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HomeMy WebLinkAboutItem F1COUNTY of MONROE The Florida Keys BOARD OF COUNTY COMMISSIONERS Mayor Michelle Lincoln, District 2 Mayor Pro Tem David Rice, District 4 Craig Cates, District 1 James K. Scholl, District 3 Holly Merrill Raschein, District 5 Regular Meeting January 28, 2026 Agenda Item Number: F1 26-0217 BULK ITEM: Yes DEPARTMENT: County Land Acquisition and Land Management TIME APPROXIMATE: STAFF CONTACT: Cynthia Guerra AGENDA ITEM WORDING: Approval for the Mayor to Execute a Quitclaim Deed from Monroe County to Suzanne T. Louden, in her capacity as Trustee of the Matthews Realty Trust, to Facilitate the Monroe County Land Authority's Purchase of Lot 18, Doctors Arm Subdivision Third Addition -Section A, on Big Pine Key. ITEM BACKGROUND: The Monroe County Land Authority ("MCLA or "Land Authority") is in the process of purchasing Lot 18, Doctors Arm Subdivision Third Addition -Section A, Big Pine Key, from Matthews Realty Trust for conservation. In order for the MCLA to obtain a title insurance policy for this property, the title insurance underwriter is requiring a quitclaim deed from Monroe County to clear the property title. There is a cloud on the property title because, in 2023, a prior owner intended to dedicate the subject property to the County for ROGO points and proceeded to record a deed to the County. However, because the prior owner did not follow the County's process and procedures and because the subject deed did not meet the County's standards, the County never accepted title and there was no corresponding accrual of ROGO dedication points. Approval of this agenda item will clear the official records (land records) and facilitate the Land Authority's purchase of the property for conservation. The quitclaim deed, after it has been duly executed by the Mayor, will be delivered to the transaction closing agent, Oropeza Stones & Cardenas, and held in escrow until the Land Authority's purchase of the property closes. PREVIOUS RELEVANT BOCC ACTION: N/A INSURANCE REQUIRED: No CONTRACT/AGREEMENT CHANGES: N/A STAFF RECOMMENDATION: Approval DOCUMENTATION: FINANCIAL IMPACT: N/A F 1. Approval for the Mayor to Execute a Quitclaim Deed from Monroe County to Suzanne T. Louden, in her capacity as Trustee of the Matthews Realty Trust, to Facilitate the Monroe County Land Authority's Purchase of Lot 18, Doctors Arm Subdivision Third Addition - Section A, on Big Pine Key. Docusign Envelope ID: 95A958DF-79OB-485E-BBEC-FOB0712OA1 B7 CI i ICIAGOrI LE? INSURANCE COMPANY' ALTA COMMITMENT FOR TITLE INSURANCE issued by CHICAGO TITLE INSURANCE COMPANY NOTICE IMPORTANT —READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I —Requirements; Schedule B, Part II —Exceptions; and the Commitment Conditions, Chicago Title Insurance Company, a Florida (the "Company"), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Amount of Insurance and the name of the Proposed Insured. If all of the Schedule B, Part I —Requirements have not been met within 180 days after the Commitment Date, this Commitment terminates and the Company's liability and obligation end. lf,` t, l` This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. THE TELEPHONE NUMBER TO PRESENT INQUIRIES OR OBTAIN INFORMATION ABOUT COVERAGE AND TO PROVIDE ASSISTANCE IS 1- 800-669-7450 72C170BO9 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-79OB-485E-BBEC-FOB0712OA1 B7 CI i ICIAGOrI LE? INSURANCE COMPANY' COMMITMENT CONDITIONS DEFINITIONS a. "Discriminatory Covenant": Any covenant, condition, restriction, or limitation that is unenforceable under applicable law because it illegally discriminates against a class of individuals based on personal characteristics such as race, color, religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or other legally protected class. b. "Knowledge" or "Known": Actual knowledge or actual notice, but not constructive notice imparted by the Public Records. C. "Land": The land described in Item 5 of Schedule A and improvements located on that land that by State law constitute real property. The term "Land" does not include any property beyond that described in Schedule A, nor any right, title, interest, estate, or easement in any abutting street, road, avenue, alley, lane, right-of-way, body of water, or waterway, but does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. d. "Mortgage": A mortgage, deed of trust, trust deed, security deed, or other real property security instrument, including one evidenced by electronic means authorized by law. e. "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. f. "Proposed Amount of Insurance": Each dollar amount specified in Schedule A as the Proposed Amount of Insurance of each Policy to be issued pursuant to this Commitment. g. "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. h. "Public Records": The recording or filing system established under State statutes in effect at the Commitment Date under which a document must be recorded or filed to impart constructive notice of matters relating to the Title to a purchaser