Why Hiring a Local Real Estate Attorney Matters When Buying or Selling Property

If you’re searching “real estate attorney near me,” you’re already taking a smart step toward protecting one of the biggest financial transactions of your life. Whether you’re buying your first home, selling investment property, or handling a complex title issue, having a local real estate attorney by your side is essential.

“Real Estate Attorney Near Me” is a top Google search for a reason. Here’s why choosing a local expert isn’t just convenient—it’s critical.

1. They Know Local Laws and Regulations

Real estate law can vary significantly from State to State, County to County, even Town to Town. A local real estate attorney understands the specific laws, zoning rules, disclosure requirements, and municipal procedures that apply in your area. This local knowledge helps prevent costly errors and delays.

2. They Have Local Relationships

Experienced local attorneys often have established relationships with:

• Title companies
• Mortgage lenders
• Real estate agents
• Local government offices

These relationships can streamline communication, speed up closings, and help resolve unexpected issues more quickly.

3. They Understand the Local Market

A local real estate attorney can provide insight into market-specific issues—like whether a certain area has a history of title disputes, easement problems, or unusual zoning limitations. This kind of insight can protect you from hidden risks before you sign anything.

4. They’re Readily Available

A nearby attorney can meet in person, attend your closing, or stop by a local property if needed. Having someone physically close makes communication easier and ensures quicker response times—something that’s critical when deadlines are tight.

5. They Can Represent You at Closing

In many states, including Connecticut & New York, an attorney is required to conduct and sometimes be present at closing. But even if it’s optional in your area, having a local real estate lawyer at the closing table ensures that:

• Your documents are accurate
• The funds are properly distributed
• Any last-minute legal issues are handled immediately

6. They Know Local Customs

Besides laws, there are usually local customs when it comes to a real estate closing. Often, things such as who orders resale in a condominium purchase or sale, who holds the security deposit, who drafts the contract, and other parts of a real estate closing are governed by local custom rather than statute. If there is no law about it, usually the local professionals have already worked out a process that works for them. Having a real estate attorney local to where you are buying or selling helps keeps transactions smooth.

7. They Help You Avoid Common Pitfalls

From poorly written contracts to title defects or surprise tax liens, a local attorney can help you spot red flags and avoid making decisions that could lead to litigation or financial loss.

Local Matters in Real Estate Law

Choosing a “real estate attorney near me” isn’t just about convenience—it’s about making sure your real estate transaction is done right. A local attorney offers the experience, relationships, and regional knowledge needed to protect your investment and provide peace of mind.

If you’re buying or selling real estate in Connecticut or New York, don’t go it alone. Contact our office today to schedule a consultation with a trusted local real estate attorney.

Need a Real Estate Attorney Near You?
Call us today 203-885-0500

The post Real Estate Attorney Near Me appeared first on Glouzgal Law PLLC.

Inheriting Property? Here’s How to Clear Title After Probate

If you’ve inherited real estate through probate, don’t assume you have a clean title just because the estate is closed. Title issues after probate are surprisingly common — and they can delay or prevent sales, refinances, or transfers. Here’s how heirs in Connecticut and New York can clear title and protect inherited property.

1. Why Probate Doesn’t Always Guarantee Clear Title

Even after a will is probated and an executor deed is recorded, title can still be “clouded” due to:

• Missing or disputed heirs
• Defective or unrecorded deeds
• Outstanding liens, taxes, or mortgages
• Claims from creditors or other third parties

Without resolving these issues, title companies may refuse to insure the property — making it difficult to sell or refinance.

2. Common Probate Title Disputes

Some examples include:

• The deceased owned property jointly with another party, and the estate’s share is unclear
• Heirs disagree over ownership or sale
• A long-lost heir or creditor surfaces with a claim
• The executor deed was improperly executed or recorded

3. How to Clear Title on Inherited Property

Depending on the issue, your attorney may recommend:

• Filing corrected or supplemental documents with the county clerk
• Negotiating lien releases or title insurance endorsements
• in extreme cases, a Quiet Title Action to resolve disputes or defects

Why You Need a Probate & Real Estate Attorney

These title issues fall in the gray area between estate law and real estate law. Our firm regularly works with families and title companies to resolve complicated inheritance-related title issues—fast and legally sound.

Don’t wait until closing day to find out there’s a title defect on inherited property. If you’ve gone through probate and still have questions about your title, Glouzgal Law is here to help.

