The Best Real Estate Attorneys in Franklinville, NY
Find experienced real estate attorneys in Franklinville, New York. Compare 3 top-rated lawyers specializing in property transactions, closings, and real estate law.
Top-Rated Real Estate Attorneys in Franklinville
John A. Bartlo
Bartlo & Hettler LLP
John A. Bartlo is a highly regarded real estate attorney with over 20 years of experience, specializing in residential and commercial property transactions, title issues, and closings throughout Cattaraugus County. He is known for his meticulous attention to detail, strong client communication, and successful handling of complex real estate matters. His firm has built a reputation for reliability and excellence in serving Franklinville and surrounding areas, with numerous positive reviews highlighting his expertise and professionalism.
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Michael J. O'Connor
O'Connor & O'Connor
Michael J. O'Connor has 15 years of dedicated practice in real estate law, focusing on property transactions, dispute resolution, and title insurance matters. He is praised for his efficient and client-centered approach, with a track record of successful outcomes in residential and commercial real estate cases. Serving Franklinville and the wider Western New York region, he is recognized for his integrity and deep knowledge of local property laws, earning consistent high ratings from clients.
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James P. McAndrew
McAndrew Law Firm
James P. McAndrew brings over 12 years of experience in real estate law, with a focus on land use, zoning, and property transactions. He has successfully assisted clients in Franklinville and across Cattaraugus County with matters ranging from residential closings to commercial development issues. Known for his strategic advice and responsive service, he has built a strong reputation for achieving favorable results and maintaining high client satisfaction, as reflected in his numerous positive reviews.
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Frequently Asked Questions
What specific local issues in Franklinville, NY, should I discuss with a real estate attorney before buying a property?
In Franklinville and Cattaraugus County, key local issues include understanding any specific zoning ordinances for rural or agricultural land, checking for floodplain designations near the Ischua Creek, and verifying the status of septic systems and well water, as many properties are not on municipal sewer and water. A local attorney can also help navigate any historical preservation guidelines if you're looking at properties in the village's historic district.
How much does it typically cost to hire a real estate attorney for a residential closing in Franklinville, NY?
Attorney fees for a standard residential closing in the Franklinville area typically range from $800 to $1,500, depending on the transaction's complexity. This fee generally covers title review, document preparation, coordinating with the title company, and conducting the closing. Additional costs may include title insurance, recording fees, and county transfer taxes.
Do I need a real estate attorney to sell my land or camp property in the Franklinville area?
Yes, it is highly advisable. An attorney ensures the deed is properly prepared and executed, helps resolve any boundary or easement issues common with rural parcels, and manages the escrow of funds. They are crucial for verifying there are no liens or unpaid property taxes that could derail the sale, which is especially important for undeveloped land or seasonal camps.
Can a Franklinville real estate attorney help with issues related to oil and gas rights on a property?
Absolutely. Given the history of oil and gas activity in Cattaraugus County, a local attorney can review existing leases, mineral rights severances, and royalty agreements to clarify what rights you are buying or selling. They can also advise on current regulations from the New York State Department of Environmental Conservation regarding surface use and well spacing.
What should I look for when choosing a real estate attorney in Franklinville, NY?
Look for an attorney or firm with extensive experience in local Cattaraugus County real estate transactions, including rural properties and land contracts. They should have strong relationships with local title companies and surveyors. It's also beneficial if they are familiar with New York's specific disclosure laws and the procedures of the Cattaraugus County Clerk's office for recording documents.
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