We Understand The Ins And Outs Of Real Estate Law

Real Estate Transaction Legal Services, Expert Guidance You Can Trust

Real estate, whether residential or commercial, simple or complex, is one of the biggest financial and legal undertakings most people will ever make. If you’re buying or selling property, acting for a business, or investing in real estate, the stakes are high: any misstep in documentation, due diligence, or compliance can lead to costly, long-lasting problems.

At Robert A. Gleaner, P.C, we represent buyers and sellers throughout Southern New Jersey, whether individuals or business entities, offering dedicated, full service legal support for the full spectrum of real estate transactions. Backed by decades of experience, we bring deep understanding of real property law, practical know how, and proactive problem solving to every deal.

What We Handle: A Broad Spectrum of Real Estate Matters

Our real estate transactional practice includes, but is not limited to:

  • Residential and Commercial Purchases & Sales: We guide clients through buy & sell agreements, from initial negotiation through contract drafting to final closing ends, ensuring all legal rights and obligations are clearly defined and protected.
  • Title Research, Clearance & Dispute Resolution: We perform thorough title investigations, identify title defects or encumbrances, and handle “quiet title” actions or other remedies so buyers get a clean, unencumbered title and sellers avoid liability for undisclosed issues.
  • Zoning, Land Use & Permitting: For commercial and development deals, we examine zoning law, land use restrictions, and local municipal regulations to confirm the property can legally support the intended use.

Real estate law is rarely straightforward. Here are some of the common problems that arise when transactions are handled improperly, and how legal representation helps avoid them:

Title Issues & Hidden Encumbrances

Many properties carry hidden risks, unpaid taxes, outstanding mortgages, contractor liens, undisclosed heirs, clerical errors, or improperly recorded deeds. Even a single missing signature on an old transfer can cloud title decades later. A lawyer can perform a comprehensive title search, identify potential risks, and take action to clear or insure the title, giving buyers confidence and protecting sellers from future claims.

Survey & Boundary Discrepancies

Legal descriptions and actual property boundaries (fences, driveways, improvements, easements) don’t always match. Such discrepancies can lead to neighbor disputes, encroachment claims, or limitations on property use. We help ensure that legal descriptions align with physical reality, often by comparing surveys, negotiating easements, or clarifying boundary issues before closing.

Financing & Contingency Complications

Many purchase agreements depend on contingencies, financing approval, property appraisal, inspections, and other conditions. If financing falls through or appraisal or inspection results are unfavorable, a deal can collapse, or, worse, proceed under unfavorable terms. Our legal team helps structure contracts with clear, enforceable contingency clauses and guides clients through closing requirements, minimizing the risk of last minute surprises or failed closings.

Zoning, Permitting & Land Use Compliance

Especially for commercial deals or development projects, zoning laws, land use regulations, permits, and municipal requirements can present significant obstacles. Buying land for a business only to discover zoning prohibits your intended use can be financially devastating. We conduct zoning and land use due diligence, advise on compliance, and, when necessary, negotiate with local authorities to secure essential variances or approvals.

Complex Ownership Structures: Entities, Trusts, HOAs, Condominiums

Real estate ownership isn’t always a simple “buyer buys from seller.” Deals may involve entities, trusts, inheritance claims, multiple owners, condominium or HOA governance, and other layered ownership structures. Our legal team helps structure ownership transfers properly, ensure compliance with governing documents (CC&Rs, bylaws, condo/HOA rules), and protect clients from unforeseen liability or disputes.

Thorough Documentation & Disclosure Compliance

From purchase agreements and deeds to disclosure forms, inspection reports, mortgage documents, and HOA/condo documents, the paperwork is dense. Mistakes, omissions, or ambiguous language can void deals or expose parties to lawsuits.

A lawyer reviews and prepares all documents, ensuring clarity, compliance with relevant laws, and legal enforceability of agreements and disclosures.

Our Approach: Personalized, Client Focused, Preventive

When you choose Robert A. Gleaner, P.C., you don’t just get a lawyer, you get a partner in your real estate endeavor. Our firm’s strengths include:

  • Personalized attention: As a one attorney firm (supported by experienced assistants), we give each transaction, large or small, the focus it deserves.
  • Broad depth of experience: From straightforward residential closings to complex commercial transactions, title disputes, land use matters, and association governance, we cover it all.
  • Proactive risk management: Rather than react when problems arise, we anticipate potential legal and compliance issues, and build protections into contracts and transactions from day one.
  • Clear, plain language communication: Real estate law is complex, we translate that complexity into straightforward advice, ensuring you understand your rights, obligations, and potential pitfalls at every stage.

When to Call a Real Estate Transaction Lawyer

You’ll want a knowledgeable attorney on your side, particularly when:

  • You’re buying or selling property and want assurance of a clean, marketable title.
  • The property involves multiple owners, entities, trusts, inheritances, HOAs, or other complex ownership arrangements.
  • You’re purchasing property for business, development, or non-residential use and need to confirm zoning, land use, permitting, or regulatory compliance.
  • You want to protect yourself against future title disputes, encumbrances, or latent defects.
  • You’re negotiating the sale or purchase of a condo, working with an HOA, or navigating shared ownership governance documents.
  • You want peace of mind, knowing that every contract, disclosure, survey, and legal requirement is handled with care, skill, and foresight.

Let Us Help You Navigate with Confidence

Real estate transactions are much more than signing a few papers and exchanging money. They require a firm understanding of property law, attention to detail, and the ability to foresee and prevent legal complications. At Robert A. Gleaner, P.C., we stand ready to guide you through every step: from negotiation, due diligence, contract drafting, title clearance, and closing, all with your interests foremost.