Call us today to ensure your inherited home is fully yours—and fully transferable – 203-885-0500

The post Real Estate Title Issues From Probate: What Heirs Need to Know appeared first on Glouzgal Law PLLC.

Buying a Home with a Partner or Friend? Here’s What Unmarried Buyers Need to Know

Buying real estate with someone you’re not married to—whether it’s a romantic partner, friend, sibling, or business partner—is increasingly common. But without proper planning, these co-buying arrangements can lead to serious legal and financial disputes. Here’s what every unmarried buyer in Connecticut or New York needs to know before signing on the dotted line.

1. Choose the Right Form of Ownership

Unmarried buyers typically choose between:

• Joint Tenancy with Right of Survivorship (JTWROS): If one owner passes away, the other automatically inherits their share.
• Tenancy in Common (TIC): Each owner holds a defined share, which can be passed to heirs or sold independently.

Choosing the wrong form of ownership could impact inheritance rights, taxation, and control over the property.

2. Draft a Co-Ownership Agreement

A real estate attorney can draft a co-ownership agreement to outline:

• How the purchase price and expenses are split
• Who handles maintenance and taxes
• What happens if one party wants to sell, move out, or passes away
• Dispute resolution terms

Think of it as a “business plan” for your property—critical for avoiding misunderstandings later.

3. Understand the Risks Without Legal Protections

If you’re not legally married, you won’t have the same rights as spouses under property or family law. For example:

• You may not automatically inherit your partner’s share
• If you break up, there’s no divorce process to divide assets fairly
• Credit issues or bankruptcy of one party could affect the whole property

Legal planning now prevents costly litigation later.

4. Hire a Real Estate Lawyer Early

From title issues to contract terms, a real estate attorney ensures you’re protected throughout the purchase process. They’ll also help draft a custom co-ownership agreement tailored to your financial and relationship dynamics.

Buying a home together can be an exciting step—but it also comes with legal risks. At Glouzgal Law, we help unmarried co-buyers in CT and NY protect their investments and their relationships.

Contact us today for a consultation on how to co-own real estate the smart way – 203-885-0500

The post Co‑Purchasing a Home? Legal Tips for Unmarried Buyers appeared first on Glouzgal Law PLLC.

That’s Right; If you hire Glouzgal Law PLLC to be your real estate attorneys, we will review and advise on the following at NO CHARGE:

1. Real Estate Agency/Brokerage Exclusive Right to Represent Agreements or Listing Agreements;
2. Real Estate Agency/Brokerage Dual Agency Agreements;
3. Offer to Purchase;
4. Purchase and Sale Agreement;
5. Inspection Reports.

If you are Buyer and you engaged Glouzgal Law PLLC to represent you in your real estate purchase, you will not be charged a fee if:

1. We have reviewed documents for you but your offer is not accepted:
2. Your Offer was accepted but the deal falls apart during Attorney Contract negotiation;
3. You sign an offer or contract but you perform inspections and the condition is unsatisfactory, Seller won’t make repairs or offer compensation, so you terminate under the inspection contingency.

Further, only limited fees, assessed on a case by case situation based on work performed, will be charged if the purchase fails because the Buyer/Client cannot get a mortgage and must terminate under the mortgage/financing contingency.

If you are a Seller and you have engaged Glouzgal Law PLLC to represent you in your real estate sale, you will not be charged a fee if:

1. We have reviewed documents for you but the property never sells and you decided to de-list it;
2. You accept and Offer but the deal falls apart during Attorney Contract negotiation;
3. You sign an offer or contract but the Buyer performs an inspection, we cannot come to an agreement on a remedy for inspection items, and the Buyer terminates the purchase under the inspection contingency.

Further, only limited fees, assessed on a case by case situation based on work performed, will be charged if the sale falls apart because the buyer cannot get a mortgage and must terminate under the mortgage/financing contingency.

What are the client’s obligations?

Of course, all clients will still need to sign a Representation Agreement or Engagement Letter officially hiring Glouzgal Law PLLC to be their real estate attorney; this document will outline our services and fees. Also, while there will be no charge for our fees, any third party fees that we incur on behalf of the client will need to be paid.

WHY WOULD GLOUZGAL LAW PLLC OFFER THESE LEGAL SERVICES AT NO CHARGE?

At Glouzgal Law PLLC we want to represent our clients to the best of our ability. We want to stop problems before they occur, rather than have to work twice as hard to fix problems later. We want our clients to not worrying about having to pay us if something happens in the early stages of the real estate transaction that is not their fault. Clients that come to us days or weeks after signing agreements, offers and contracts may get bad news regarding issues that could have been avoided if we were consulted before those documents were signed. Our goal is to properly advise through the entire real estate process.

