Best Real Estate Attorneys in Amherst

FAQs

• What is the non-emergency contact number for the local police station in Amherst, New York?

  For non-emergencies, please call the Amherst Police Department at (716) 689-1311.

• Where can I get a copy of police reports for incidents related to my case in Amherst, New York?

  To obtain a copy of a police report in Amherst, you can visit the Amherst Police Records Department at 500 John James Audubon Pkwy, Amherst, NY 14228. They are open for in-person requests from Monday to Friday, between 9:00 a.m. and 4:00 p.m., excluding legal holidays. If you prefer to receive the report via US Mail, include a self-addressed stamped return envelope.

• What's the usual duration for completing a property transaction in Amherst?

  Generally, in Amherst, the period from initiating a real estate agreement to closing the deal spans approximately 60 days. The contract usually provides the buyer a 4-6 week window to secure financing. However, the proposed closing date in the contract isn't absolute; hence it's advisable to defer any plans relating to relocation, insurance termination, or utility transfer. Sometimes, unforeseen issues may extend this timeframe to more than 90 or even 120 days.

• Why is it beneficial to hire a proficient real estate lawyer in Amherst?

  Securing the services of a seasoned real estate lawyer in Amherst, familiar with the local property laws and protocols, can circumvent numerous complications. Such an attorney, adept at interpreting contract of sale and title report details, can gear up for the closing, answer your inquiries, and guide you through the transaction phases. They can adapt contract clauses using riders, tackle issues that arise post-contract, and promptly study the title report to iron out potential problems, ensuring a fluid transaction.

• What is the protocol for transferring property titles in Amherst related to sanitary sewer inspections?

  In Amherst, before the title transfer of any property with structures built before 1965, a mandatory sanitary sewer inspection is required. A Certificate of I&I Compliance from the town must be obtained. Should a property fail the inspection, a violation notice will be issued. This protocol, in line with the Local Sewer Use Law, helps manage wastewater discharges by identifying any unauthorized connections or defective pipes.

• What is the purpose and structure of the Amherst Zoning Ordinance?

  The Amherst Zoning Ordinance is designed to foster orderly town development and protect public welfare, in line with the Master Plan. This ordinance divides Amherst into commercial, industrial, residential/rural districts and several overlay districts such as the Aquifer Conservation and Wellhead Protection Overlay District. Streets, waterways, and rail lines determine zoning district boundaries. The Board of Adjustment resolves boundary uncertainties.

• How can homeowners in Amherst cut down on realtor commissions while selling their property?

  Real estate agent commissions in Amherst usually range from 3.57% to 6.37%. Homeowners have the option to forego agents and sell their property as For Sale By Owner (FSBO), although this may impact the final selling price and prolong market presence. An alternative is partnering with agents willing to work for reduced commissions, ensuring expert assistance while managing expenses.

• 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.