Best Real Estate Lawyers in Tulsa, OK

FAQs

• What is the non-emergency contact number for the local police station in Tulsa, Oklahoma?

  For non-emergency cases, you may call the Tulsa Police Department. Their non-emergency line is (918) 596-9222.

• Where can I get a copy of police reports for incidents related to my case in Tulsa, Oklahoma?

  You can submit requests through the Tulsa Police Department Open Records Center portal at https://tulsapolice.govqa.us/WEBAPP/_rs/(S(4302mtqocgmbixe4bfkiuhtt))/SupportHome.aspx?sSessionID=. Alternatively, you can send a request by mail using the form found at https://www.tulsapolice.org/_files/ugd/86de4f_b82851ca1b094628992f5a386d678358.pdf to the Records Custodian at Tulsa Police Records, P.O. Box 1027, Tulsa, OK 74103. For inquiries, you can call (918) 596-2828.

• Can a seller back out of a real estate deal in Tulsa?

  Backing out of a real estate deal in Tulsa often involves meeting specific conditions. Using a contingency clause is a common way to exit a contract. This clause lets either party, buyer or seller, end the agreement if certain conditions are not fulfilled. For example, the home inspection contingency allows buyers to cancel if there are inspection issues. Additionally, Oklahoma law offers a three-day right of rescission for residential buyers, allowing cancellation within three days of signing, without any penalties.

• Can a homeowners' association (HOA) in Tulsa foreclose a property for the owner's unpaid dues?

  If you fail to pay HOA or COA fees, the association can place a lien on your property which can potentially be foreclosed. HOAs and COAs in Tulsa are given the lawful authority to impose a lien if fees go unpaid. They might proceed with foreclosure in case of non-payment.

• How do adverse possession laws work in Tulsa?

  To establish legal ownership through Oklahoma's adverse possession law, one must physically occupy the property in Tulsa for a minimum of 15 years, while the actual landowner retains a two-year window to challenge the adverse occupation. State adverse possession rules commonly include six criteria: physical use, continuous occupancy, hostile possession, visible use, sole control, and proving genuine property entitlement.

• Are there any disclosure requirements for sellers in Tulsa regarding property defects?

  Sellers in Tulsa are required to complete a property disclosure statement that lists any known defects or problems related to the property. If a buyer later discovers a defect that was not disclosed in this statement and believes that the seller withheld information, they have the right to take legal action. This legal action could involve seeking compensation for damages caused by the undisclosed defect.

• Can a landlord in Tulsa terminate a residential lease early?

  Yes, landlords in Tulsa have the right to prematurely terminate a lease if tenants significantly violate lease terms. This includes instances such as consistent late or non-payment of rent, violating no-pet clauses, causing property damage, or engaging in criminal activities on or near the premises. Landlords are required to give appropriate notice to the tenant. According to Oklahoma legislation, a minimum notice period of 30 days is mandatory for lease termination.

• What does a real estate attorney do?

  Real estate attorneys are responsible for preparing and reviewing transactional documents and helping clients with the closing process. They draft purchase agreements, perform title searches, write title insurance policies, disburse funds, and prepare federally mandated HUD-1 settlement statements. They can also help clients understand the tax implications of selling a home. In the case of a dispute between the buyer, seller, or a third party, real estate attorneys also defend clients in court. Even if there is no identifiable dispute over the transaction, an attorney will make sure everyone “plays by the rules” during the purchase or sale.

• Can I purchase property without a real estate attorney?

  In some cases, it’s possible to purchase residential or commercial real estate without consulting a real estate lawyer. However, legal representation is required in approximately 20 states, and some jurisdictions require a lawyer to be present at the closing. Usually, real estate attorneys take over once real estate agents have an offer in hand. Buyers are encouraged to consult an attorney when purchasing damaged or bank-owned property or real estate located in high-risk areas. Attorneys can also assist out-of-town buyers and negotiate favorable solutions if liens, structural issues, or legal challenges crop up during the procurement.

