Buying or selling a home, explained clearly.

Ideally, when you're serious about a home and preparing to make an offer.

Once your offer is accepted, you should certainly contact us so we can begin the contract process.

Start with the property address, accepted offer or broker's deal sheet, broker contact information, your lender or preapproval information, and any inspection report or agreements about repairs, credits or included items.

If you don't have everything yet, that's fine. We can start with what you have.

In a typical New York residential purchase, the transaction is ordinarily not binding until a written contract has been signed by the parties.

However, particular documents or circumstances may be different, so contact us before signing anything.

You'll also need to budget for closing costs, which may include attorney fees, lender charges, title costs, taxes, insurance, prepaid interest and escrow deposits.

The amount depends on the property, location and financing.

Use our closing-cost estimator as a starting point. We'll help you understand the legal and title-related closing charges, while your lender provides its financing figures.

Estimate your closing costs

Let us know about the issue before signing the contract.

You may request repairs, a credit, a price adjustment or additional investigation, but the seller is not automatically required to agree.

We can discuss the findings with you and, where appropriate, negotiate contract terms addressing your concerns.

Once a contract is signed, your rights depend on its terms.

That depends on the mortgage contingency, the lender's reasons and whether the required application and notice deadlines have been followed.

Some contracts permit cancellation and return of the deposit in qualifying circumstances. Others do not.

Contact us immediately if financing becomes uncertain. We'll review your contractual rights and advise you regarding your options.

Title insurance protects you if someone later discovers a covered problem with the legal ownership of your home.

For example, there may be an old unpaid mortgage, an unknown lien or someone else claiming an ownership interest.

If a covered problem arises, the title insurance company can help defend your ownership and cover certain losses, subject to the policy's terms.

Unlike most insurance, which protects against future events, title insurance generally protects against covered problems that existed before you purchased the property.

We'll help you understand the title-related issues that arise in your transaction.

A property survey is a drawing prepared by a licensed surveyor that shows the boundaries of your property and where the house, driveway, fences and other structures are located.

It can reveal issues you might not notice when looking at the property, such as a neighbor's fence crossing the property line, a driveway extending onto someone else's land or a structure built too close to a boundary.

Sometimes an existing survey can be used, while other transactions require a new one.

We'll assist you in reviewing relevant survey issues and discussing them with the title company where necessary.

Many New York purchases involving a mortgage close approximately two to three months after the contract is signed, although every transaction is different.

Cash purchases can sometimes close much faster, provided the property, title and seller are ready.

We'll work with the other parties on the legal aspects of getting your transaction ready for closing.

You sign the necessary purchase and loan documents, if applicable, and the purchase funds are delivered according to the closing arrangements, generally by bank check or wire.

Keys are typically delivered at closing unless the contract provides for another arrangement, such as temporary post-closing possession by the seller.

We'll advise you regarding the contract's possession provisions and assist with any legal issues involving those arrangements.

Before sending a deposit or closing funds, call us or the title company at a telephone number you independently know and confirm the payment instructions.

Treat any unexpected or last-minute change to wire instructions as suspicious until independently verified.

Ideally, when you're preparing to market your property, and certainly before signing a contract.

Once you accept an offer, we can begin preparing the contract and reviewing issues that may affect the transaction.

Start with the property address, broker information, agreed sale terms, existing mortgage information and any survey or title documents you have.

Also tell us about known issues involving the property, open permits, violations, tenants or agreements with the buyer.

You don't need to gather everything before making the first call.

The broker typically sends a deal sheet to the attorneys outlining the agreed terms.

We prepare the contract of sale and negotiate it with the buyer's attorney.

Once the contract is signed and deposit arrangements are completed, we assist with the legal matters necessary to prepare for closing.

Usually not. The proceeds from the sale are typically used to pay off your existing mortgage at closing.

These issues may need to be addressed before closing.

Depending on the contract and the nature of the issue, they may require correction, municipal sign-off or another agreed arrangement.

Tell us about known issues early. We'll review their contractual implications and assist you in addressing them with the appropriate parties.

The answer depends on the mortgage contingency, including its deadlines, notice requirements and whether the buyer complied with the contract.

We'll review the situation and explain whether the buyer may cancel, must continue toward closing or may be in default.

Sellers generally receive their net proceeds at closing after mortgages, liens, closing expenses and other required amounts are paid.

Possession is ordinarily delivered at closing unless the contract provides for another arrangement.

If you need time to remain in the property after closing, discuss that with us before signing the contract so we can assist in negotiating the appropriate provisions.