Seller Representation
Your sale should close once — and stay closed.
Contract drafted tight, payoffs coordinated to the dollar, transfer documents done right the first time. Homes, co-ops, and condos across New York City, Long Island, and Westchester — with your fee quoted in writing before you list.
Why It Matters
The seller writes the first draft — that's an advantage. Use it.
In New York, the seller's attorney drafts the contract of sale. Done well, that first draft protects your deposit terms, your timeline, and your walk-away rights — and prevents the renegotiation games that happen when a contract leaves openings.
Just as important: what the title search will say about your property. An old refinance that was never discharged of record, an open permit from a fifteen-year-old renovation, an unpaid water bill in dispute — these surface in every sale, and they surface on the buyer's schedule unless your attorney finds them first. After decades inside the title insurance industry, Stanley finds them first.
The Process
From accepted offer to funds in your account
Contract Preparation
The contract of sale and riders drafted to protect your deposit, your dates, and your exposure — then negotiated with buyer's counsel from a position of strength.
Pre-emptive Title Check
Your own property examined before the buyer's title company gets there: open mortgages, satisfactions never recorded, permits never closed. Cured on your schedule, not under deadline pressure.
Payoffs & Liens
Mortgage payoffs ordered and verified to the dollar, liens resolved, co-op flip taxes and transfer taxes calculated — so the closing statement holds no surprises.
Transfer Documents
Deed, transfer tax returns (TP-584, RP-5217, NYC-RPT where applicable), and closing documents prepared once, correctly.
The Closing
The settlement statement reviewed line by line before you sit down. Funds confirmed. You sign what you understand — nothing else.
Finished Means Finished
Satisfactions recorded, escrows released, your file delivered. Nothing follows you after the table.
Seller Fees
Your fee, known before you list.
Fees reflect your specific sale — houses, co-ops, condos, commercial. Transfer taxes, payoff fees, and other third-party costs are separate and estimated for you in writing at the start, so your net-proceeds math is real from day one.
NO METER.
CONTRACT PREPARATION THROUGH CLOSING · QUOTED PER DEAL
Fees vary with the size, type, and complexity of the transaction and are confirmed in a written engagement before you commit. See disclaimer.
Seller Questions
Asked before almost every listing
When should I involve an attorney — at listing, or at offer?
At listing, ideally. A pre-emptive look at your title and permits costs nothing extra and converts closing-week emergencies into calm to-do items. At minimum, involve counsel the day you accept an offer — the contract goes out under your attorney's hand.
What are my closing costs as a seller?
Typically: NY State transfer tax ($4 per $1,000), NYC transfer tax if applicable (1–1.425% residential), payoff and recording fees, co-op flip tax where the building imposes one, broker's commission, and attorney's fee. You receive an itemized estimate in writing before you sign anything.
The buyer's title report found a problem. Is my deal dead?
Almost never — if it's handled promptly and correctly. Most title exceptions are curable: satisfactions can be obtained, liens bonded or paid at closing, permits legalized. The deals that die are the ones where nobody starts curing until the scheduled closing week. That's the difference experience makes.
Accepted an offer? Call before anyone signs.
(631) 393-2650SAME-BUSINESS-DAY CALLBACKS · MELVILLE, NY