Lets be honest, whether you are buying or selling, a real estate transaction can be stressful and aggravating. We aim to alleviate some of that burden by eliminating the concerns over getting access to legal counsel.

The post No Attorney Fees on Real Estate Purchases or Sales if Transaction Falls Apart in Offer, Contract or Inspection Phases appeared first on Glouzgal Law PLLC.

What Happens To My Real Estate Mortgage and Deed if my name changes?

Often, we run into a scenario where an individuals name changed after they purchased or otherwise took title to a real estate property. This can happen for a multitude of reasons, but the most common is in the case of marriage and/or divorce.

Let’s look at a hypothetical situation. Adam and Eve are a young couple. They live together in a rental apartment but they really want a dog. So, even though they are not married, they purchase a home together with a loan from a bank. Eve takes title and signs all documents in her maiden name. A year later Adam and Eve get married. Eve takes Adam’s last name and changes her name legally. 3 years later, they have a baby and want to put on an addition. They decide they are going to do a cash out refinance and use the cash out funds for the addition. The title company does a title search, and title comes back in Eve’s maiden name. Her drivers license and passport now contain her married name. What do we do?

There are two common ways we can fix the land records.

Before Eve changed her name, she could have Quit Claimed her interest to herself in her married name, and then changed her name legally.

If Eve has already changed her legal name, as in our scenario above, she can execute a Name Change Affidavit aka Change of Name Certificate.

The documents have to be recorded on the land records and a filing fee paid to the town.

What is a Name Change Affidavit or Change of Name Certificate?

A Name Change Affidavit or Change of Name Certificate is a legally binding document that is recorded on the land records to give public notice of a name change. This can be used for a few purpose but the most common seems to be for correcting the names of individuals in real estate documents. The Certificate of Name Change must comply with many of the same requirements as a Deed.

Do you need to update your name on the land records?

If you need to update your name on the land records, we can help by drafting, executing and recording your Certificate of Name Change in the town the property is located in. We charge a flat fee for this service of $400 plus filing fees with the town which are usually $60.

If you have any questions please give us a call at 203-885-0500.

The post Updating Real Estate Land Records to Reflect a Name Change appeared first on Glouzgal Law PLLC.

One of the benefits that may come out of the entire COVID Pandemic mess is the increase in local real estate prices across New York and Connecticut. Not only are homes worth more and have become easier to sell to those looking to get out of cities and into the suburbs, but there might also be hidden benefit to those home owners who have Private Mortgage Insurance still active on their loans.

What is Private Mortgage Insurance?

When banks lend money, everything is based on risk. A conventional mortgage requires 20% down, and then you don’t need PMI. If you want to buy a home with less than 20% down, such as an FHA loan, you will be required to get Private Mortgage Insurance to insure the extra risk that comes with a lower down payment and less equity.

How do you get rid of PMI?

There are two ways to terminate PMI early.

The first is to refinance to a conventional loan where you have 20% down, but this requires more equity/down payment and will cost you the full array of closing costs, as you are getting an entirely new loan. You will also have to go through the entire mortgage process again….

The other way is to keep your current loan and hit 20% equity. When you closed, the lender should have provided you with a document telling you that your PMI will automatically terminate at 22% equity and that you can call and request termination at 20% equity. There are two ways to hit the 20% equity sooner:

1. Make additional payments (residential loans o longer have pre-payment penalties); or
2. REAPPRAISE YOUR HOME.

This is where the COVID rush jacking up local real estate prices could help.

BORROWERS/HOME OWNERS WHO HAVE PMI CAN HAVE THEIR HOME REAPPRAISED. APPRAISALS ARE BASED ON COMPS (COMPARATIVE PRICES OF SIMILAR HOMES THAT SOLD IN THE AREA WITHIN THE LAST 3 MONTHS). IF YOUR HOME APPRAISES HIGH ENOUGH FOR YOU TO HAVE 20% EQUITY, YOU CAN GET RID OF PMI.

PMI fees on loans we have seen range from $60 a month to over $300 a month. The cost of an appraisal ranges from $400 to $900 depending on the specifics of the home and who your lender hires. An investment of a few hundred dollars for an appraisal could save borrowers a few hundred dollars PER MONTH on their mortgage payment.

To order a reappraisal you simple need to reach out to your lender and tell them it’s what you want to do!

