Question 1

What is the non-emergency contact number for the local police station in Quincy, Massachusetts?

Accepted Answer

For non-emergency response, you may call the Quincy Police Department at +1 617-479-1212.

Question 2

Where can I get a copy of police reports for incidents related to my case in Quincy, Massachusetts?

Accepted Answer

You can obtain a copy of a police report by making a request online at https://www.quincyma.gov/qpdcontact2/qpdrecordsrequest.php. You can also make a request in person or via mail addressed to the Records Access Officer of the Quincy Police Department: Lieutenant Terence McDonnell, Inspector of Divisions, One Sea Street, Quincy, MA 02169.

Question 3

Are sellers required to disclose a property’s condition in Quincy?

Accepted Answer

In Quincy, sellers are not legally obligated to provide comprehensive disclosures to potential buyers regarding the history and condition of the property. However, there are two specific disclosures that sellers must make: disclosing the presence of lead paint and disclosing the existence of a septic system.

Question 4

Can a homeowner's association in Quincy foreclose on a property for unpaid HOA fees?

Accepted Answer

In Quincy, if you fail to pay your homeowners' association fees, the association has the authority to place a lien on your property and potentially foreclose on your home. If you do not pay the required fees, the association can put a claim on your home. If you continue to not pay, the association may proceed with foreclosure. The order of priority of these claims determines what happens to other claims, like mortgages, if the association decides to foreclose.

Question 5

How does the Homestead Act work in Quincy?

Accepted Answer

The Massachusetts Homestead Act protects homeowners in Quincy by safeguarding up to $500,000 in home value from creditors, preventing forced sales if the owner or covered family member resides or plans to reside there. Existing homestead estates remain valid regardless of law changes, with exemptions of up to $125,000 without filing and $500,000 with filing. Spouses can file jointly while refinancing doesn't require re-filing. Additionally, the act covers homes in trusts.

Question 6

What requirements must landlords follow to evict tenants in Quincy?

Accepted Answer

To evict Quincy tenants, landlords must follow court procedures, avoid using force or harassment, and comply with eviction rules. Failure to do so allows tenants to prevent eviction. A Notice to Quit informs tenants about the required timeframe for moving out, depending on the reason for eviction. In cases of unpaid rent, landlords must provide a special form explaining the assistance available to halt the eviction. If landlords fail to provide this form, they cannot file a non-payment eviction case.

Question 7

Can you rent out your property in Quincy as a short-term vacation rental?

Accepted Answer

Short-term rentals are prohibited in Quincy's Residential A neighborhoods, income-restricted housing complexes, and properties with municipal ordinance violations. Additionally, all individuals who are renting their properties for short-term stays are required to register with the city. The city’s laws also prohibit rentals on properties where the owner does not reside on-site.

Question 8

What does a real estate attorney do?

Accepted Answer

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.

Question 9

Can I purchase property without a real estate attorney?

Accepted Answer

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.

Question 10

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

Accepted Answer

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.

Question 11

What’s the difference between real estate and property?

Accepted Answer

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.

Question 12

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

Accepted Answer

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.

Question 13

What does a real estate lawyer do at closing?

Accepted Answer

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.

Question 14

Do I need a lawyer to sell my house privately?

Accepted Answer

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

Question 15

Can a real estate lawyer represent the buyer and seller?

Accepted Answer

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.

Question 16

How much does a closing attorney cost?

Accepted Answer

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.

Question 17

Do you need a lawyer to sell land?

Accepted Answer

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.

Question 18

What role does a real estate lawyer play in mortgages?

Accepted Answer

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.

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Frequently Asked Questions

What is the non-emergency contact number for the local police station in Quincy, Massachusetts?

Are sellers required to disclose a property’s condition in Quincy?

Can a homeowner's association in Quincy foreclose on a property for unpaid HOA fees?

How does the Homestead Act work in Quincy?

What requirements must landlords follow to evict tenants in Quincy?

Can you rent out your property in Quincy as a short-term vacation rental?