Real Estate Law

Real Estate Attorneys in Clifton Park, Albany, Saratoga Springs & Glens Falls

From contract to closing, our team has guided thousands of Capital Region transactions since 1971.

Since 1971 · 4 Offices · ALTA / NYSBA / ABA Member

Request a Consultation (518) 371-8888

Capital Region home - Ianniello Anderson, P.C., serving Upstate NY since 1971

50+

Years

Offices

Attorneys

Thousands

Capital Region Closings

Who We Serve

Homebuyers & Sellers

Residential closings, contract review, and title clearance — handled with the care your largest investment deserves.

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Investors & Developers

Commercial transactions, leases, and due diligence for Capital Region investors and developers of every size.

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Lenders & Institutions

Institutional lending, title insurance, and HECM closings — a trusted partner to banks and lenders across Upstate New York.

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Our Real Estate Services

A full real estate practice anchored within full-service capability — from a first-time homebuyer’s closing to multi-property institutional transactions.

Residential Real Estate

Closings, contracts, and title work for homebuyers and sellers across the Capital Region.

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Commercial Real Estate

Acquisitions, leases, and disposition for businesses, investors, and developers.

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Refinancing

Coordinated refinance closings with your lender, including rate-and-term and cash-out refinances.

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Institutional Lending

Bank-side representation for residential and commercial loan closings, statewide.

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Title Insurance & Defect Resolution

Title search, insurance placement, and resolution of liens, judgments, and chain-of-title issues.

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HECM & Foreclosure Defense

Reverse mortgage closings (HECM) and foreclosure defense for homeowners facing default.

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Why Capital Region Property Owners Choose Us

50+ Years in the Capital Region

Founded 1971. Three generations of Capital Region families have closed homes, settled estates, and built businesses with our firm.

Real Estate Depth, Full-Service Range

Most firms specialize narrow or generalize broad. We do both — a deep real estate practice anchored within full-service capability.

Four Offices, One Firm

Clifton Park, Albany, Saratoga Springs, Glens Falls. Wherever your transaction is, we're already there.

Meet Our Real Estate Attorneys

Senior attorneys who have closed thousands of Capital Region transactions. Each handles your file personally, with the full firm behind them.

Meet Our Team

Our Closing Process

Every closing follows the same disciplined sequence — so you always know what is next and what we are doing on your behalf.

Contract Review

We review your purchase contract and identify risks before you sign.

Title Search & Insurance

We clear title defects and coordinate title insurance.

Closing Preparation

We coordinate with lenders, sellers' counsel, and title companies.

The Closing

We attend, walk you through every document, and protect your interests.

Post-Closing

Recording, escrow disbursement, and any defect resolution.

Real Estate Law FAQ

Common questions about real estate closings in the Capital Region. If you don’t see yours, give us a call.

Do I need a real estate attorney to close on a home in New York?

Yes. New York requires a licensed attorney to handle real estate closings — it is one of a small number of states with this rule. An attorney reviews your contract, clears title, coordinates with the lender, and protects your interests at the closing table. The protection you get is substantial, and the cost is typically a small percentage of the transaction.

How much does a real estate attorney cost in the Capital Region?

Residential closing fees in our four-county area typically range from $750 to $1,500 depending on the complexity of the transaction. Commercial and institutional matters are quoted separately. We give you a clear estimate in your first conversation — no surprise fees at closing.

What happens if there is a title defect on my property?

Title defects — old liens, missing signatures, chain-of-title errors, undischarged mortgages — are more common than most buyers realize. We identify them during the title search, work with the seller’s counsel and the title company to resolve them, and if the defect cannot be cleared we negotiate seller credits, escrows, or title insurance coverage that protects you after closing.

Can you represent both buyer and seller in the same transaction?

No. New York attorney ethics rules prohibit dual representation in a real estate transaction because the parties’ interests diverge — price, contingencies, repairs, and post-closing risk are all negotiated against each other. We represent one side, fully and without conflict.

How long does a typical residential closing take in New York?

From signed contract to closing table is usually 45 to 75 days, depending on financing, title issues, and inspection results. Cash deals can close in 21 to 30 days. We keep your file moving on the fastest reasonable schedule and tell you immediately if anything threatens the timeline.

What is HECM, and how is the legal process different?

HECM (Home Equity Conversion Mortgage) is a federally insured reverse mortgage available to homeowners 62 and older. The closing involves additional federal disclosures, counseling certificates, and lender requirements that a standard purchase or refinance does not. We have closed HECM transactions for hundreds of Capital Region homeowners and walk every client through the protections and obligations before signing.

Trusted by the Capital Region’s Legal Community

Mortgage Bankers Association of Northeastern NY

Ready to Get Started?

Real estate moves fast. So do we. Tell us a little about your matter and a member of our team will be in touch within one business day — often sooner.

If your matter is urgent, please call us at (518) 371-8888 for immediate assistance.

Call (518) 371-8888