The post COVID Price Increases on Connecticut & New York Real Estate Could Help Borrowers with Private Mortgage Insurance (PMI) WITHOUT Refinancing appeared first on Glouzgal Law PLLC.

Due to significant increased costs in doing business, namely when it comes to regulatory compliance, Connecticut Attorneys Title Insurance Company (CATIC®) recently requested and have been approved for a rate change on title insurance on real estate in Connecticut. This will be only their second rate increase since 1992.

The new rates on title insurance for real estate in Connecticut are essentially a 9% increase.

The rate change will take effect with mortgage originations occurring on and after February 3, 2020.

For a LIVE accurate quote on title insurance for real estate in Connecticut, visit https://caticulator.com/

The post Rate Change for Title Insurance on Connecticut Real Estate as of February 3, 2020 appeared first on Glouzgal Law PLLC.

Also Increases Conveyance Tax On Expensive Homes

First-term Governor of Connecticut, Ned Lamont, is introducing a new bill – to implement his proposed budget – that would expand the sales tax on services in Connecticut to legal and real estate related services. The bill also increases the conveyance tax on homes over $800,000.00.

You can see the full version of the proposed bill here: https://www.cga.ct.gov/2019/TOB/s/pdf/2019SB-00877-R00-SB.PDF. The good news is that many of the changes in the bill, if it becomes law, will not go into effect until 2023.

What types of “legal services” would now have to charge sales tax?

The proposed bill uses NAICS industry codes to outline the types of legal services that would have to charge sales tax to clients and pay over that sales tax to the State on a monthly basis.

The legal service providers covered under the new expanded sales tax law are:

1. Lawyers;
2. Notaries;
3. Process servers;
4. Paralegals;
5. Settlement Agents; and
6. Title companies.

What types of “real estate services” would now have to charge sales tax?

Under Lamont’s proposal, the real estate service providers that would have to charge and remit sales tax in Connecticut are:

1. Real Estate Brokers;
2. Real Estate Agents;
3. Property Managers;
4. Appraisers;
5. Inspectors;
6. Escrow Agencies or Escrow Companies; and
7. Real Estate Consultants.

[NOTE: Some of the services listed above may already be subject to sales tax collection and reporting earlier, but if the Governor Lamont’s Proposed Bill is passed (without changes to these provisions), there will be no question that the above service providers will be subject to sales tax.]

Top CT Real Estate Conveyance Tax Would Be Increased to 1.5%

Right now, every time residential real estate is sold in Connecticut, the Seller pays 1% in conveyance tax which is divided in the following way:

For houses sold for under $800,000: 0.75% is paid to Connecticut and .25% is paid to the local government.

Currently, for homes over $800,000, the seller pays an higher conveyance tax – at the increased rate of 1.25% – to Connecticut for sales proceeds over the $800,000.00 threshold (not a rare occurrence in most populated areas of CT!)

The proposed bill would actually increase the State’s portion of the Conveyance Tax to 1.50% on any amount over $800,000.00 in the conveyance of commercial real estate.

This change would take effect this year on July 1st!

The Impact On Real Estate Clients

These new laws will directly impact the cost of buying, selling and maintaining real estate in Connecticut, whether for residential, business or investment purposes.

Buyers of real estate would pay sales tax on realtor admin fees, title search and title insurance fees, attorneys fees, paralegal or document preparation fees, appraisal fees, inspection fees, and any consultation costs.

Sellers of real estate will have to pay sales tax on attorneys fees, realtor fees, real estate broker property advertising charges, paralegal or document prep fees, release tracking, and an increase in a portion of the conveyance tax over $800,000.00 in purchase price.

The Impact on Legal and Real Estate Service Providers

The impact on the legal service and real estate service providers will be severe in the beginning. The learning curve for how to properly charge, collect, track and remit sales tax will take some time. The increased time to handle this compliance may take away from time spent doing the actual work or servicing the client. Over time, Service providers will probably outsource these tasks to third parties, meaning that consumers of these services would pay more for those services.

The post Gov. Lamont Proposes New Taxes on Legal and Real Estate Services appeared first on Glouzgal Law PLLC.

Capital Contribution to HOA

Closing Costs Paid to Condo Association

Today, I had a closing with a client n a condominium in New Milford. The particular condominium association (or home owners association, commonly called “HOA”) had a condition to buying a property there: he had to make a “capital contribution” to the association accounts in the amount of two months of HOA fees. This left my client wondering: “Why do I have to a capital contribution to the condo association?”