for value without Knowledge. The term "Public Records" does not include any other recording or filing system, including any pertaining to environmental remediation or protection, planning, permitting, zoning, licensing, building, health, public safety, or national security matters. i. "State": The state or commonwealth of the United States within whose exterior boundaries the Land is located. The term "State" also includes the District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, and Guam. i. "Title": The estate or interest in the Land identified in Item 3 of Schedule A. If all of the Schedule B, Part I —Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company's liability and obligation end. The Company's liability and obligation is limited by and this Commitment is not valid without: a. the Notice; b. the Commitment to Issue Policy; C. the Commitment Conditions; d. Schedule A; e. Schedule B, Part I —Requirements; and f. Schedule B, Part II —Exceptions; and g. a counter -signature by the Company or its issuing agent that may be in electronic form. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. THE TELEPHONE NUMBER TO PRESENT INQUIRIES OR OBTAIN INFORMATION ABOUT COVERAGE AND TO PROVIDE ASSISTANCE IS 1- 800-669-7450 72C170BO9 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-79OB-485E-BBEC-FOB0712OA1 B7 CI i ICIAGOrI LE? INSURANCE COMPANY' 4. COMPANY'S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company is not liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY a. The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's actual expense incurred in the interval between the Company's delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured's good faith reliance to: i. comply with the Schedule B, Part I —Requirements; ii. eliminate, with the Company's written consent, any Schedule B, Part II —Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. b. The Company is not liable under Commitment Condition 5.a. if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. C. The Company is only liable under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. d. The Company's liability does not exceed the lesser of the Proposed Insured's actual expense incurred in good faith and described in Commitment Condition 5.a. or the Proposed Amount of Insurance. e. The Company is not liable for the content of the Transaction Identification Data, if any. f. The Company is not obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I —Requirements have been met to the satisfaction of the Company. g. The Company's liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT; CHOICE OF LAW AND CHOICE OF FORUM a. Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. b. Any claim must be based in contract under the State law of the State where the Land is located and is restricted to the terms and provisions of this Commitment. Any litigation or other proceeding brought by the Proposed Insured against the Company must be filed only in a State or federal court having jurisdiction. C. This Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. d. The deletion or modification of any Schedule B, Part II —Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. e. Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. f. When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the Policy. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. THE TELEPHONE NUMBER TO PRESENT INQUIRIES OR OBTAIN INFORMATION ABOUT COVERAGE AND TO PROVIDE ASSISTANCE IS 1- 800-669-7450 72C170BO9 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-79OB-485E-BBEC-FOB0712OA1 B7 WCI i ICIAGOrI LE? . INSURANCE COMPANY' 7. IF THIS COMMITMENT IS ISSUED BY AN ISSUING AGENT The issuing agent is the Company's agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company's agent for closing, settlement, escrow, or any other purpose. 8. PRO -FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro -forma policy illustrating the coverage that the Company may provide. A pro -forma policy neither reflects the status of Title at the time that the pro -forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. CLAIMS PROCEDURES This Commitment incorporates by reference all Conditions for making a claim in the Policy to be issued to the Proposed Insured. Commitment Condition 9 does not modify the limitations of liability in Commitment Conditions 5 and 6. 