The deed says what you own. The commitment says what you own it subject to. At Alba Palm Beach, here is how to read both, and what the water adds.
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A condominium buyer takes title to a residence and a share of the common elements, as the declaration describes them. New towers are usually conveyed by special warranty deed, which covers only claims from the developer’s own years of ownership. Older claims fall to the title insurer, so the owner’s policy matters more at a new building like Alba Palm Beach, not less.
Alba Palm Beach: 55 residences: two-, three- and four-bedroom condominiums plus two- and three-storey townhomes, 1,778 to more than 4,500 square feet; limited residences per floor, private elevators and vestibules, private gated entry.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
Before closing at Alba Palm Beach, the title agent issues a commitment. One schedule lists what must happen first: the construction loan released from your residence, liens cleared, the deed recorded. The other lists the exceptions the policy will not cover. Typical ones in a new Miami tower: the declaration, easements, any shared facilities agreement with a hotel or commercial owner, city covenants, and the year’s taxes. Read each one.
Alba Palm Beach: BGI Companies (developer) with Blue Road (co-developer).
Alba Palm Beach: No brand or operator is recorded for this building.
In Florida the bed of navigable water below the mean high water line belongs to the state. The upland owner holds riparian rights: access, a view, and a dock once permitted. In a condominium like Alba Palm Beach those rights usually sit with the association, not with one residence. A dock may stand partly on state submerged land under a lease, and slips may be limited common elements, sold separately, or licensed on terms that can end. On a beach, the coastal construction control line limits building seaward of it.
Alba Palm Beach: 4714 N. Flagler Drive, West Palm Beach, FL 33407; west bank of the Intracoastal Waterway, no fixed bridges to the Atlantic, direct east views of Palm Beach Island.
Which exceptions will the owner’s policy carry, and can any be removed? Are the dock and slips on a submerged land lease, and how are slips allocated? Is any part of the site seaward of the control line? The desk reads the commitment for Alba Palm Beach with you and introduces counsel for the legal opinion.
The deed names what you bought. The exceptions name what came with it.
Developer materials for Alba Palm Beach as carried on the live dossier, verified September 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
Contact the desk at Miami Dossier for the documents behind this note, read one to one with you and your advisers.
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We hold no listings and we are not the developer. Contact the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. On this topic that means the document before the opinion. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
The Miami Dossier team works for the buyer, not the developer. Every agent on Samuel Strauch’s team represents buyers in Miami pre-construction.
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