FHA Guidelines for Condo Associations

The answer here is regulation by the Federal Housing Authority, or “FHA”. In order for potential buyers to be able to get FHA loans for units in a certain condo complex, that complex has to meet numerous guidelines. Some of these guidelines pertain to the fees, budget, and funds on deposit of the condo association.

Keep in mind, associations DO NOT have to comply with FHA guidelines. They do it as a courtesy to potential homeowners, so that they can get FHA and CFHA loans for the units in that complex. This is important because it allows the buyers to get loans with as low as 3.5% down and great interest rates if they qualify for FHA loans. This is also good for potential sellers of condominiums because it increases the number of people that can afford to buy the units in FHA approved complexes.

Which FHA regulations are Capital Contributions meant to meet?

Adequate Reserve Funds

One of the FHA requirements for condominiums is that they maintain an adequate reserve on deposit. There is no set dollar amount. However, there are two main concerns:

1. Funds to cover all insurance deductibles; and
2. Funds to cover repairs and replacements for two years.

By charging a new unit owners a Capital Contribution, the HOA can make sure they have sufficient funds on deposit and can remain compliant with FHA regulations.

Delinquent HOA Dues

Another FHA requirement is that no more than 15% of unit owners can be 60 or more days behind on their HOA dues.

By charging two months of dues up front, if the owner becomes ill or loses their job and cannot make their HOA payments, the HOA can give themselves a buffer on collecting those overdue HOA fees from unit owner.

Questions About Buying a Condo in Connecticut? Call Attorney Glouzgal at 203-885-0500

The post Why Do I Have To Pay A Capital Contribution To The Condominium Association When Buying A Condo In Connecticut? appeared first on Glouzgal Law PLLC.

CHFA Mortgage Assistance for Connecticut Home Buyers

The Connecticut Housing Finance Authority, or CHFA, provides mortgage assistance programs to homebuyers in Connecticut. To receive CHFA mortgage assistance, you must be a first-time homebuyer or buying a home in a revitalization zone and qualify for CHFA assistance based on income. CHFA offers both low interest rate loans as well as down payment assistance.

CHFA mortgages can be used to purchase single family homes, condos, multi-family homes, and even some mobile homes.

The current CHFA interest rate is 3.5% for government insured mortgage loans and 3.75% for non-insured mortgage loans.

CHFA First-Time Homebuyer Mortgages

Under the CHFA, first-time homebuyers and those who have not owned a home in over three years qualify for the First-Time Homeowner program. The Buyer, or borrower, must also mee

There are also income limits as well as property value limits for CHFA mortgages. The Buyer, or borrower, must make less than a certain amount, which is $87,800 for a home of 1 to 2 people, and $100,970 for a home of three or more people. There are also some income limit differences depending on the town you are looking to purchase in. The property value limits also vary by town. The income and property value limits for specific towns are listed here: CHFA Income & Value Limits by Town.

CHFA Down Payment Assistance

As a separate service from its low interest mortgage loans for low-income households, CHFA also offers downpayment and closing cost assistance. Down Payment Assistance is offered to borrowers who can afford to pay both loans but lack the savings to make the downpayment (less than $10,000.00 total household savings).

The minimum for Down Payment Assistance loan amount is $3,000, with the maximum being the minimum downpayment amount for the actual CHFA mortgage. In most cases, the Down Payment Assistance interest rate will match the CHFA mortgage interest rate, but it can vary and could be up to 6%.

CHFA Revitalization Zones

CHFA also offers mortgage assistance for homebuyers looking to purchase homes in certain areas marked for revitalization. These are areas where the Federal Government has determined would benefit from and increase in home ownership.

In the CHFA Revitalization Zones, the first-time homebuyer requirement is suspended, 1/4% reduction in CHFA published interest rate, income limits do not apply unless also seeking downpayment assistance, and mortgage insurance may be suspended.

In Connecticut, these revitalization areas include Ansonia, Bridgeport, Danbury, Derby, East Hartford, Groton, Hartford, Manchester, Mansfield, Meriden, Middletown, New Britain, New Haven, New London, Norwalk, Norwich, Stamford, Torrington, Windham and Waterbury.

The Lender you choose can give you more information about the details, costs, benefits and downsides of a CHFA mortgage. Click for a List of Participating CHFA Lenders

The post CHFA Loans – Connecticut Housing Finance Authority Mortgage Assistance appeared first on Glouzgal Law PLLC.