Institutional Real Estate Attorneys for Banks & Lenders

Ianniello Anderson, P.C. represents banks, lenders, loan servicers, institutional investors, and guarantors on real estate transactions and title-related matters throughout New York. The firm has anchored its practice in Capital Region real estate since 1971, and our institutional work has grown alongside it — purchase and refinance loan closings, loss mitigation files, REO dispositions, and nationwide title coverage for distressed asset transactions. With four offices across the Capital Region and a settlement and title operation built for volume, we serve as outside counsel for institutional clients who need consistent, dependable execution on every file. Call **(518) 371-8888** to discuss a lender engagement, or read on for an overview of how we work.

Lender-Side Closings

Most of our institutional volume runs through the closing table. We represent lenders on purchase-money loan closings, residential and commercial refinances, home equity transactions, construction draws, and portfolio acquisitions across New York. Our team handles document review, title clearance, settlement, funding coordination, and post-closing recording and assignment work to investor and servicer specifications.

What our lender clients rely on us for:

• Document preparation and review — closing packages prepared to your specifications, with curative work handled in-house when title issues surface.
• Title clearance — coordination with our title insurance operation to resolve exceptions before closing rather than after.
• Settlement and funding — on-time disbursement, wire coordination, and balanced HUDs delivered to your funding desk without back-and-forth.
• Recording and post-closing — assignment recordings, satisfaction filings, and stipulations handled with the same attention as the closing itself.
• Construction and draw closings — multi-disbursement files coordinated with builders, inspectors, and the lender’s construction team.

For specialty products, we handle [HECM reverse mortgage closings](/real-estate/hecm/) for national reverse mortgage lenders and servicers, and we close [commercial real estate](/real-estate/commercial/) transactions for institutional borrowers and their lenders. The same team that handles your residential pipeline can take a commercial acquisition or refinance from term sheet to recording.

Loss Mitigation and REO

When a borrower defaults, the question is rarely whether something needs to happen — it is how quickly the institution can move from default to disposition with the smallest possible loss. We handle the full range of pre-foreclosure and post-foreclosure work for institutional clients in New York:

• Deed-in-lieu of foreclosure — negotiated transfers from defaulted borrowers, with title clearance and recording handled in-house.
• Short sales — lender-side review and approval coordination, payoff letters, and closing.
• Loan modifications — documentation, recording, and title endorsements for modified loans.
• Foreclosure coordination — coordination with foreclosure counsel and direct handling of the foreclosure closing-side workstream including referee deeds, surplus money proceedings, and post-sale title curative work.
• REO disposition — listing-side closings on bank-owned property, including title delivery, occupancy issues, and post-sale claims.

New York is a judicial foreclosure state with a deliberate timeline, and the title issues that surface on REO files are not always the same ones that surface on a clean residential closing. We have been working these files long enough to know which curative items can be cleared administratively and which need a court order — and to move them in parallel with the disposition timeline rather than serially.

Title Insurance for Institutional Clients

Title is where institutional real estate work either runs smoothly or grinds to a halt. We operate an in-house title agency through affiliated title service companies and have agency relationships with major national underwriters. For our institutional clients, that means:

• Single point of contact — the same team handling your closing handles the title work, so there is no hand-off between the title agent and the closing attorney.
• In-house curative work — when a title search comes back with exceptions, our real estate attorneys resolve them directly instead of routing the file out for separate legal work. See our title defect resolution practice for the scope of curative work we handle.
• Nationwide title coverage for distressed asset transactions — through our network of national title agents and underwriters, we coordinate title insurance policies in all 50 states for institutional clients moving REO and other distressed assets outside New York.
• Lender’s policies and endorsements — full ALTA suite, including the endorsements that institutional clients require on construction, modification, and assignment transactions.

For lenders evaluating closing partners, the integration matters. A separate title agent and a separate closing attorney means two files, two sets of communications, and two opportunities for something to fall between the cracks. We run it as one file.

Why Lenders and Servicers Choose Us

Institutional clients come to us for a handful of reasons that hold up across the kinds of files we handle:

• Geographic reach inside New York. Four Capital Region offices (Clifton Park, Albany, Saratoga Springs, Glens Falls) plus statewide closing capability and a title agency network that extends nationwide. You do not need to source separate counsel for a Buffalo file, a Long Island file, and an Upstate file.
• Transaction volume capability. The firm is sized for institutional pipelines, not single-file engagements. We handle high-volume residential closings alongside specialty work like HECM closings without one slowing the other.
• Responsiveness. Calls and emails are returned the same business day. Files in progress have a named attorney and a named paralegal, both of whom can speak to status without pulling the file from a stack.
• Stability. Decades of institutional representation, low attorney turnover, and a practice that has stayed focused on real estate as its anchor for more than fifty years. The institutional knowledge does not leave when an associate moves firms.
• Depth on adjacent matters. Loss mitigation and REO work often touches foreclosure, title defect resolution, and occasionally business and bankruptcy law — all of which we handle in-house. One firm, one engagement letter, one point of contact.

We work as outside counsel — an extension of your in-house legal, default servicing, and closing operations teams. The expectation is that your file shows up at our desk and the next time you hear about it, it is funded, recorded, and closed.

To Discuss a Lender Engagement

If you are evaluating New York closing counsel for a residential or commercial pipeline, an REO portfolio, or a specialty product line, we are happy to walk through our capabilities, turnaround standards, and existing institutional relationships.

Call **(518) 371-8888** to speak with our 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. For time-sensitive engagements, please call directly. Meet our [attorneys](/our-attorneys/) here.