• What does a real estate attorney do for a buyer/seller?

  Real estate transactions may seem cut and dried, but it’s common for unforeseen difficulties to arise. Attorneys who represent buyers or sellers can facilitate a successful transaction while protecting their clients’ interests and preventing costly mistakes. On the buyer’s side, attorneys can provide advice related to financing, estate planning, tax law, and first-time home buyer credits. Real estate attorneys can also help sellers who are dealing with challenges due to liens, structural damage, probate disputes, or uncooperative partners.

• What’s the difference between real estate and property?

  Real estate includes land, permanent structures, and natural resources, such as water, minerals, and trees. Property typically describes personal items and belongings that aren’t permanently attached to land. The transfer of real property includes the bundle of legal rights, which give landowners the freedom to possess or occupy the property, enjoy their land without interference, restrict others’ access to the property, and dispose of their ownership rights as they see fit.

• What happens when a real estate lawyer puts a lien on you?

  In most cases, liens stay attached to the property until the debt is satisfied or the debtor files for bankruptcy. The creditor’s rights vary depending on whether the lien is voluntary or involuntary. Additionally, if a lien has been perfected, that lienholder has priority over other creditors. Voluntary liens are most common when homeowners use their property as collateral against a secured loan. Involuntary liens are typically related to back taxes, court judgments, and child support. Properties are also subject to involuntary mechanic’s or materialman’s liens in case a customer or contractor fails to pay for materials or labor. Liens don’t necessarily prevent someone from transferring property, but most buyers want a title that’s free and clear.

• What does a real estate lawyer do at closing?

  Lawyers perform critical functions during every stage of the closing process. They draft and review documents, negotiate contracts, and finalize all of the details needed to close the sale. Attorneys who represent buyers can negotiate the terms of sales contracts, including contingencies, perform title searches to ensure that the seller can legally transfer ownership, and resolve issues related to third-party claims, liens, and easements. They can also assist with loan paperwork, title insurance, and other financial matters, such as taxes and transfer fees. Real estate attorneys who represent sellers are responsible for handling deeds, insurance declarations, and payoff letters.

• Do I need a lawyer to sell my house privately?

  Not necessarily. Some states require a real estate attorney to be present at the closing, but there are some situations when you might consider hiring one even if it's optional where you live. Examples might include:

  • You're selling the house with an uncooperative partner
  • You've inherited a property from an owner who is now deceased
  • You anticipate tax consequences

• Can a real estate lawyer represent the buyer and seller?

  Generally speaking, no, because the seller and buyer have different priorities when it comes to a home sale, and some of those interests conflict. States have specific laws governing whether or not a real estate lawyer can represent the buyer and seller, and if this does happen, there's often a waiver that has to be signed by both parties acknowledging a conflict exists. States may have different names for a document like this, but it's usually called a Conflict Waiver. Acceptable exceptions for using the same real estate lawyer might include a property being transferred from one family member to another, such as a father to his son.

• How much does a closing attorney cost?

  Some states require a closing attorney, while others deem it optional. The cost of hiring a closing attorney varies widely by the state and law firm you choose. You can expect to pay between $2,500 and $3,000 for a simple buy/sell transaction, but keep in mind that this cost is likely to vary depending on your location and the complexities of the closing.

• Do you need a lawyer to sell land?

  Technically, no, you don't need a lawyer to sell land, but there are some situations when it might be a good idea. You might consider hiring an attorney if you are faced with existing boundary disputes, involved in a sale of land that's partially wetland, or in circumstances concerning tax issues. Specific laws related to land vary by state, but one potential issue is the tax rate, which can differ depending on whether the land can have structures built on it.

• What role does a real estate lawyer play in mortgages?

  Lawyers can assist buyers and sellers in transactions involving bank financing. They can review the fine print, any title insurance declarations, and the mortgage terms. A real estate attorney also will ensure that funds are distributed to the correct parties, especially if there are any outstanding mortgages or liens that need to be paid before the title transfer.