Representation Should Begin Before the Closing
A buyer’s attorney should not first become involved when documents are ready to be signed. The important protections are established much earlier—in the contract, the inspection provisions, the financing contingency and the deadlines governing the transaction.
We review and explain the contract, identify the decisions the buyer must make, and help keep the inspection, mortgage and closing process on schedule. When an inspection discloses a problem, we work with the buyer and the
real estate agent to negotiate an appropriate repair, remediation or credit. We also coordinate with the lender so that legal and financing requirements are resolved together rather than becoming last-minute obstacles.
Knowing Exactly What You Are Buying
The deed conveys a legal description—not the lawn, driveway and stone walls as they appear to the eye. A current survey locates that description on the ground. It can disclose encroachments, locate easements and rights-of-way, confirm access, identify improvements and reveal setback or other land-use issues. A survey problem that is straightforward to resolve before closing can become expensive and contentious after title has passed.
This is particularly important with back lots, waterfront property, older homes and larger country parcels. We review the title and the survey together so that the buyer understands both the rights shown in the land records and how those rights affect the property in actual use.
The Particular Concerns of a Litchfield County Property
Country properties present practical questions that are inseparable from the legal transaction. Is access over a public road, a private road or an easement? Does the well provide adequate quantity and acceptable water quality? Is the septic system suitable for the house and the buyer’s intended use? Are additions, outbuildings and other improvements properly located and municipally compliant? Will the buyer’s intended home occupation or other use be permitted?
The title search may disclose mortgages, judgment liens, tax liens, utility easements, access rights, conservation restrictions or other encumbrances. The property may also be subject to, or eligible for, an open-space, farm or forest tax classification. We identify these matters, explain their practical effect and determine what must be cleared, confirmed or addressed before closing.
Clear Title and an Orderly Closing
As title agents for First American Title Insurance Company, we inspect or review title and issue appropriate owner’s and lender’s title-insurance policies. We review the mortgage documents with financed buyers and coordinate with local, regional and national lenders. At closing, our objective is not merely to complete the paperwork. It is to ensure that the buyer receives clear title, understands the documents being signed and enters ownership with the identified issues properly resolved.
Experience When a Routine Closing Is Not Routine
Attorneys James Stedronsky and Jonathan Meter have more than 60 years of combined experience representing buyers and sellers of residential and commercial real estate. The firm’s broader experience with title disputes, boundary disputes, zoning, real-property litigation and municipal taxation is especially useful when a residential purchase presents a problem that a closing practice does not ordinarily encounter.
It is common for a careful review to uncover something that requires attention. It is rare for the issue to end the transaction. The important point is to identify it while the seller remains responsible for providing the title and property promised by the contract.
Speak With Us Before You Sign
If you are considering the purchase of a home or country property in Litchfield County, we invite you to contact us before signing a contract—or as early as possible during the inspection period. An early conversation often identifies the questions that should be answered while the buyer still has the greatest ability to protect the purchase.
Contact James Stedronsky at (860) 567-9111 or
hjs@stedlaw.com.