mind.
✔ Real Customer Support – Unlike many online notary services, we offer personalized assistance via call, text, or email whenever you need us.

With us, you get trusted, secure, and hassle-free online notarization—done right!

Yes, all our notaries are commissioned in the State of Florida.

No.

Our remote online notarization (RON) service is valid nationwide, including all U.S. territories. In fact, as long as you meet the necessary requirements, you can get your documents notarized online from anywhere in the world!

No.

Both U.S. citizens and non-U.S. citizens can use our online notarization service with ease.

Yes.  We can supply up to two remote witnesses for your online notarization.  The witnesses will appear with you during your online video appointment.

Yes, you can! However, each witness must complete the same ID verification process as the main signer. They’ll also need a unique email address and a suitable device for the online notarization.

Unless you have a specific reason for using your own witnesses, we recommend using ours for convenience. If you choose to bring your own, there is a $30 fee per witness.

Yes! Every Remote Online Notarization (RON) session is securely recorded and stored for 10 years, as required by law, ensuring a verifiable record of the notarization.

Each record includes:
✔ A full video recording of the notarization session for verification and legal compliance.
✔ Time-stamped details of when and where the notarization took place.
✔ A digital audit trail, including identity verification steps and document tamper-proof seals.

Additionally, our notaries maintain a detailed notary journal documenting each RON transaction, adding another layer of security, authenticity, and legal validity for your documents.

These records can be accessed if needed for future reference.

To use Remote Online Notarization (RON), you’ll need one of the following valid forms of identification:

✔ Florida Driver License or ID Card
✔ Driver License or ID Card from any U.S. State or U.S. Territory
✔ Driver License or ID Card from Canada or Mexico
✔ A Passport from Any Country

Your ID must be current and in good condition to pass the identity verification process.

Yes! We provide an optional expedited service for urgent notarizations, including after-hours, weekends, and holidays. Whether it’s an emergency or a time-sensitive document, we’re here to help when you need it most.

It is important that you use a supported web browser that can access your webcam and microphone. 

Supported Operating Systems 

• Desktop: Mac + Windows PC
• Mobile: Android + iOS (iPad and iPhone)

Supported Browsers

• Google Chrome – Latest Version 
• Edge – Latest Version
• Safari – Latest Version 
• FireFox – Latest Version
• Opera – Latest Version

Unfortunately no. We can’t answer your legal questions about Lady Bird Deeds and can not provide legal advice about whether creating an Enhanced Life Estate (Lady Bird) Deed is the right move for you.

Our online notaries are available:

• Monday – Friday: 8 AM – 5 PM (ET)
• Saturday: 8 AM – 12 PM (ET)

Need notarization outside these hours? We offer expedited processing to accommodate after-hours, weekends, and holidays—so you’re never stuck waiting.