Commercial Real Estate Attorneys in the Capital Region

Commercial real estate is where careful legal work pays off the most — and where shortcuts cost the most. Ianniello Anderson, P.C. represents investors, developers, business owners, and lenders on commercial transactions across the Capital Region — shopping centers, apartment buildings, office complexes, industrial and flex properties, mixed-use developments, and the smaller deals that quietly anchor a portfolio. With four offices across Clifton Park, Albany, Saratoga Springs, and Glens Falls, and a real estate practice that has anchored this firm since 1971, our team handles the contract, the diligence, the financing, and the closing with the experience these transactions require. Call **(518) 371-8888** to start a conversation.

Commercial Acquisitions and Sales

Commercial acquisitions move on a different timeline than residential transactions, and the documents reflect it. Letters of intent, purchase and sale agreements, due diligence schedules, estoppels, SNDA agreements, title and survey review, environmental reports, entity formation, and closing logistics all sit on top of each other — and the deal cannot afford a weak link in the chain.

Our commercial real estate attorneys handle the full arc of an acquisition or disposition:

• Letter of intent and contract negotiation. Structuring the deal terms before they harden, with an eye on how the contract reads if a dispute arises later.
• Due diligence coordination. Title and survey review, lease and rent roll analysis, service contract review, environmental and zoning diligence, estoppel and SNDA collection.
• Entity formation and structuring. LLC, partnership, and joint venture formation — coordinated with our business law team when the ownership structure matters as much as the property.
• Closing. Document preparation, lender coordination, escrow handling, tax allocations, and recording. We close on schedule and we close clean.

Whether you are buying a single retail strip in Clifton Park or selling a mixed-use building in Albany, the legal work has to match the dollars on the line.

Commercial Leases

Commercial leases are the contracts that quietly run a business for the next five, ten, or twenty years. Get them wrong and they cost real money every month until the term ends. Our attorneys draft and negotiate commercial leases on both sides of the table — landlords protecting an asset and tenants protecting a business.

For **landlords and property owners**, we draft and negotiate office, retail, industrial, and mixed-use leases — including triple net (NNN) structures, percentage rent provisions, CAM passthrough mechanics, build-out and TI allowances, renewal and option terms, assignment and subletting restrictions, and the default and remedy provisions that matter when a tenant stops paying. We also handle lease amendments, estoppels, SNDAs, and landlord-side disputes through resolution or litigation.

For **tenants**, our team reviews and negotiates lease terms before signing — pushing back on the provisions that quietly shift risk onto the tenant, clarifying ambiguous expense allocations, and protecting renewal rights and exclusives where the business depends on them. We also handle lease assignments tied to business sales, exits, and relocations.

If you are reviewing a lease right now, or drafting one for a property you own, a short call with our team is often the highest-leverage hour you will spend on the deal.

Financing and Refinancing

Most commercial deals turn on financing — and the loan documents are where lenders allocate every meaningful risk to the borrower. Our attorneys represent borrowers and coordinate with lender’s counsel on the full range of commercial financing structures the Capital Region market uses:

• Conventional commercial mortgage loans from local and regional banks.
• CMBS and conduit loans with their distinctive non-recourse carve-outs, single-purpose entity requirements, and lockbox provisions.
• Bond-type and tax-advantaged financing for qualifying developments.
• Mezzanine and preferred equity layered on top of senior debt.
• Credit tenant financing structured around a long-term lease.
• Construction and development loans with draw schedules, completion guarantees, and conversion to permanent financing.
• Refinancings and loan assumptions when a property changes hands or the capital stack restructures.

We review loan commitments, negotiate term sheets, prepare borrower-side closing documents, coordinate title and survey for the lender, and see the funding through to disbursement. On the title side, our in-house [title insurance](/real-estate/title-insurance/) operation handles lender’s policies and loan policy endorsements for commercial financings without a third-party handoff.

Zoning, Land Use, and Development

Many commercial transactions live or die on what a buyer can actually do with the property. Our team advises on zoning compliance, use variances, area variances, site plan approvals, special use permits, subdivision applications, and the regulatory approvals that have to land before construction can start. Where a municipal decision goes the wrong way, we coordinate the litigation strategy — including Article 78 challenges — to get the project back on track.

For developers and builders, we also handle construction contract drafting and negotiation for ground-up builds, renovations, and multi-phase developments — AIA-form contracts, owner-architect agreements, owner-contractor agreements, and the schedule of values, change order, and lien waiver mechanics that keep a project moving.

Why Capital Region Businesses Choose Us

Commercial real estate is a relationship practice. The same lender will finance your next three deals. The same municipality will review your next site plan. The same title underwriter will insure your next closing. The advantage of working with a firm that has done commercial work in this region for decades is the network and the institutional memory that come with it.

What our commercial real estate practice brings to the table:

• Decades of Capital Region transactions. Since 1971, our real estate attorneys have closed commercial deals across Saratoga, Albany, Warren, Rensselaer, and Schenectady counties. We know the local municipalities, the local lenders, and the local title underwriters.
• Four offices, one firm. Clifton Park (HQ), Albany, Saratoga Springs, and Glens Falls — wherever the property is, an office is nearby.
• Full-service depth. Commercial real estate rarely sits in a vacuum. Our business law, real estate, and litigation teams sit under one roof, so entity formation, contract review, and dispute resolution stay coordinated.
• In-house title operation. Our title insurance team handles the title work directly — faster turnaround, fewer handoffs, and a single point of accountability when a curative issue surfaces.
• Straight answers. Commercial clients do not want a memo when a phone call will do. Our attorneys give straight answers about what a provision means, what a deal will take, and what comes next.

We also handle [residential real estate](/real-estate/residential/) and [institutional](/real-estate/institutional/) work for the same clients when their personal and business real estate intersect — which, in our experience, is most of the time.

Have Questions? Start with a Conversation.

Whether you are evaluating a property, negotiating a lease, structuring a financing, or selling an asset, the right legal work starts before the contract is signed. We will give you straight answers about where you stand and what the deal will take to close cleanly.

Call **(518) 371-8888** to speak with our commercial real estate team, or fill out the form on our [contact us](/contact-us/) page and a member of our team will be in touch within one business day — often sooner. If your matter is time-sensitive, please call us directly.

You can also meet our [attorneys](/our-attorneys/) or explore the rest of our [real estate practice](/real-estate/).