10. ARBITRATION The Policy contains an arbitration clause as follows: a. All claims and disputes arising out of or relating to this policy, including any service or other matter in connection with issuing this policy, any breach of a policy provision, or any other claim or dispute arising out of or relating to the transaction giving rise to this policy, may be submitted to binding arbitration only when agreed to by both the Company and the Insured. Arbitration must be conducted pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("ALTA Rules"). The ALTA Rules are available online at www.alta.org/arbitration. The ALTA Rules incorporate, as appropriate to a particular dispute, the Consumer Arbitration Rules and Commercial Arbitration Rules of the American Arbitration Association ("AAA Rules"). The AAA Rules are available online at www.adr.org. b. If there is a final judicial determination that a request for particular relief cannot be arbitrated in accordance with this Condition 18 (Condition 17 of the Loan Policy), then only that request for particular relief may be brought in court. All other requests for relief remain subject to this Condition 18 (Condition 17 of the Loan Policy). C. Fees will be allocated in accordance with the applicable AAA Rules. The results of arbitration will be binding upon the parties. The arbitrator may consider, but is not bound by, rulings in prior arbitrations involving different parties. The arbitrator is bound by rulings in prior arbitrations involving the same parties to the extent required by law. The arbitrator must issue a written decision sufficient to explain the findings and conclusions on which the award is based. Judgment upon the award rendered by the arbitrator may be entered in any State or federal court having jurisdiction. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. THE TELEPHONE NUMBER TO PRESENT INQUIRIES OR OBTAIN INFORMATION ABOUT COVERAGE AND TO PROVIDE ASSISTANCE IS 1- 800-669-7450 72C170BO9 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-79OB-485E-BBEC-FOB0712OA1 B7 C'HICAGO i T L E INSt)PAN(., (,OMPANY* Transaction Identification Data, for which the Company assumes no liability as set forth in Commitment Condition 5.e.: Issuing Agent: Oropeza Stones & Cardenas, PLLC Issuing Office: 221 Simonton Street, Key West FL 33040 Issuing Office's ALTA° Registry ID: Loan ID Number: Commitment Number: 1655799 Issuing Office File Number: 25-505 Property Address: Lot 18 Matthews Road, Big Pine Key, FL 33043 Revision Number: SCHEDULE A Commitment Date: November 7, 2025 at 11:00 PM Policy to be issued: a. 2021 ALTA° Owner's Policy with Florida Modifications Proposed Insured: Monroe County Comprehensive Plan Land Authority, a land authority under section 380.0663(1), Florida Statutes, and Monroe County Ordinance Number 031- 1986 Proposed Amount of Insurance: $85,000.00 The estate or interest to be insured: Fee Simple b. 2021 ALTA® Loan Policy with Florida Modifications Proposed Insured: Proposed Amount of Insurance: The estate or interest to be insured: Fee Simple The estate or interest in the Land at the Commitment Date is: Fee Simple 4. The Title is, at the Commitment Date, vested in: Matthews Road Property, LLC, a dissolved Florida limited liability company 5. The Land is described as follows: See Exhibit "A" attached hereto and made a part hereof. Oropeza Stones & Cardenas, PLLC Signed by: By: i�Vb a "Autff&4MWSignatory This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. THE TELEPHONE NUMBER TO PRESENT INQUIRIES OR OBTAIN INFORMATION ABOUT COVERAGE AND TO PROVIDE ASSISTANCE IS 1- 800-669-7450 72C170BO9 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. ANIrririr — i'ANi!v 1 i.c The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-790B-485E-BBEC-FOB07120A1 B7 C'HIC."AGO i T L E INSU AN(I COMPANY* SCHEDULE B, PART I —Requirements All of the following Requirements must be met: 1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2. Pay the agreed amount for the estate or interest to be insured. 3. Pay the premiums, fees, and charges for the Policy to the Company. 4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. A. Quit Claim Deed from Monroe County to Suzanne T. Louden, as Trustee of the Matthews Realty Trust, a Florida Land Trust, conveying property set forth on Exhibit "A" herein. Note: Deed to specifically release any automatic reservations and right of entry in accordance with Florida Statute 270.11. B. Quit Claim Deed from 1600 Watson Blvd Proprty LLC, an administratively dissolved limited liability company, to Monroe County Comprehensive Plan Land Authority, a land authority under section 380.0663(1), Florida Statutes, and Monroe County Ordinance Number 031-1986 , which deed must comply with Chapter 605, Florida Statutes, or the statutes in its state of organization. . C. Corrective Deed from Matthews Road Property, LLC, a Florida administratively dissolved limited liability company to Suzanne T. Louden, as Trustee of the Matthews Realty Trust, a Florida Land Trust. Deed must contain language stating that the conveyance of the real property is for the purpose of winding up the affairs of the limited liability company. D. Warranty Deed from Suzanne T. Louden, individually and as Trustee of the Matthews Realty Trust, a Florida Land Trust to Monroe County Comprehensive Plan Land Authority, a land authority under section 380.0663(1), Florida Statutes, and Monroe County Ordinance Number 031-1986. Said deed should recite: (1) that the property conveyed is not the homestead property of any person; or (2) whose homestead the property is and the relation of that person to the trust. NOTES: 1. If the property is the homestead of the settlor, the trustee or any beneficiary of the trust, such person, joined by spouse, if married, or with a recitation that the person is single, must also execute the deed. 2. If the property is not the homestead of the trustee and the Certification of Trust required below states that the trustee is not a beneficiary of the trust, the requirement for the trustee to execute the deed in his/her individual capacity may be deleted. 