Sunnyfield South LLC Deed Recording: Palm Beach County Title And Public Records Guide (2026)

This legal and public records guide examines the real estate filings, conveyance history, and official recording procedures associated with Sunnyfield South LLC in Palm Beach County, Florida. If you are researching Sunnyfield South LLC in connection with corporate structuring or equestrian estate holdings in Wellington, this resource details property transfer documentation, public record retrieval, and statutory transfer fees under Florida law.

Retrieving and verifying deed recordings involving high-value real estate entities requires navigating Florida's specific conveyancing statutes and local recording frameworks. In Palm Beach County, commercial and agricultural conveyances—frequently executed by single-purpose entities such as Sunnyfield South LLC—demand rigorous verification of execution standards, consideration disclosure, and tax assessment alignment.

Sunnyfield South LLC: Entity Profile and Palm Beach Real Estate Context

Real estate investors, title examiners, and legal researchers encounter commercial entities like Sunnyfield South LLC during title abstract searches within the Palm Beach County land records. Operating primarily within institutional equestrian, luxury residential, or high-value agricultural sectors—notably concentrated near Wellington, Delray Beach, and the coastal enclaves—these limited liability companies serve as specialized holding entities designed to shield asset holders, centralize land management, and streamline multi-parcel acquisitions.

Under Florida law (Chapter 605, Florida Statutes), any conveyance of real property by an LLC requires proper managerial authority. When an entity such as Sunnyfield South LLC transfers or acquires property via a Special Warranty Deed, Warranty Deed, or Quitclaim Deed, public record examiners must confirm:

1. Active Corporate Standing: Verification through the Florida Department of State Division of Corporations (Sunbiz) establishing that the entity held active status during the execution of the deed.
2. Authorized Signatory Capacity: Confirmation that the signing officer was designated as a Manager (MGR), Authorized Representative (AR), or held specific delegation via a recorded Certificate of Authority under F.S. § 605.04074.
3. Legal Description Precision: Alignment between metes-and-bounds descriptions, platted subdivisions, and the 17-digit Property Control Number (PCN) assigned by the Palm Beach County Property Appraiser (PAPA).

Palm Beach County Recording Infrastructure and Statutory Requirements

Real property instruments in Palm Beach County are maintained by the Clerk of the Circuit Court & Comptroller. Deeds conveying title to or from Sunnyfield South LLC must satisfy statutory execution standards before the Clerk will accept them for indexing into the Official Records.

Florida real property transfer law imposes strict recording thresholds under Florida Statutes Chapter 689 and Chapter 695:

• Two Subscribing Witnesses: Deeds conveying real property must feature the signatures and printed names of two distinct subscribing witnesses under F.S. § 689.01.
• Notarial Acknowledgment: The acknowledgment must meet the technical criteria of F.S. Chapter 117, detailing whether the corporate officer appeared in person or utilized authorized Remote Online Notarization (RON), along with the specific type of identification produced.
• Legal Description and Grantee Information: The instrument must clearly state the grantor’s and grantee’s legal names, mailing addresses, and a legally sufficient description of the real estate.
• Preparer Statement: A "Prepared By" statement identifying the name and address of the individual or legal firm drafting the conveyance instrument must appear on the face of the deed.

Failure to satisfy these statutory elements results in rejection by the Clerk or creates fatal defects in the chain of title, requiring corrective deeds, affidavits of scrivener's error, or quiet title actions.

Step-by-Step Document Retrieval in Palm Beach County Official Records

Executing a comprehensive deed search for Sunnyfield South LLC requires querying databases maintained by both the Palm Beach County Clerk & Comptroller and the Property Appraiser.

1. Query the Official Records via the Clerk Portal

Access the Palm Beach County Clerk & Comptroller Official Records Search. Enter Sunnyfield South LLC in the Party Name field. To capture all relevant filings, search the entity name both as Grantor (seller/transferor) and Grantee (buyer/transferee).

2. Identify Instrument References

The recording clearing system assigns two critical identifiers to every recorded deed:

• Clerk File Number (CFN): A sequential annual tracking number (e.g., Year followed by sequential digits).
• Official Record (OR) Book and Page: The volume and page reference historically used to index public instruments. Both designations remain fully indexed and legally valid for cross-referencing title binders.

3. Verify Parcel Records on PAPA

Cross-reference the document's legal description with the Palm Beach County Property Appraiser (PAPA) database using the 17-digit Property Control Number (PCN). This verifies structural improvements, historic sales values, agricultural classifications, and building permit histories associated with the parcel.

4. Review Document Images for Encumbrances

When reviewing the recorded deed image:

• Inspect the recording stamp located in the top margin of the first page to confirm official recordation dates and cash consideration.
• Check for associated recorded instruments, such as Memorandums of Trust, Corporate Affidavits, Easements, or Mortgages executed concurrently with the deed.

Financial Mechanics: Florida Documentary Stamp Taxes and Recording Fees

Florida imposes state excise taxes on documents that transfer interest in real estate. For deeds executed within Palm Beach County, these taxes are payable directly to the Clerk & Comptroller at the time of recordation under F.S. Chapter 201.

