A Lady Bird Deed, also known as an Enhanced Life Estate Deed, can be recorded in the Official Records of Miami-Dade County. If your deed has already been prepared, signed, witnessed, and notarized, Swift-E Recording lets you submit it electronically to the Miami-Dade County Recorder, with no trip downtown and nothing to mail.
Swift-E Recording provides electronic recording services only. We do not prepare deeds or provide legal advice.
A Lady Bird Deed, formally called an Enhanced Life Estate Deed, is commonly used in Florida estate planning to let a property owner keep broad control of real property during life while naming one or more beneficiaries who may receive the property at the owner’s death.
The owner typically keeps the ability to sell, mortgage, lease, gift, or otherwise dispose of the property during life.
The owner keeps the enhanced life-estate rights stated in the deed.
If the deed remains in effect, the named beneficiary receives the property under the deed.
Have your deed prepared and properly executed, then submit it electronically through Swift-E Recording.
Have your Enhanced Life Estate Deed properly prepared before submitting it. The Miami-Dade Clerk does not provide a Lady Bird Deed form and cannot give legal advice, so most owners work with a Florida attorney. The deed must be an original, signed, witnessed by two people not related to the transaction, and fully notarized.
Review the checklist →Upload your completed deed to Swift-E Recording and provide the required recording information. Swift-E submits it electronically to the Miami-Dade County Recorder for recording in the Official Records. See how Swift-E eRecording works.
Record my completed deed →Once the Clerk records the deed, the recorded document is returned electronically through your Swift-E Recording account. Processing time is controlled by the Miami-Dade Clerk: typically 1–3 business days.
Get started →The Miami-Dade Clerk of the Court and Comptroller is the official recorder for the county, and its Official Records page is the county’s general guide to recording documents and the information each one needs. One of the ways the Clerk accepts documents is eRecording through an approved vendor, and Swift-E Recording is on the Clerk’s list of approved eRecording vendors. The County Recorder’s Office does not recommend vendors.
View the Miami-Dade Clerk’s Official Records guide →
Submit it electronically for recording with Swift-E Recording.
Record My Lady Bird DeedReview your deed carefully before submitting. For deeds, the Miami-Dade Clerk and Florida law call for:
This checklist reflects the Miami-Dade Clerk’s deed requirements and Florida recording law (see F.S. 689.01 and F.S. 695.26) and is not a substitute for legal advice. If you are unsure whether your deed is properly executed, consult a qualified Florida attorney before recording.
Yes. “Lady Bird Deed” is the commonly used name for an Enhanced Life Estate Deed.
No. The Miami-Dade Clerk of the Court and Comptroller does not list a Lady Bird (Enhanced Life Estate) Deed form, and the Clerk’s office cannot give legal advice. Have your deed prepared by a qualified Florida real estate or estate-planning attorney.
Yes. The Miami-Dade Clerk accepts eRecorded documents through approved vendors, and Swift-E Recording is on the Clerk’s list of approved eRecording vendors. The County Recorder’s Office does not recommend vendors.
Yes. Florida law (Section 689.01, Florida Statutes) requires a deed conveying an interest in real property to be signed in the presence of two subscribing witnesses, and allows witnesses to be present through audio-video communication technology as defined in Section 117.201. The Miami-Dade Clerk also requires deeds to include a full notary acknowledgment, with witnesses who are not related to the transaction.
A Lady Bird Deed is commonly used as an estate-planning tool intended to allow property to pass to a named beneficiary at the owner’s death while the owner retains control during life. Whether a particular deed achieves that result depends on how it is prepared, the property involved, and the owner’s circumstances. Swift-E does not provide legal advice; consult a qualified Florida attorney if you have questions about probate or estate planning.
Generally, no. Under an Enhanced Life Estate Deed, the owner typically keeps control of the property during life, including the ability to sell, mortgage, or lease it, and the beneficiary’s interest is intended to take effect at the owner’s death if the deed remains in effect.
Miami-Dade’s deed rates differ from the rest of Florida: the Clerk lists documentary stamps at $0.60 per $100 of consideration, plus a $0.45 per $100 surtax on transfers of property other than a single-family residence. Whether any tax is due on a particular Lady Bird Deed depends on the transaction, so if you are unsure, consult the Florida Department of Revenue or a qualified attorney or tax professional before recording. You can estimate your Miami-Dade recording fees, and doc stamps if any apply, with our Florida Doc Stamp & Recording Fee Calculator.
No. Swift-E provides electronic recording services only. We don’t prepare deeds, provide legal advice, or determine whether a Lady Bird Deed is appropriate for your situation. If you need help preparing or reviewing a deed, consult a qualified Florida real estate or estate-planning attorney.
Whether your property is in Miami, Hialeah, Miami Gardens, Miami Beach, Homestead, Doral, Coral Gables, North Miami, North Miami Beach, Aventura, Cutler Bay, Miami Lakes, Palmetto Bay, or Pinecrest, or farther out in Florida City, Key Biscayne, Sunny Isles Beach, Medley, or Sweetwater, your Lady Bird Deed is recorded at the county level in the Miami-Dade County Official Records. The same applies to property in unincorporated Miami-Dade, such as Kendall. Swift-E lets you submit your completed deed electronically, with no trip downtown.
Already have your Enhanced Life Estate Deed completed and properly executed? Submit it electronically through Swift-E Recording and receive your recorded document back through your account.
No trip downtown. No mailing documents. Submit online.