5. Proof of payment of any outstanding assessments in favor of Monroe County, Florida, any special taxing district and any municipality. NOTE: If this requirement is not satisfied the following exception will appear on Schedule B: This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. 72C 170B09 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. MM1,rrrrr i'ANi!v 11 i.c The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-790B-485E-BBEC-FOB07120A1 B7 C'HIC"AGO i T L E INSURANCE COMPANY* Any outstanding assessments in favor of Monroe County, Florida, any special taxing district and any municipality. Proof of payment of service charges for water, sewer, waste and gas, if any, through the date of closing. NOTE: If this requirement is not met the following exception will appear on Schedule B: Any lien provided for by Florida Statutes in favor of any city, town, village or port authority for unpaid service charges for service by any water, sewer, waste or gas system supplying the insured land or service facilities. We will require as part of our authority review, the Limited Liability Company Agreements for the deeds in requirements 4B and 4C. Our review indicate that the fact that the membership interest of the Respondent in Miami -Dade County Family Division Court Case 2021-019088-FC-07 per Court Order recorded 3-6-2025 in Official Records Book 3314 page 2251 was deemed to be a marital asset does not affect the authority of the signatory to those required deeds to convey. In the alternative, we will require dismissal with prejudice of any count or claims for relief against those membership interests to be dismissed with prejudice in the litigation. Record a Certification of Trust for the Matthews Realty Trust, a Florida Land Trust, meeting the requirements of Section 736.1017, Florida Statutes, executed by the current trustee. The Certification of Trust shall contain the following: A. A statement confirming the existence of the trust and its execution date. B. Identity of the settlor. C. The identity and address of the currently acting trustee. D. The trustee's powers. E. The revocability or irrevocability of the trust and the identity of any person holding a power to revoke the trust. F. The authority of co -trustees to sign or otherwise authenticate and whether all or less than all are required in order to exercise powers of the trustee. G. The manner of taking title to trust property. H. The certification must state the trust has not been revoked, modified, or amended in any manner that would cause the representations contained in the certification of trust to be incorrect. Note: 1. If the current trustee(s) is not named as trustee(s) on the vesting deed, the pertinent pages of the trust and such other supporting documentation as is necessary to establish the successor trustee's authority must be attached as an exhibit. 2. If the settlor of a revocable trust is deceased and the property was his/her homestead, the Certification of Trust must recite that he/she was not survived by a spouse or minor child. Or, if a deceased settlor is survived by a spouse or minor child, please contact the underwriting department for additional requirements. An Affidavit in form acceptable to Chicago Title Insurance Company ("Company") and executed by or on behalf of the current record owner(s) of the subject property stating that: (A) there are no parties in possession of the subject property other than said current record owner(s); (B) there are no encumbrances upon the subject property other than as may be set forth in this Commitment; (C) there are no unrecorded assessments which are due and payable and; (D) there have been no improvements made to or upon the subject property within the last ninety (90) day period for which there remain any outstanding and unpaid bills for labor, materials or supplies for which a lien or liens may be claimed must be furnished to the Company, or, in lieu thereof, an exception to those matters set forth in said Affidavit which are inconsistent with or deviate from the foregoing requirements will appear in the policy or policies to be issued pursuant to this Commitment. 10. Issuing agent must obtain from the Company or perform themselves a title update three (3) business days prior to closing, to verify that no adverse matters or defects appear in the public records. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. 72C 170B09 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. MM1,rrrrr i'ANi!v 11 i.c The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-790B-485E-BBEC-FOB07120A1 B7 C'HICAGO i T L E INSURANCE COMPANY* 11. Unimproved land and other property with an absentee owner poses an elevated risk of fraud. The title agent must use due diligence to verify the identity of the seller(s). Please see Florida Underwriting Bulletin 2021-09, a copy of which is available at fnfflorida.com, for guidelines. 