A Seller's Attorney Who Protects the Price You Negotiated

You accepted an offer. Now the real work begins — keeping the deal together on your terms, not the buyer's. I represent home sellers across Nassau County and Long Island, drafting contracts that protect your deposit, limit your exposure after inspection, and get you to the closing table without giving back what you earned.

What a Seller's Attorney Actually Does in New York

In New York, the seller's attorney drafts the contract of sale — and that matters more than most sellers realize. The contract isn't a formality. It's the document that determines what happens if the buyer's financing falls through, what you're obligated to repair after inspection, how long the buyer has to close, and what remedies you have if they walk. I draft contracts that are built around your position, not written down the middle.

 

My role as your seller's attorney covers:

 

  • Drafting and negotiating the contract of sale
  • Structuring deposit terms and holding conditions
  • Negotiating as-is provisions and repair caps before you sign
  • Coordinating mortgage payoff and lien clearance
  • Reviewing the title report and resolving any clouds on title
  • Preparing transfer documents and attending the closing

The Price You Accepted Should Be the Price You Close At

Buyers routinely use the inspection period to renegotiate. A vague contract gives them leverage. A well-drafted one does not. Before you sign anything, I negotiate as-is language and repair caps directly into the contract — so a home inspector's checklist can't become a second round of price negotiations. If a buyer wants concessions after inspection, the answer is already written into the agreement.

 

I've been doing this long enough to know every angle buyers and their attorneys use to chip away at a seller's net. The contract I draft anticipates those moves before they happen.

A Well-Drafted Contract Makes Walking Away Expensive — for Them

Buyer financing falling through after you've already committed to your next home is one of the most stressful scenarios in residential real estate. The right contract structure limits that risk. I include mortgage contingency deadlines, time-of-essence clauses, and deposit forfeiture provisions that give you real remedies — not just the right to relist and start over.

 

Your deposit should be working for you, not sitting in escrow with no teeth behind it. I make sure the contract terms reflect that from day one.

Selling an Estate or Inherited Property on Long Island

Estate sales and inherited properties come with title complications that standard transactions don't. Missing heirs, probate delays, old liens, and gaps in the chain of title are common on Long Island properties that have been in families for decades. I've handled these transactions for years. Complicated title is routine work in my practice, not an exception.

 

If you're selling a home that came through an estate — whether probate has been completed or is still in process — I can assess the title situation early, identify what needs to be resolved, and keep the transaction moving. Buyers and their attorneys will scrutinize inherited property closely. Having an experienced seller's attorney who has already cleared the title gives everyone at the table confidence the closing will happen.

Transfer Taxes and Closing Costs Sellers Pay in New York

New York sellers carry meaningful tax obligations at closing, and understanding them before you list is important. The New York State transfer tax is $4 per $500 of the sale price. For sales of residential property over $1 million, an additional mansion tax applies — though that obligation falls on the buyer. Nassau County does not impose a separate county transfer tax.

 

Sellers in New York also typically pay:

 

  • New York State transfer tax (calculated on the full sale price)
  • Real estate broker commissions (if applicable)
  • Attorney fees
  • Mortgage satisfaction and recording fees if a lien is being paid off at closing
  • Any outstanding property tax adjustments prorated to the closing date

 

I'll walk you through your estimated net proceeds before closing so there are no surprises on the day.

Coordinating a Sale and a Purchase at the Same Time

Selling your current home while buying your next one is one of the most logistically demanding situations in residential real estate. Timing the closings, managing contingencies on both contracts, and making sure neither transaction collapses the other requires careful coordination. I handle both sides of that equation for clients who are moving within Nassau County or across Long Island.

 

When I'm representing you on both transactions, there's no gap in communication between the two deals. I know the status of each contract, each title report, and each closing date — and I manage the sequencing so you're not caught between two closing tables without a place to land.

Why Long Island Sellers Choose Barton Sobel

I've been practicing real estate law on Long Island for more than 35 years, and I've lived and worked in this community for over 20 of them. I know the Nassau County village courts, the local title companies, and the buyer's attorneys who appear at these closings regularly. That familiarity matters when a deal hits a snag and you need someone who can resolve it quickly.

 

What sellers get when they work with me:

 

  • A contract drafted to protect your position, not split the difference
  • Direct access to me throughout the transaction — not a paralegal
  • Experience with estate sales, title clearance, and complex Long Island transactions
  • Straightforward communication about your costs, timeline, and options
  • Representation at the closing table, not just document preparation

Frequently Asked Questions — Selling a Home in Nassau County

  • Do I need an attorney to sell my house in Nassau County?

    New York does not technically require an attorney for a residential sale, but sellers who proceed without one take on significant risk. The seller's attorney drafts the contract of sale in New York — if you don't have one, you're signing a contract written entirely by the buyer's attorney. That contract will not be written in your favor.

  • What does a seller's attorney do in New York?

    The seller's attorney drafts the contract of sale, negotiates terms with the buyer's attorney, handles deposit escrow provisions, coordinates mortgage payoff and lien clearance, reviews the title report, prepares transfer documents, and represents the seller at closing. In New York, the seller's attorney controls the first draft of the contract — that's a significant advantage.

  • How are deposits handled when I sell my home?

    The contract of sale specifies the deposit amount, where it's held, and what happens to it if the buyer defaults. I draft deposit provisions that protect your right to retain the deposit if the buyer walks away without a contractual basis. A poorly drafted contract can give buyers easy exits and leave you with nothing.

  • What if the buyer makes repair demands after the inspection?

    That depends entirely on what the contract says. I negotiate as-is language and repair caps into the contract before you sign, which limits what a buyer can demand after an inspection. If the contract is structured correctly, post-inspection renegotiation has no foothold.

  • Can you handle the sale of a home that came through an estate?

    Yes. Estate and inherited property sales are a regular part of my practice. These transactions often involve title issues — probate gaps, old liens, or multiple heirs — that need to be resolved before closing. I identify those issues early and work through them so the sale can proceed on schedule.

Ready to Protect Your Sale?

Selling your home is one of the largest financial transactions you'll make. The contract you sign at the beginning determines what you walk away with at the end. I represent home sellers across Nassau County and Long Island with the same direct, experienced approach I've brought to this practice for more than three decades.

Attorney advertising. Prior results do not guarantee a similar outcome. The information on this page is for general informational purposes and does not constitute legal advice. Contacting Barton Sobel, Attorney at Law does not create an attorney-client relationship.