§ Docket No. 2026–CA–000142UTC ● 16:45:33
FL RealES — AI Real Estate Lawyer Bot
FL RealES
Atty
AI Concierge
Begin ▸
N 89°42'15" ES 88°17'40" WLOT 14 · BLK 3LOT 12 · BLK 3
§ Florida Bar · RPPTL Section Standards

Counsel-grade review,
deliberate as a partner.

An AI concierge engineered for the Florida real estate closing & title attorney. Staged document review, five tiers of scrutiny, and a citation-anchored memory of statute, code, and appellate doctrine.

FILEOpen a transactionSee scrutiny spectrum ↓
§ Exhibit A — Index
§ Statutes indexed1,284
§ Appellate citations9,612
§ Uniform Title Std.ALL
§ Municipal codesDade · Brwd
§ 01 · Ingest

Unlimited multi-modal intake.

Contracts, commitments, surveys, lien searches, photographs. The concierge chunks, queues, and checkpoints — preserving instruction fidelity across hundreds of pages.

¶ SHA-256 hashed · timestamped · chain-of-custody preserved
¶ ENVELOPE · No. 142-A
POSTMARK · UTC
Drop the closing binder
§ PDF · DOCX · XLSX · JPG · HEIC — no page limit
§ 02 · Posture

A spectrum from fair to hostile.

Calibrate the concierge's adversarial weight. Each posture is a sworn role.

│ L1│ L2▼ L3│ L4│ L5
Neutral AuditorHostile Audit
§ 03 · Method

Five stages, in order.

No arbitrary scanning. The concierge mirrors the cognitive sequence of an experienced Florida real estate attorney — like a building rising floor by floor.

N
  1. EL +58'-0"
    01§
    Foundational Contract
    FAR/BAR vs. AS IS classification, deadlines, contingencies.
    ▸ STAGE 1/5
  2. EL +44'-0"
    02§
    Title & Survey
    Commitment review under RPPTL Uniform Title Standards.
    ▸ STAGE 2/5
  3. EL +30'-0"
    03§
    Municipal & Lien
    Open permits, code enforcement, unpermitted improvements.
    ▸ STAGE 3/5
  4. EL +16'-0"
    04§
    Financial & Tax
    Doc stamps, intangible tax, closing disclosure audit.
    ▸ STAGE 4/5
  5. EL ±0'-0"
    05§
    Disclosure & Risk
    Pesantes pre-suit mediation, fee recovery posture.
    ▸ STAGE 5/5
§ 04 · Concierge

Ask. Cite. Reconcile.

Every exchange is transcribed, citation-anchored, and admissible to the file.

Session · Doe / Caldwell · 1428 Brickell Ave
● LIVE TRANSCRIPT
01
Q.
ATTY
Does the HVAC photo align with the seller disclosure?
02
A.
AI
No. The image shows a new 4-ton condenser dated 03/2026. No corresponding Miami-Dade permit in the lien search. Estimated improvement exceeds the $5,000 threshold — flagged as unpermitted work under § 553.79[§].
03
Q.
ATTY
Calculate doc stamps on a $1,200,000 Miami-Dade SFR.
04
A.
AI
Miami-Dade SFR rate: $0.60 / $100 → $7,200.00 on the deed. Commercial rate would be $1.05 / $100 → $12,600.00. See § 201.02[§].
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