Diligence before commitment
Title, the offering plan, the survey, the leases — we investigate before you sign, because that is when a problem is still cheap to fix.
PRACTICE · REAL ESTATE
Real Estate Transactions
Buying, selling, refinancing — a single deal that has to close on time and hold up afterward. New York is an attorney-state, so the contract, the diligence, and the closing all run through counsel. We represent buyers, sellers, and borrowers from the contract of sale through diligence to the closing table, on residential and commercial property alike.
- Discipline
- Real Estate
- Engagement
- A live deal
- Counsel
- Christopher Moye
REAL ESTATE
Diligence before commitment
Title, the offering plan, the survey, the leases — we investigate before you sign, because that is when a problem is still cheap to fix.
The problem
In a New York closing, the problems that cost you are the ones found after you sign — a lien, a title gap, a missed contingency, a rider no one read.
New York is an attorney-state for real estate: the contract of sale is negotiated by counsel and the closing is conducted by counsel, not by the broker. A missed contingency deadline, an unsearched title, an unread condominium or co-op document — each becomes expensive once you are bound. The protection is the work done before the contract is signed and before you reach the closing table.
Principles · 01
How we draft the matter.
Every engagement is composed against these commitments. They shape the protections we add, the questions we ask, and the document that leaves the file.
The contract carries the protection
Contingencies, representations, and deadlines decide who bears each risk. We draft and negotiate them rather than accept a broker's form.
Close clean and on schedule
We work to clear liens and title issues and coordinate the lender so the closing happens on time and the record is correct afterward.
What we watch · 02
What can break the matter.
These are the terms, structures, and practical risks that usually decide whether the work holds when the file is tested.
BUYERSELLER
Residential purchases and sales
Co-ops, condos, and townhouses — proprietary leases, offering plans, board approval, and the contract reviewed so a buyer or seller knows the terms before signing.
BORROWEROWNER
Refinances and financing
Loan document review, lender coordination, and resolution of liens or title issues so the new mortgage records cleanly and ownership stays clear.
INVESTORBUSINESS
Commercial transactions
Acquisitions, dispositions, and financing of commercial property, with the heavier zoning, lease, and environmental diligence those deals require.
The work · 03
Four steps. One engagement.
Each step is concrete; each step has a deliverable. The scope is defined, the matter moves, and the file closes.
- 01
Contract review
We negotiate the contract of sale and its riders, setting the contingencies and deadlines that protect you before you are bound.
- 02
Due diligence
We investigate title, the offering plan or survey, and liens — and on commercial deals, zoning, leases, and environmental exposure.
- 03
Financing coordination
We work with your lender to satisfy the loan and title requirements so the closing is not derailed at the last moment.
- 04
Closing
We represent you at closing, work to clear remaining issues, and confirm the deed, shares, or loan and the record are correct afterward.
Proof
What stands behind the work.
What stands behind the work — credentials and representative engagements, stated plainly.
Transactions are handled by Christopher Moyé, Esq., who authors the firm's published writing on New York real estate.
Residential and commercial purchases, sales, and refinances, including co-op and condo closings, contract negotiation, title and lien resolution, and lender coordination.
Every deal runs on diligence first — title, the offering plan or survey, and the contract terms — so the issues are surfaced and resolved before you are committed.
Common questions
Questions clients ask.
Plain answers to the questions that come up most. If yours is not here, send the facts — we answer in writing.
- Do I need an attorney to buy or sell property in New York?
- In practice, yes. New York is an attorney-state for real estate: the contract of sale is negotiated by counsel and the closing is conducted by counsel rather than by the broker. For a co-op there is also the proprietary lease, the offering plan, and board approval to review, and for a condo there is the deed and the building's documents. A party without counsel is signing documents no one has explained.
- What does a closing attorney handle in a typical transaction?
- We negotiate the contract of sale and its riders, set the contingencies and deadlines that protect you, review title or the co-op's offering plan and financials, coordinate the lender's requirements, work to clear liens or title defects, and represent you at the closing. The aim is that issues are found and addressed before you are bound, not after. We do not guarantee that a given deal will close, since that depends on facts and parties outside our control.
- How does a refinance differ from a purchase or sale?
- A refinance has no buyer or seller, but it still runs through diligence and a closing. The lender orders a title rundown, requires that existing liens be satisfied or subordinated, and conducts its own closing. We review the loan documents, address title or judgment issues that surface, and confirm the new mortgage records correctly so ownership and priority are clean afterward.
- What are the typical costs at a New York closing?
- Closing costs commonly include state and, in the city, local transfer taxes, recording fees, title insurance on real property, and lender charges. New York's mansion tax adds a tax on residential purchases at or above one million dollars, rising in tiers at higher prices. The figures turn on the property, the price, and the financing, so we map them to your specific deal before you reach the table. Any fee we quote for our own work comes with a written statement of its scope.
- What happens if a problem surfaces during diligence?
- It depends on the contract. Well-drafted contingencies and representations decide who bears a title defect, a failed inspection, a denied loan, or a board rejection, and they often give you a path to renegotiate or to cancel and recover your deposit. That is why the contract is reviewed before signing rather than after. We cannot promise any particular resolution, because the outcome turns on the deal terms and the other side's position.
FROM CONTRACT TO CLOSING
Close the deal with counsel at the table.
Bring the property you are buying, selling, or refinancing. We negotiate the contract, run the diligence, and represent you at closing so the transaction holds.
Begin a conversation