Super Lawyers Recognized Attorneys
Thomas Frank is a Super Lawyers Rising Star for 2021 through 2026, and our firm carries the Super Lawyers badge.
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71 New Street, Huntington, NY 11743
Our real estate attorney team on Long Island checks the contract, title and house before you lose leverage.
Real Estate Lawyer Long Island
Most people picture a real estate attorney as someone who reads the contract and shows up at your closing. On Long Island, the bigger risks often sit in the house itself: a missing certificate of occupancy, work done without a permit, a cesspool or oil tank nobody mentioned.
At The Frank Law Firm P.C., we're a real estate law firm serving Nassau and Suffolk counties, and we look for those problems before you sign, while you still have room to negotiate. Whether you're a first-time buyer, a seller getting ready to list or an investor, a real estate lawyer on Long Island should find the surprises before the closing table does.
Long Island Property Attorney
The Frank Law Firm provided me with legal advice and guidance during a difficult situation. I came to them to review and explain a legal contract I had signed. Amanda was very knowledgeable and explained the document thoroughly. She was very reassuring, and honest in answering all my questions. I would highly recommend to anyone seeking legal representation to reach out to this firm.
Thomas Frank came highly recommended by an attorney I trust and represented me in a complex matter against a large business entity represented by a large NYC firm. He immediately grasped the nature and scope of my case and came up with a brilliant, linear strategy in short order. Just as swiftly, Thomas strategically executed on each step. I have worked with white glove law firms and have never found the level of consistency and professionalism that Thomas provided in his capacity of counsel. He literally made zero mistakes, even in the moments of game time decisions in the courtroom. Not only that, his creativity and judgement led to an outcome that exceeded my expectations, and, as a human being, he was an absolute pleasure to work with. I cannot recommend Thomas Frank highly enough!
We came to Frank Law Firm because our original attorney put us in a scenario where everything was mismanaged. Amanda quickly cleaned up our previous attorneys mess and put us back on track. From day one they were very transparent about their process and fees. They provided fantastic guidance for us as new home owners. The team was highly responsive and often took time to ensure we fully understood potential outcomes and next steps. Overall we would work with them again and recommend to friends.
Amanda was a pleasure to work with!!! Selling and buying a home at the same time is very stressful too begin with and my experience was very difficult and stressful to say the least. Amanda was so patient, always available, and very knowledgeable to every question and concern that I had. I was truly blessed to have her represent me with both of my transactions. I would definitely recommend The Frank Law Firm to anyone that is looking for the best lawyers out there!!!
Amanda was extremely attentive and followed up on everything promptly. The law firm was professional and courteous and I highly recommend it.
Top of the line customer service. Helped me get my moving violation dismissed and I didn't have to do anything ! Was certain I would get in some trouble but was completely shocked when I received the news that it was completely dismissed. In the past with other law firms I paid a lot of money to only get the penalty months later. The Frank Law Firm dealt with my situation in the most kind and professional way. Very nice people.
Top of the line customer service. Helped me get my moving violation dismissed and I didn't have to do anything ! Was certain I would get in some trouble but was completely shocked when I received the news that it was completely dismissed. In the past with other law firms I paid a lot of money to only get the penalty months later. The Frank Law Firm dealt with my situation in the most kind and professional way. Very nice people.
Thomas Frank was a pleasure to work with. The experience was nothing but a professional one. Mr. Frank guided me through the whole process of Chapter 7 bankruptcy. He was always available to reach by email or texting at any time that I contacted him. He never failed to get back to me within hours. I highly recommend Mr. Frank for all of your legal issues. Also, you'll find their price for their legal services to be more than fair. Again, a great big thank you to a professional and knowledgeable team.
I needed an attorney quick fast and in a hurry. My girlfriend recommended this firm. I called and Amanda got back to me quickly. She researched my issue and gave me good guidance. She is a former prosecutor but able to explain convoluted legal concepts in a very straight forward way. We didn't wind up retaining the firm due to the time contraints of our case, but I know we will be working with them in the future. Give them a call, I think you will like what you hear.
I would like to thank Thomas in handling my first time home buying experience with his law firm. He was very polite and very professional. He even took the time to explain to me page by page about some documents I received from the seller, which by the way it was on his spare time to answer all of my concerns about those documents. He responded on every email and text that I had questions and concerns and I got answers. Thomas made himself accessible and told me if I have any other closing related issues pertaining any documents to give him a call. Thank you once again on doing a great job. I would highly recommend Thomas Frank and his law firm.
I retained Frank Law Firm when I received a warrant for an unpaid ticket. Not knowing the severity of this issue, I called and consulted Amanda. Before giving me any direction, she took the time to make some calls and figure out what exactly was going on. She then guided me through the process. She was very comforting and explained everything in a manor that I understood. I would like to send a sincere thank you to her and Frank Law Firm. The amount of attention and guidance I received was refreshing. I would recommend them to anyone!
The Frank Law firm has helped me and my family tremendously. Amanda has been nothing but a blessing with her vast knowledge and resources, Me and My family were very satisfied with their service. Would definitely recommended them.
I'm a real estate investor in NY and I honestly could not ask to partner up with any firm better than the incredible people at Frank Law Firm. There passion, love and dedication for what they do is evident. I can't thank them enough for everything they have helped me with so far and we are only going to grow from here...
Nassau Residential Real Estate Attorney
As a residential real estate attorney on Long Island, we represent buyers and sellers of single-family homes, condos and multi-family properties across Nassau and Suffolk counties. For buyers, the work starts with the contract of sale, which the seller's attorney usually drafts, and runs through title, your mortgage commitment and the closing itself. If you're financing, remember that the lender's attorney represents the bank, not you.
Sellers have their own list. An older home may need an updated certificate of occupancy or an open permit closed out, and since the August 2024 commission rule changes, we also read listing and buyer-broker agreements before you sign them.
Prices raise the stakes. With medians around $880,000 in Nassau and $750,000 in Suffolk, plenty of ordinary homes sit near the $1 million line, where the 1% mansion tax applies to the whole price. A $999,999 house avoids it. A $1,000,000 house adds $10,000.
Suffolk Commercial Real Estate Attorney
Business owners and investors need more from a commercial real estate attorney on Long Island than a home closing with a bigger number. We negotiate purchase contracts and leases for office, retail and industrial space, review zoning compliance, and help guide development projects from contract to closing.
Our real estate legal services also cover landlord-tenant matters, boundary disputes and contract breaches. Our founder, Thomas Frank, started the firm in 2018 as a commercial litigator who has represented lenders, borrowers, debtors and creditors. As a property attorney on Long Island, he knows how a deal looks from the other side of the table, and that shapes how we draft and negotiate yours.
Real Estate Law Firm Long Island
Have a question about your situation? Start with a conversation.
Ask our teamNo New York statute requires it, but in practice a real estate attorney is standard on both sides of nearly every residential closing on Long Island. The seller's attorney typically drafts the contract of sale, so without your own lawyer you'd be the only person at the table without representation. Your agent can't fill that gap, because agents don't give legal advice. On Long Island, where one missed clause can involve hundreds of thousands of dollars, a real estate lawyer does the most important work before the contract is signed, by reviewing the terms, the title and the condition of the property.
Standard residential closings are typically handled for a flat fee that we quote upfront, so you know what you'll pay before we start. We spell out what the fee covers, such as contract review and negotiation, title review, coordination with the lender and attending your closing, and what sits outside it. Separate costs include the lender's attorney if you have a mortgage, plus recording and transfer taxes. Complex matters like litigation and commercial work are typically billed hourly. For context, Long Island buyers usually pay roughly 2% to 5% of the purchase price in total closing costs, and sellers roughly 6% to 9%. Call 516-246-5577 for a quote on your deal.
A certificate of occupancy is your municipality's confirmation that a building was completed legally and can be used as described. Older Long Island homes often have finished basements, additions, decks or converted garages that were built without permits, which can leave open permits or no certificate at all. A lender or buyer's attorney may flag it, and then who pays to fix it becomes a contract negotiation. Rules vary by town. East Hampton's revised code, effective January 1, 2024, requires an updated certificate of occupancy before a property transfers. We check CO and permit status early so it never becomes a last-week surprise.
Yes, it can. Suffolk County requires septic documentation for sales, and certain transfers, such as original, high-capacity or environmentally sensitive systems, may require an upgrade to an innovative or alternative system before the deed changes hands. The county's sole-source aquifer is the reason for the tighter rules. Nassau has its own cesspool rules, and buyers and lenders can ask for oil tank information as well. The details depend on the property and the municipality, so we review your specific address and contract and settle who handles what, and who pays, before you're locked into a closing date.
Before. Once both sides sign, the contract binds you, and changing terms means asking the seller for concessions you no longer have leverage to demand. A real estate lawyer on Long Island can review the contract, negotiate the mortgage contingency, and check title and property issues while everything is still on the table. Most residential closings take 30 to 45 days from contract to closing when nothing major goes wrong, so a few days of attorney review up front usually protects that timeline rather than threatening it. If you already have an accepted offer, call us before anything gets signed.
You can change attorneys mid-transaction. Bring us your contract, your closing date and any deadlines, such as a mortgage commitment or a co-op or condo board date, and we'll tell you where things stand and what's at risk. One client came to us after a previous attorney mismanaged their matter, and we cleaned it up and got them back on track. If a deal turns into a dispute over title, a boundary, a breach or a lender, we can litigate it. If you're looking for a real estate attorney on Long Island, call The Frank Law Firm P.C. at 516-246-5577.