Florida is roughly the size of England and Wales and has a population of about 16 million people.

It is situated in the south east of the USA and consists primarily of a peninsula that has the Atlantic Ocean to its east, the Gulf Of Mexico to the west and the Straits Of Florida to the south.

To the north, Florida is bordered by the states of Alabama and Georgia and at the southern tip of Florida there is a string of islands known as the Florida Keys.

Florida is mainly flat plain and this combined with its location and lengthy coastline means that Florida is particularly at risk from storms and hurricanes.

Laws passed in 1995 mean properties built in the last ten years are generally better suited to withstand extremes of weather.

Florida has two climatic zones. Northern Florida has rain all year with a subtropical, warm temperate climate and southern Florida has a damp and changeable tropical climate with between three and five months without rain. Humidity is a major problem, particularly in the summer months.

The average annual temperature in the state capital of Tallahassee is 20°C (68°F). Further south, Fort Lauderdale enjoys an average temperature of 25°C (77°F). No surprise then that Florida basks in the nickname of "The Sunshine State".

Florida attracts almost 60 million visitors a year and is the theme park capital of the world thanks to Walt Disney World’s Magic Kingdom, Epcot, Universal Studios, Sea World and similar attractions. It also boasts excellent nightlife, shopping and sports facilities.

The USA operates a Multiple Listing Service where all licensed real estate agents and brokers have access to every property in their area.

A real estate agent can act on behalf of the seller, the buyer or indeed for both parties. The agent's obligations to the buyer vary depending on what arrangement is entered into, but commissions are paid for by the seller in all cases.

Title Companies are often used instead of lawyers for property transactions. They operate on a fixed fee basis. Lawyers can be employed and are more expensive than title companies, but not substantially so.

Total Buying Costs including legal expenses, taxes, insurance, etc., are between 3% and 6% of the property's price.

If buying real estate with the intention of renting it out when you're not using it, it's important to note that property in Florida is often subject to zoning regulations preventing, or limiting, short-term lets. Tax must be paid on rental income.

Three to four bedroom villas within 15 minutes of Disneyworld are traditionally the best rental properties, but competition from increasing numbers of villas to let has dented average yields.

Florida has no income tax, but does have sales and property taxes.

Embassies:
US Embassy, 24 Grosvenor Square
London, W1A 1AE (Telephone 020 7499 9000)
British Consulate, Brickell Bay Office Tower, 1001 Brickell Bay Drive
Suite 2800,
Miami, FL 33131 (Telephone 305 374 1522)