Real Estate Law
Denise has made real estate law one of the central focal points of her practice. She enjoys assisting clients in what is usually a life changing experience by making the process smooth and as stress-free as possible. She believes that an important element of practicing law is customer service. Clients should feel comfortable reaching out to their attorneys whenever questions arise during a transaction and should expect to receive a return phone call or e-mail in a timely fashion. This is especially important in real estate transactions where key components of the transaction are time sensitive. Part of providing excellent customer service is keeping everyone on the client’s team informed and part of the process. Denise prides herself on providing this type of service to her clients.
Denise’s full service real estate practice offers experienced guidance in the following areas:
- Sales and Purchases. The representation of buyers and sellers in the acquisition and disposition of the various kinds of real estate including residential and commercial properties both vacant and improved.
- Title. The examination of title to real estate, taking action to remove title exceptions to enable the seller to give clear title to the purchaser, and reviewing and advising purchasers of deed restrictions or covenants that may impact or limit development of property.
- Due diligence. An important component of any acquisition, whether commercial or residential is due diligence regarding the property. In a residential transaction, clients should have an engineer inspect the house for structural integrity and to determine the physical condition of the major systems within the residence. Clients also should become aware of whether there is or ever has been an underground oil tank on the property. Due to our proximity to the ocean and bay, salt water intrusion causes these tanks to rust and decay and ultimately fail resulting in the potential for an oil leak. Leaking oil tanks can result of thousands of dollars in remediation cost. Whether you are a purchaser or seller, the presence of these tanks is problematic and clients should discuss with their attorney the options regarding removal, abandonment, and testing. Other areas of due diligence include determining whether the property has a certificate of occupancy for all structures located on it and whether the property is in compliance with clearing regulations. Non-compliance with zoning or clearing regulations can also result in costly remediation post-closing or the need for additional permits or variances. Due to the sheer volume of real estate transactions Denise has closed, she will be able to properly advise you regarding your due diligence options and can make recommendations for how to correct any issues that arise during this process.
- Zoning Analysis for potential Land Use. Legal analysis regarding potential development of residential and commercial properties is a key component of many transactions on the eastern end of Long Island. The combination of wetland setbacks, bluff/dune crest setbacks, and traditional setbacks such as front yard, side yard, and rear yard setbacks often confine building to an envelope that may be surprising small without relief or permits from the Zoning Board of Appeals and/or the New York State Department of Environmental Conservation. Applicable Flood Zone designations can also restrict development and may result in the costly elevation of an existing residence to a minimum height about the flood plain as a result of renovation plans. Having an attorney with knowledge of these restrictions can be instrumental in guiding the client in connection with a potential offer on an acquisition and in making an informed decision about whether the property can be improved in a manner that the client envisions for the future.
- Financing. Denise has worked with many commercial lenders during the course of her career and can readily assist a purchaser in navigating the channels of acquisition financing. She has represented clients in standard origination loans, construction loans, private financing, bridge loans, Small Business Association guaranteed loans, and Veteran’s Association guaranteed loans.