Real Estate

Protecting your best interests when you buy, rent, lease or sell a home or other property

Owning a home can be the culmination of years of hard work. Other real estate, like rental property, can be a continuous and secure source of income and an excellent investment. For businesses, owning your own facility can open the doors for expansion. However, buying, selling or owning real estate can also bring a myriad of legal issues that can have a substantial impact on its value and utility. Real estate transactions — including sales agreements and construction and development projects — are complex endeavors involving multiple parties. Even comparatively simple residential real estate matters involve numerous contingencies as well as mortgage and insurance issues. Keeping all these parts running in sync can be a challenge. That is why our attorneys at Long & Long, LLC bring more than 90 years of combined legal experience to help property owners get the most out of their investments.

Mortgage 

The most common means of securing financing for a real estate transaction is through a mortgage on the purchased property. For commercial and investment properties, the terms of your agreement can make the difference between a profitable venture and a money pit.
We take the time to make sure that you understand your agreement with the lender and are comfortable with the outcome. We will make sure that you, the borrower, comprehend the terms of your agreement to ensure your options remain open and your payments remain manageable. For commercial borrowers especially, it is essential that mortgage terms are tailored to your business. Our real estate and mortgage attorneys can help you work with your lender to do just that. 

Additional Real Estate Components  

Outside the context of buying and selling, real estate ownership carries its own legal challenges. Our dedicated attorneys are ready to help our clients take on these challenges and protect the value and usability of their properties:

The contract between a landlord and a tenant, typically a written lease, specifies the rules and provisions of the landlord-tenant relationship. Whether you are the landlord or the tenant, it is in your best interest to have a specialized attorney review the written lease. This document opens the doors to property owner and tenant rights, evictions, property damage issues and more. We have helped both landlords and tenants get what they deserve. From security deposits and evictions, to damage restitution, and lease disputes we have acted as advocates in every kind of landlord-tenant case.
On the local level, there are rules that govern how pieces of land can be used. Our lawyers have decades of experience analyzing state and local regulations for both business and residential real estate owners. Although it is always a good idea to site plan review with an attorney prior to building, there are circumstances where individuals may own property that violates a zoning law. In this case, if it is not an affordable fix, it may be time to apply for a variance. At Long & Long, LLC we have handled cases including special permits, variances, and more.
We get it. It’s not always easy to love thy neighbor. Issues with noise, overgrown landscape, trash, invasion of property boundaries and other negligent behavior fall under nuisance law. As a property owner, you have the right to enjoy your property, and if negligent neighbors hinder that, you may be able to take legal action. Our attorneys file lawsuits on behalf of individuals to ensure that the neglectful or careless behavior stops so you can go back to enjoying your property.
Easement, or right-of-way issues, can be not only frustrating but also surprising for property owners. For properties that have easement, parts of the property may be required by law to be accessed by neighbors or even public businesses like a utility company. Worse yet, many property owners don’t realize their property has right-of-way issues until the transaction is already under way or complete.

Although easements are largely permanent, they can have time limits and conditions. For example, if an easement holder takes advantage of the property or is using it in ways that exceed the scope of the original easement, the property owner can utilize legal help to terminate the easement.

We have also acted on behalf of both property owners and easement holders to ensure our clients have fair access and use of their property.
Different than a boundary dispute, a title dispute deals with the entirety of a plot of land. Title disputes can be the result of a clerical error on the deed, a lost or destroyed deed, a forged deed, or even a deceased person’s will. Even title insurance can leave room for error. We have managed cases involving broken chain of titles, unpaid liens, and more.

As your title dispute lawyers, we will help you ensure your title is complete so you don’t suffer financial losses.
Few legal issues of have been more widely discussed recently than oil and gas rights. The increase in oil and gas exploration in western Pennsylvania has made these assets more valuable than ever. If you have been approached by a gas company representative or “land man” call us before you sign anything. Gas companies frequently offer landowners a fraction of what they will ultimately pay hoping that the landowner will not do their due diligence. At Long & Long, we have negotiated hundreds of oil and gas leases. Additionally, we have obtained millions of dollars in damages for landowners who have been impacted by pipeline rights of way. No matter what oil and gas situation you face, you should always have an oil and gas attorney on your side.

Be Prepared

During the course of property ownership, disputes can arise with the government, neighboring property owners, previous property owners, tenants and others. If not properly addressed, these disputes can have an adverse effect on the value, marketability and utility of your property. Being well advised of your legal rights and obligations by knowledgeable real estate attorneys can give you the edge you need to resolve these disputes favorably and secure the continued use and enjoyment of your property.