Real Estate Lawyer in Commack, NY

Protect Your Property Investment From Costly Mistakes

Navigate Suffolk County real estate transactions with confidence and avoid the legal pitfalls that derail deals.

Hear from Our Customers

Property Attorney Suffolk County

Close On Time Without Legal Surprises

You’re about to make one of the biggest financial decisions of your life. The last thing you need is a contract mistake that costs you thousands or a title issue that surfaces three days before closing.

When you work with an experienced real estate attorney, you get someone who spots problems before they become expensive disasters. Your contracts get reviewed with a fine-tooth comb. Title searches uncover liens and encumbrances that could haunt you later. Closing documents get prepared correctly the first time.

You sleep better knowing someone with legal training is protecting your interests. Your closing happens on schedule. You move forward with confidence, not worry about what you might have missed.

Commack Real Estate Law Firm

Local Expertise You Can Actually Reach

The Frank Law Firm P.C. has been handling real estate transactions throughout Suffolk County for years. We know the local market, the municipal requirements, and the title companies that get deals done efficiently.

You won’t get shuffled between paralegals or wait days for return calls. When you have questions about your contract or closing documents, you get straight answers from someone who’s handled hundreds of similar transactions in Commack and surrounding areas.

We built this practice on the idea that real estate law should be clear, accessible, and focused on protecting clients’ investments without unnecessary delays or complications.

Real Estate Closing Process NY

Here's How Your Transaction Gets Protected

First, we review your purchase contract before you sign anything. This catches problematic clauses, unreasonable contingencies, and terms that could cost you money down the road. You know exactly what you’re agreeing to.

Next comes the title search and document preparation phase. We coordinate with title companies to identify any liens, easements, or ownership issues. All closing documents get prepared and reviewed for accuracy. You receive copies ahead of time so there are no surprises at the closing table.

Finally, we attend your closing to handle any last-minute issues and ensure all documents are properly executed. Funds get distributed correctly, title transfers smoothly, and you walk away with clear ownership of your property. The whole process typically takes 30-45 days from contract to closing.

Ready to get started?

Explore More Services

About Frank Law Firm, P.C.

Get a Free Consultation

Residential Commercial Real Estate Attorney

Complete Legal Coverage For Property Transactions

Whether you’re buying your first home in Commack or acquiring commercial property for your business, you get comprehensive legal representation. We handle purchase and sale contracts, title examinations, closing document preparation, and post-closing issues.

For residential clients, this includes reviewing mortgage documents, coordinating with lenders, and ensuring compliance with New York State disclosure requirements. Commercial clients get additional support with zoning issues, environmental concerns, and lease negotiations.

You also get representation for real estate disputes, boundary issues, and contract breaches. If problems arise after closing, we can help resolve title defects, easement disputes, and other property-related legal matters. The goal is protecting your investment from purchase through ownership.

Do I really need a real estate attorney for a simple home purchase?

New York State requires attorney representation for real estate closings, but even if it didn’t, you’d want legal protection for such a major purchase. Real estate contracts contain dozens of clauses that can significantly impact your rights and obligations. A missed contingency deadline could cost you your deposit. An overlooked title issue could result in thousands in unexpected expenses. We have seen buyers lose deals or face costly problems because they didn’t have proper legal representation from the start. The attorney fee is minimal compared to the financial protection you receive.

How long does the typical real estate closing process take in Suffolk County?

Most residential transactions in Suffolk County take 30-45 days from signed contract to closing, assuming no major complications. Commercial deals often take 60-90 days due to additional due diligence requirements. The timeline depends on factors like mortgage approval, title search results, property inspections, and municipal approvals. We work proactively to identify potential delays early and keep transactions on track. Having an experienced local attorney who knows Suffolk County procedures and maintains good relationships with title companies and lenders can significantly reduce the risk of unexpected delays.

What's the difference between hiring you versus using the bank's attorney?

The bank’s attorney represents the lender’s interests, not yours. Their job is protecting the bank’s investment and ensuring the mortgage documents are properly executed. You need your own attorney to review the purchase contract, negotiate terms, examine title, and protect your interests throughout the transaction. We represent only you and focus on issues that affect your investment. This includes spotting unfavorable contract terms, identifying title problems, and ensuring you understand all documents before signing. You want someone whose only concern is protecting your interests, not the bank’s.

How much do real estate attorney fees typically cost in Commack?

Real estate attorney fees in Suffolk County typically range from $1,500 to $3,000 for residential transactions, depending on complexity. Commercial deals vary more widely based on the transaction size and complexity. We provide clear fee quotes upfront so you know exactly what to expect. This covers contract review, title examination, document preparation, closing attendance, and post-closing follow-up. When you consider that attorney fees represent less than 1% of most property purchases, it’s a small investment for the legal protection and peace of mind you receive. We can discuss specific fees during your initial consultation.

What happens if problems are discovered during the title search?

Title issues are more common than most buyers realize, but they’re usually resolvable with proper legal guidance. Common problems include unpaid liens, boundary disputes, easement issues, or gaps in the chain of title. We work with title companies to determine the best resolution strategy for each situation. Sometimes it’s as simple as getting a lien satisfied or obtaining an affidavit from a previous owner. More complex issues might require negotiating with the seller for repairs or price adjustments. In rare cases where title problems can’t be resolved, we can help you terminate the contract and recover your deposit.

Can you handle both residential and commercial real estate transactions?

Yes, The Frank Law Firm P.C. handles both residential and commercial real estate transactions throughout Suffolk County. Residential work includes single-family homes, condos, co-ops, and multi-family properties. Commercial representation covers office buildings, retail spaces, industrial properties, and investment real estate. Commercial transactions often involve additional complexities like zoning compliance, environmental assessments, lease assignments, and 1031 exchanges. We have experience with both types of deals and can guide you through the specific requirements and potential issues relevant to your transaction type. The key is having an attorney who understands the different legal considerations for each property type.

Local Resources

Commack, NY is located in Suffolk County in New York State