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Real Estate: Role of Attorneys in Purchasing Real Estate and Examining Titles
a General comment
Legal counsel are indispensable to an orderly real estate sale. Depending on what representation the usual parties (seller, buyer, banks) choose and how they elect to share the responsibilities, the lawyer's functions are critical. In a traditional sale, here is a capsule summary of each lawyer's role in a traditional sale:
Attorney for Seller:
- confer with client
- review or prepare purchase and sale agreement and negotiate about its terms, including who should hold the deposit
- prepare deed and power of attorney if necessary
- deal with title issues raised by the bank attorney
- attend closing and review papers which seller is required to sign
- escrows and special arrangements to correct title, complete construction or assure possession
- transfer of security deposits and notices to tenants
- obtain account numbers/phone numbers for existing lien holders
- arrange for 6d Certificates/Insurance Certificates/Release of Right of First Refusal (if any) if condo
Attorney for Buyer:
- conference with client, including issues such as how to take title, information on type of property to be purchased (i.e., single family, multi-family), and financing issues
- review offer to purchase
- review or prepare purchase and sale agreement and negotiate about its terms, including who should hold the deposit
- advise concerning financing and tailoring of purchase and sales terms to lender's requirements
- review the various inspections noted above
- review title examination with bank's attorney
- attend closing and review papers which buyer is required to sign
- set up escrows and special arrangements to correct title, complete construction or assure possession
- arrange title insurance protection for buyer against losses due to title defects, if desired
- transfer of security deposits and notices to tenants
Attorney for Bank:
- order and review examination of title (see below)
- order and review plot plan
- order and review municipal lien certificate
- draft note, mortgage, deed and other necessary papers
- prepare for the closing, signing all papers, obtaining mortgage fund, acceptance of the deed, recording
- estimate closing costs
- pay-off existing mortgage and liens and obtain discharges or releases
- set up escrows and special arrangements to correct title, complete construction or assure possession
- prepare mandatory reports to IRS
- record all documents properly
- certify title to the buyer and lender and prepare title insurance policies
- discuss and consider a declaration of homestead with the buyers
Examination of Title
After the purchase and sale agreement has been signed and financing arranged, a full examination of the title must be undertaken, covering at least 50 years, since many rights and obligations involving real estate may continue for long periods of time. Some problems that may affect the title are:
- mortgages
- taxes
- mechanics' liens
- debts of decedents
- estate taxes
- restriction on use
- bankruptcy
- estate and federal laws
- foreclosures
- divorces
- attachments and judgments
- rights of others to use the premises
Title examination requires interpretation of all the deeds, mortgages, court decrees and all other documents affecting the title, considering the time sequence of transactions and events affecting the title, and applying the law and court decisions to the various situations arising in the title examination. Since the cost of correcting title defects is the seller's obligation, it is important that the title examination be completed and that title defects be corrected by the seller's attorney, before the buyer takes title and possession of the house.
Passing Papers and Settlement Costs
The closing must follow the exact provisions of the purchase and sale agreement, which is why the attorneys' prior involvement is so important. The attorneys compute the adjustments for taxes, fuel, etc., and prepare a closing statement showing the amount owed by buyer to seller. The deed, mortgage and other documents are inspected for accuracy and signatures. Both buyer and seller sign agreements to reimburse buyer's bank for losses in connection with smoke detectors, lead paint, and other substances.
Seller's normal expenses include:
- attorney's fee, including negotiations, drafting documents, correction of title defects, removal of liens, etc.
- Massachusetts tax transfer stamps
- recording costs of instruments necessary to clear title
- real estate broker's commission
Buyer's normal expenses include:
- attorney's fee, including negotiations, drafting documents
- cost of the examination
- cost of preparing mortgage documents, including bank attorneys' fees
- recording charge for deed, mortgage, and municipal lien certificate
- miscellaneous expenses, such as certificate of municipal liens, plot plan, title insurance, bank application fee, points and other finance charges, if any of these are required
Title Insurance
The vast majority of lenders require that a lender's title insurance policy be procured at the closing. This policy is part of the costs paid by the buyer at the closing. At the same time the buyer may elect to purchase for an additional one-time premium an owners title insurance policy which will protect your equity interest against any claims that might arise during the period of time you own your home.
Summary
The purchase and sale of a house is often the single largest financial transaction in a lifetime. It is important that you be represented by the attorney of your choice before you begin the buying or selling process.
How to Get Help
If you need a lawyer and don't know how to find one, you may contact the Massachusetts Bar Association's Lawyer Referral Service. The number in Boston is (617) 654-0400 or TDD (617) 338-0585. Outside Boston you may call toll-free 1-800-392-6164. There is no charge to call the Lawyer Referral Service, and your first half-hour consultation with an LRS attorney is only $25.The Massachusetts Bar Association also offers free help through its Dial-a-Lawyer call-in program. On the first Wednesday of each month, from 5:30 to 7:30 p.m., volunteer lawyers are available to answer your basic legal questions by phone. Dial-a-Lawyer may be reached at (617) 338-0610.
Masslawhelp is a public service of the Massachusetts Bar Association.Posted on Apr 27, 2000 |
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