12. The search did not disclose any open mortgages of record, therefore the Company reserves the right to require further evidence to confirm that the Land is unencumbered, and further reserves the right to make additional requirements or add additional items or exceptions upon receipt of the requested evidence. To delete this requirement, the title agent must confirm with the owner that the Land is free and clear of mortgages and include such a recitation in the title affidavit. NOTE: Section 695.26 (1)(c), F.S., provides that no instrument conveying, assigning, encumbering or otherwise disposing of an interest in real property which is executed or acknowledged in Florida shall be recorded by the clerk of court unless the post office address of each witness is legibly printed, typed or stamped upon the instrument. If an instrument containing one or more witnesses is recorded, the witnesses addresses, as well as their names, should appear below their signatures. A business address may be used. The following note is incorporated herein for informational purposes only and is not part of the exception from coverage: All deeds conveying the subject property within the last 24 months are attached hereto. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. 72C 170BO9 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. MM1,rrrr - i'ANi!v 1 i.c The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-790B-485E-BBEC-FOB07120A1 B7 C'HIC."AGO i T L E INSU AN(I (,OMPANY* SCHEDULE B, PART II —Exceptions Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This Commitment and the Policy treat any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document will be excepted from coverage. The Policy will not insure against loss or damage resulting from the terms and conditions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this form. Taxes and assessments for the year 2026 and subsequent years, which are not yet due and payable. Standard Exceptions: A. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. B. Rights or claims of parties in possession not shown by the public records. C. Any lien, or right to a lien, for services, labor, or materials heretofore or hereafter furnished, imposed by law and not shown by the public records. D. Taxes or assessments which are not shown as existing liens in the public records. Any claim that any portion of the insured land is sovereign lands of the State of Florida, including submerged, filled or artificially exposed lands accreted to such land. 5. Any lien provided by County Ordinance or by Chapter 159, Florida Statutes, in favor of any city, town, village or port authority for unpaid service charges for service by any water, sewer or gas system supplying the insured land. NOTE: Exception 1 above shall be deemed deleted as of the time the settlement funds or proceeds of the loan to be secured by the insured mortgage, as applicable, are disbursed by the Company or its authorized agent. Neither the Company nor its agent shall, however, be under any duty to disburse any sum except upon a determination that no such adverse intervening matters have appeared of record or occurred. NOTES ON STANDARD EXCEPTIONS: Item 3A will be deleted from the policy(ies) upon receipt of an accurate survey of the Land acceptable to the Company. Exception will be made for any encroachment, setback line violation, overlap, boundary line dispute or other adverse matter disclosed by the survey. Items 313, 3C, and 3D will be deleted from the policy(ies) upon receipt of an affidavit acceptable to the Company, affirming that, except as disclosed therein (i) no parties in possession of the Land exist other than the record owner(s); (ii) no improvements have been made to the Land within 90 days prior to closing which have not have been paid for in full; and (iii) no unpaid taxes or assessments are against the Land which are not shown as existing liens in the public records. Exception will be made for matters disclosed in the affidavit. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. 72C 170B09 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. MM1,rrrr - i'ANi!v 1 i.c The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-790B-485E-BBEC-FOB07120A1 B7 WC'HIC."AGO i T L E . 1NSU AN(I COMPANY* 6. Restrictions, covenants, conditions, easements and other matters as contained on the Plat of Doctors Arm Subdivision Third Addition -Section A, recorded in Plat Book 6, Page 39, of the Public Records of Monroe County, Florida. 7. State Law under Chapter 76-190, now codified under Chapter 380, Florida Statutes; Chapter 27F-8 and Rule 28- 29.001 et seq., of the Florida Administrative Code for Land Planning for the Florida Keys Area of Critical State Concern, as originally recorded at Official Records Book 668, Page 43. 8. Subject to County Ordinance No. 10-1977, providing for annual levy on garbage and trash collection fees to be assessed upon this parcel of land, as amended by County Ordinance No. 13-1978. 