FLORIDA BAR ETHICS OPINION
August 15, 1966
Advisory ethics opinions are not binding.
An attorney, who in the course of a title examination has ascertained information essential to the
clearing of the title to one lot in a subdivision, may not use such information for the purpose of
obtaining a quit claim deed to other lots from other parties to himself, with the intention of
issuing quit claim deeds to parties subsequently needing to clear titles to other lots in the
subdivision. This is so even though such procedure would be for the convenience of other
attorneys in the locality and only a minimum fee would be charged for the preparation of the quit
28, Additional Rule 19
Chairman MacDonald stated the opinion of the committee:
A member of The Florida Bar advises that in the course of a title examination
of a single lot of a subdivision he has discovered in the chain of title a conveyance
to an individual “as agent” and a subsequent conveyance from that individual,
joined by his spouse, without reference to agency.
Investigation independent of the public records of the county in question
disclosed that other individuals residing in another county were in fact the
principals of the agent and had ratified not only the subsequent conveyance from
the agent in the chain in which the attorney is interested, but other lots in four
sizeable subdivisions in the same county. The attorney in connection with his
examination of the title accordingly procured an affidavit reciting the foregoing.
Beyond this, he has been informed that it will be necessary to procure an affidavit
from the former agent identifying and confirming the identity of the principals,
and a quit claim deed from the principals and their spouses.
Seemingly, because of the size of the subdivision, the problem is apt to occur
again. We are not, however, told of the particular relationship of the conveyances
in question to the current ownership of record, or the actual possession of the
land. Nevertheless, the inquirer “for the convenience of local attorneys” proposes
to obtain a quit claim deed from the principals to all of the lots in all of the
subdivisions in which the agent acted, joined by their spouses, to himself. He then
proposes when an inquiry is subsequently made by other examining attorneys to
him, to deliver to them or their clients a further quit claim deed direct to them,
“charging only the then minimum fee set by our county bar association for the
preparation of such deed.”
With perception the attorney raises the question whether this course of action would be
violative of Canon 28 or Additional Rule 19. Laying aside the question whether the proposed
procedure would not in fact complicate the title of the land, and the possible applicability of
Sections 689.06 through 689.071, Florida Statutes, as questions of law beyond the jurisdiction of
this Committee, we nevertheless conclude that the proposed action, despite its motivation, would
be improper under the very authorities cited by the inquirer. We believe in this instance the
attorney may properly only procure the quit claim deed to the lot in which his client is interested
and that such quit claim deed should not run to the attorney. We suggest that it would be more
appropriate for the deed to run to the ultimate grantee or other appropriate party.
Needless to say, as in many title problems presenting perennial problems to members of
the title bar, it is perfectly legitimate to share information of the type procured by the inquirer.
Ordinarily, such sharing is done on an informal basis among attorneys without particular
reference to a fee, and we would not wish our opinion to be construed as precluding or inhibiting
such sharing of information in this instance. Instead, our objection to the conduct is necessarily
grounded in the taking of the deed by the attorney to lands possibly occupied by others in
situations which would compel subsequent parties interested in the properties to seek his
services, even on the nominal basis described. This, in our judgment, is clearly proscribed by
Canon 28 and Additional Rule 19.