Hilton Head Island Closings from Our Bluffton Office

Many Hilton Head Island homes and villas are second homes or rentals, which brings association, regime, and rental questions into the closing. Smith Law, LLC handles Hilton Head Island closings from our office at 200 Okatie Village Drive, Suite 103, just off US 278 in Bluffton. Brandon has handled over 10,000 closings.

What makes a Hilton Head Island closing different

Gated plantations and POAs. Much of the island is organized into private communities such as Sea Pines, Palmetto Dunes, Shipyard, Port Royal Plantation, Long Cove, and Hilton Head Plantation. Each has its own property owners’ association, covenants, and transfer requirements. We request the estoppel or status letter, confirm dues and assessments, and collect any documents the association needs at transfer.

Villa and condominium regimes. Many island properties are villas in a horizontal property regime. In addition to the community POA, a villa may have its own regime association with separate dues and rules. Lenders also review the regime more closely, and some condominium projects require additional lender review.

Short-term rental properties. Buyers of rental villas often take over existing rental bookings or management agreements. We coordinate with the buyer, seller, and rental company on the items that need to be handled at closing, such as prorated rental income and security deposits. The Town of Hilton Head Island requires a short-term rental permit, and the Town states that a permit cannot be transferred to a different owner, so a buyer who plans to rent needs a new one. The Town updates its rules, so check its short-term rental page for current requirements.

Older leasehold and resort parcels. A small number of island parcels have unusual title histories, including leasehold or resort-era restrictions. Our title review looks for these before closing.

Flood and wind insurance. Much of the island is in a designated flood hazard area, and lenders typically require flood coverage and windstorm coverage. We work with the lender to confirm insurance is bound before closing.

How the process works

1. We open the file when the contract is signed.

2. We search title in the Beaufort County Register of Deeds and order title insurance.

3. We request POA and regime estoppel letters.

4. We prepare the deed and settlement figures and coordinate with the lender and agents.

5. You sign at our office or at a signing arranged elsewhere.

6. When the signed documents and funds arrive, we disburse and record the deed in Beaufort County.

Frequently asked questions

What is a POA estoppel letter?

It is a statement from the property owners’ association showing dues, assessments, and any amounts owed on the property. It helps make sure the buyer does not inherit the seller’s unpaid balances.

Can a rental villa’s existing bookings transfer to the buyer?

That depends on the purchase contract and the rental company’s agreements. We handle the closing side once the parties agree.

Is title insurance required?

A lender will require a lender’s policy. An owner’s policy is optional but recommended, since it protects the buyer’s own investment.

Under contract on a Hilton Head Island home or villa? Call Smith Law, LLC at 843.705.4400 to open your file. We are at 200 Okatie Village Drive, Suite 103, Bluffton, South Carolina 29909.

Related pages

This page is general information, not legal advice. Contacting us does not create an attorney-client relationship.