9. Land use restrictions imposed under the Monroe County Land Use Plan and any other land use restrictions which may have been or will be imposed by any governmental body, including, but not limited to, the County of Monroe, the State of Florida and the Army Corps of Engineers. 10. Subject to County Ordinance No. 026-2022, which among other matters, pertains to and provides for amendments to the Monroe County Land Development Code; repeals, reenacts and updates Chapter 122, Floodplain Management, and contains provisions requiring inspections of property occupied by an elevated residential structure meeting certain criteria, prior to the transfer of ownership thereof, and which establishes penalties for non- compliance. 11. The nature, extent or existence of riparian rights or littoral rights is not insured. 12. Notwithstanding the legal description in Schedule A, this commitment/policy does not insure title to any lands lying below the mean or ordinary high water line of any navigable or tidally influenced waters, and specifically excludes from coverage any seawall, bulkhead or dock structure extending outside the insured lot(s) into the abutting waterway. 13. Rights of tenants occupying all or part of the insured land under unrecorded leases or rental agreements. NOTE: All recording references in this form shall refer to the public records of Monroe County, Florida, unless otherwise noted. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. 72C 170B09 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. MM1,rrrrr i'ANi!v 11 i.c The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Docusign Envelope ID: 95A958DF-79OB-485E-BBEC-FOB0712OA1 B7 C'HIC."AGO r L E INSU AN(I COMPANY* EXHIBIT A — Legal Description Lot 18, Doctors Arm Subdivision Third Addition -Section A, according to the map or plat thereof, as recorded in Plat Book 6, Page(s) 39, of the Public Records of Monroe County, Florida. This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by Chicago Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I —Requirements; and Schedule B, Part II —Exceptions; and a counter -signature by the Company or its issuing agent that may be in electronic form. 72C 170BO9 ALTA Commitment for Title Insurance (7-1-21) w-FL Mod Copyright 2021 American Land Title Association. All rights reserved. MM1,rrrrr IANi!v 11 i.c The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Return to: (Enclosed self-addressed stamped envelope) Name: OROPEZA, STONES & CARDENAS Address: 221 Simonton Street Key West, FL 33040 This Instrument Prepared By: Greg Oropeza 221 Simonton Street Key West, FL 33040 (305)294-0252 Property Appraiser's Parcel I.D. (folio) Number: 00312571-001900 QUIT CLAIM DEED THIS QUIT CLAIM DEED, executed this day of , 2026 by and between Monroe County, a political subdivision of the State of Florida, whose post office address is 1100 Simonton Street, Key West, FL 33040, party of the first part, and Suzanne T. Louden, as Trustee of the Matthews Realty Trust, a Florida Land Trust, whose post office address is 6256 Burlington Ave N, St. Petersburg, FL 33710, party of the second part. WITNESSETH, That the said party of the first part, for and in consideration of the sum of Ten and 00/100 ($10.00) Dollars, in hand paid by the said party of the second part, the receipt of which is hereby acknowledged, has remised, released and quit -claimed, and by these presents does remise, release and quit -claim unto the said party of the second part all the right, title, interest, claim and demand which the said party of the first part has in and to the following described lot, piece or parcel of land, situate lying and being in the County of Monroe, State of Florida, to wit: Lot 18, Doctors Arm Subdivision Third Addition -Section A, according to the map or plat thereof, as recorded in Plat Book 6, Page(s) 39, of the Public Records of Monroe County, Florida. TO HAVE AND TO HOLD the same, together with all and singular the appurtenances thereunto belonging or in anywise appertaining, and all the estate, right, title, interest and claim whatsoever of the said party of the first part, either in law or equity, to the only proper use, benefit and behoof of the said party of the second part forever. 1 IN WITNESS WHEREOF, the said party of the first part has signed and sealed these presents the day and year first above written. Signed, Sealed and Delivered in the Presence of: Signature of Witness Printed Name of Witness Signature of Witness Printed Name of Witness STATE OF FLORIDA COUNTY OF MONROE Monroe County, a political subdivision of the State of Florida Mayor Michelle Lincoln MONROE COUNTY ATTORNEY AP VeD k� 10,FORs —6.. .. iif 7 s wH The foregoing instrument was acknowledged before me by means of [ ] physical presence or [ ] online notarization this day of , 2026 by Michelle Lincoln, Mayor of Monroe County, a political subdivision of the State of Florida, who [ ] is personally known to me or [ ] has produced a as identification. [Notary Seal] 2 Notary Public Printed Name My Commission Expires: