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A property dispute is stressful. Call 516-246-5577 to talk with a real estate litigation attorney on Long Island.
Property Dispute Lawyer Long Island
Real estate litigation is what happens when a property problem can't be settled with a phone call or a letter. A neighbor's fence sits on your land. A buyer walks away from a contract. A relative won't agree to sell the family house.
When these disputes land in court, they're handled in Nassau and Suffolk Supreme Court. Median single-family homes sell for about $835,000 in Nassau and $700,000 in Suffolk, so even a "small" dispute puts a house-sized asset at risk. We take these cases seriously because you can't afford not to.
Property Litigation Attorney Long Island
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...
Long Island Real Estate Disputes
Inventory on Long Island is tight. At the end of March 2025, Nassau and Suffolk had 5,077 active listings, down 3.6% from a year earlier. With that little to choose from, a failed closing, a deposit fight or a cloudy title can leave you with nowhere to go.
Older neighborhoods add their own problems. Older Nassau properties often carry title issues that take extensive record searches to untangle. We start with the deed, the survey and the paper trail, because those usually decide a case more than anyone's version of events. Property disputes don't resolve themselves, and waiting rarely helps.
Long Island Real Estate Lawsuits
We handle breach of contract, easements, boundary lines, title transfers, property liens and insurance coverage disputes. That includes the shared driveway, the deposit a buyer won't return, and the co-owned family home nobody can agree on.
Commercial landlords, investors and business owners also come to us for lease conflicts and lien fights. And if you've been sued first, we defend you. Because we also handle foreclosure, lis pendens, closings and bankruptcy, we see the whole picture of a property problem. We work with clients across Nassau and Suffolk, including Ronkonkoma, Hicksville, Seaford, Holbrook and Huntington.
Long Island Litigation Process
Have a question about your situation? Start with a conversation.
Ask our teamA real estate litigation attorney handles property problems that couldn't be settled outside court. That includes breach of contract, easements, boundary lines, title and deed disputes, liens, partition actions and commercial lease conflicts. On Long Island, these cases usually end up in Nassau or Suffolk Supreme Court. The work starts with reviewing your documents and trying a demand letter or negotiation. If the other side won't budge, it moves to filing, discovery, depositions and motions. We also defend clients who get sued first. We explain the process and our fees up front, so you know what to expect.
New York generally gives you six years to sue for breach of contract under CPLR 213(2), and the clock starts on the date of the breach, not the day you found out. Fraud claims run six years from the fraud or two years from when you discovered it, or should have, whichever is later. Courts have dismissed specific performance claims on real estate contracts that were filed after the six years ran out. These are general rules, and your facts can change the answer. If you're anywhere near those dates, call us before you do anything else.
Often, yes. If a buyer backs out and won't return your deposit, or a seller misrepresented the property, you may have a claim for breach of contract or fraud. In some cases you can ask a court to enforce the contract through specific performance. With median homes around $835,000 in Nassau and $700,000 in Suffolk, these fights involve real money, and the deadlines are strict. We start by reading the contract, the paper trail and whatever was said before closing. Then we tell you honestly whether a demand letter, negotiation or a lawsuit makes sense.
Start with your deed and a current survey, because those usually settle where the line actually is. Sometimes a conversation or a written boundary agreement ends it, and mediation is another route. If your neighbor won't move, a quiet title or boundary action under Article 15 of the Real Property Actions and Proceedings Law is filed in the Supreme Court of the county where the land sits, Nassau or Suffolk. A notice of pendency can warn buyers and lenders that title is in dispute. Adverse possession takes 10 years in New York, and fence-line claims usually fail, though they can still get expensive.
In many cases, yes. Any co-owner of property held as tenants-in-common or joint tenants can ask a court for a partition under Article 9 of the Real Property Actions and Proceedings Law. Inherited houses get extra protection under New York's 2019 Uniform Partition of Heirs Property Act, found at RPAPL § 993. Inherited family homes are common on Long Island, and they're usually worth a lot, so these disputes get emotional fast. A buyout can be a better path than a forced sale, and we can help you weigh both before anyone files.
Bring whatever you have: the deed, the contract, any survey or title policy, letters and emails between you and the other side, photos, and a short timeline of what happened and when. If you've been served with a summons or complaint, bring it right away, because response deadlines are strict. Don't worry if the paperwork is messy or incomplete. We'll sort it out together. Call The Frank Law Firm P.C. at 516-246-5577 and tell us what's going on.