• Documentary Stamp Tax on Deeds: Under F.S. § 201.02, the tax rate across Florida (except Miami-Dade County) is $0.70 per $100 (or fractional portion thereof) of the total consideration paid for the real estate. For example, a $5,000,000 equestrian facility transfer involving Sunnyfield South LLC triggers a documentary stamp tax obligation of $35,000.00.
• Recording Fees: Base filing fees assessed under F.S. § 28.24 include $10.00 for the first page of the document and $8.50 for each additional page.
• Additional Indexing Surcharges: Instruments containing more than four names incur an additional indexing fee of $1.00 per name.

Operational Insight for Commercial Filings If a real estate transfer involves the conveyance of an unencumbered interest without monetary consideration (such as a restructuring transfer into an affiliate entity), doc stamps may be assessed at nominal values. However, if the underlying property carries an existing mortgage or lien, Florida assesses documentary stamp taxes based on the outstanding indebtedness assumed by the receiving party.

Palm Beach County Recording Framework: Technical Specifications

The table below contrasts standard residential recordings with entity-level transactions involving commercial or holding entities such as Sunnyfield South LLC.

Title Examination Risks: Agricultural Use, Liens, and Title Integrity

When examining deeds tied to institutional and agricultural parcels in Palm Beach County, conveyances by entities like Sunnyfield South LLC present unique title considerations:

Agricultural Classifications and Greenbelt Protections

Properties in western Palm Beach County, including Wellington equestrian tracks, often hold agricultural classifications under F.S. § 193.461 (the Florida Greenbelt Law). A change in ownership recorded via deed requires the buyer to reapply for agricultural classification by March 1 of the following tax year. Title examiners must confirm whether property taxes were assessed under standard commercial rates or preferential agricultural metrics to assess future tax liabilities accurately.

Municipal and County Assessments

Parcels located within the jurisdiction of the Lake Worth Drainage District (LWDD) or the South Indian River Water Control District (SIRWCD) carry specialized canal maintenance easements and non-ad valorem assessments. A deed recorded without an updated boundary survey may fail to identify unrecorded drainage easements, reservation clauses, or canal rights-of-way that diminish usable acreage.

Continuity of Chain of Title

If Sunnyfield South LLC acquired property through multiple single-parcel deeds and later executed a consolidated master deed, examiners must verify that no intermediate liens—such as construction liens under F.S. Chapter 713 or federal tax liens against managing members—attached to individual parcels prior to consolidation.

Frequently Asked Questions

Where can I view the recorded deed for Sunnyfield South LLC in Palm Beach County?

You can view official deeds through the Palm Beach County Clerk & Comptroller Official Records portal online or in person at the main courthouse in West Palm Beach.

Search under the "Party Name" field using "Sunnyfield South LLC." The search yields all indexed instruments, including the initial Warranty Deed, deeds of conveyance, and any collateral mortgage documents recorded with Clerk File Numbers and Book/Page citations.

How much are documentary stamp taxes on a deed recorded in Palm Beach County?

Documentary stamp taxes on deeds in Palm Beach County are calculated at the rate of $0.70 for every $100 of taxable consideration paid for the property.

If real estate sells for $2,500,000, the documentary stamp tax owed to the Clerk at the time of recording is $17,500. This tax applies to all non-exempt conveyances regardless of whether the buyer or seller is an individual or an LLC.

How do I locate the Property Control Number (PCN) on a Palm Beach County deed?

The 17-digit Property Control Number is typically found in the upper margin, within the body of the legal description, or directly referenced in the Clerk's official recording stamp.

If the PCN is omitted from the face of the recorded deed, you can locate it by entering the deed’s current legal description, recorded plat book and page, or the physical street address into the Palm Beach County Property Appraiser search system.

Does a deed from an LLC in Florida require a corporate resolution to be recorded?

Florida law does not mandate the recording of a separate corporate resolution alongside the deed, provided the deed is executed by an authorized manager or designated representative.

Under F.S. § 605.04074, an instrument executed by a manager or managing member carries apparent authority to bind the limited liability company. However, institutional title underwriters frequently require an unrecorded internal operating agreement, member consent resolution, and a formal certificate of incumbency prior to issuing a title policy.

What should I do if there is a mistake in a recorded deed involving Sunnyfield South LLC?

A mistake in a recorded deed must be corrected using a formal corrective instrument, such as a Corrective Deed or a Scrivener's Affidavit under F.S. § 689.025.

Minor clerical errors—such as a misspelled party name or minor legal description typo—can often be corrected via a recorded affidavit of scrivener's error. Substantive errors, such as incorrect property boundaries, omitted grantors, or absent witness attestations, require the drafting, execution, and re-recording of an entirely new Corrective Warranty Deed signed by the original parties.

Securing Title Integrity in Palm Beach Real Estate Transactions

Navigating recorded public documents for corporate-held property demands rigorous scrutiny of execution dates, statutory transfer compliance, and accurate tax calculations. Whether conducting due diligence on land holdings connected to Sunnyfield South LLC or executing new commercial conveyances within Palm Beach County, retaining experienced Florida real estate counsel and engaging a licensed title abstractor ensures all instruments fully comply with Florida recording statutes and protect legal ownership rights.