The Best Real Estate Attorneys in Harris, NY
Find experienced real estate attorneys in Harris, New York. Compare 3 top-rated lawyers specializing in property transactions, closings, and real estate law.
Top-Rated Real Estate Attorneys in Harris
John J. Phelan
Drake Loeb PLLC
John J. Phelan is a highly regarded real estate attorney with over 20 years of experience, specializing in residential and commercial real estate transactions, zoning, and land use matters. He is known for his meticulous approach and successful handling of complex real estate deals, earning high client satisfaction ratings for his expertise and responsiveness in serving the Hudson Valley region, including Harris, NY.
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Steven M. Cohen
The Law Offices of Steven M. Cohen
Steven M. Cohen has built a strong reputation over 18 years of practice, focusing on real estate transactions, including purchases, sales, refinancing, and title issues. Clients praise his client-centered approach, attention to detail, and ability to navigate legal complexities efficiently. Based in Monticello, he actively serves Harris and surrounding Sullivan County areas with a track record of positive outcomes.
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David S. Stein
Law Office of David S. Stein
David S. Stein is an experienced attorney with 15 years in practice, specializing in real estate matters such as closings, title disputes, and property transactions. He is recognized for his practical solutions and strong advocacy in Sullivan County, including Harris, with numerous client reviews highlighting his professionalism and successful case resolutions in real estate law.
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Frequently Asked Questions
What specific local regulations in Harris, NY, make hiring a local real estate attorney particularly important?
Harris, located in Sullivan County, is subject to New York State's stringent real property law and local town ordinances that govern land use, septic systems, and well water in this rural area. A local attorney understands the Town of Harris's zoning laws, subdivision regulations, and the requirements of the Sullivan County Department of Public Works, which are critical for vacant land purchases and new construction common in this region.
When buying a vacation home or land in the Harris area, what unique title issues should my attorney check for?
Given Harris's history as part of the Borscht Belt and its rural nature, title searches often reveal old easements for utility access, unrecorded rights-of-way, and potential boundary disputes due to metes and bounds descriptions. A local real estate attorney will meticulously review for any liens from Sullivan County for unpaid taxes or special district assessments and ensure there are no restrictive covenants from old resort or farm parcels that could limit your intended use.
How do real estate attorney fees in Harris, NY, typically work for a residential closing?
In Harris and throughout New York, attorneys usually charge a flat fee for a standard residential transaction, which often ranges from $1,500 to $3,000, depending on complexity. This fee covers title review, contract negotiation, coordinating with the Sullivan County Clerk's office, and conducting the closing. Be sure to ask for a detailed engagement letter outlining all costs, including disbursements for title insurance and recording fees.
What role does a Harris real estate attorney play in a transaction involving a septic system and well, which are common in this area?
This is a critical local concern. Your attorney will ensure the contract of sale is contingent on a satisfactory septic inspection and water potability test, as required by Sullivan County Health Department regulations. They will review the inspection results, verify the system's compliance with current codes, and help negotiate any necessary repairs or credits with the seller before closing.
If I'm selling a property in Harris by owner (FSBO), at what point should I hire an attorney?
You should hire a real estate attorney before you even list the property. A local attorney will draft a legally sound contract of sale tailored to New York law and Sullivan County specifics, advise you on your disclosure obligations (like the Property Condition Disclosure Statement), and help you navigate any offers. This is crucial to avoid liability and ensure the transaction proceeds smoothly to closing at the title company or attorney's office.
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