Real Estate Investor Law

Condominium Conversions:

Our office coordinates the entire conversion of your single asset property into a multi-asset, multi-profit. We work directly with engineers, architects and surveyors while they draft the plans. We then conduct the transition from a single parcel multi-use to separate condominium units. We work in conjunction with your insurance agent to obtain the most appropriate and comprehensive insurance policy for the new condominium. We continue to work with the investor and your real estate agent representatives during the sale of each unit; negotiating the purchase and sales agreements, drafting all of the necessary documents and coordinating all of the final dollar adjustments to ensure a smooth sale transaction. This allows you, the investor/developer, more time to work on finding and negotiating your next project while we do the rest.

Purchasing at Foreclosure:

From the moment the gavel drops and you are declared the highest bidder through the closing, we make sure that you obtain ownership with as little risk as possible. There are many traps to look out for when buying at foreclosure. If you are buying at foreclosure for the first time or are thinking about it, call and discuss the process with us. If you are a seasoned veteran on the foreclosure circuit, give us a try. I can assure you that we have conducted more foreclosure purchases than 99 percent of real estate attorneys in Massachusetts and smoother than all of them.

Evictions:

Sometimes when acquiring a discounted property it is delivered subject to certain unsavory conditions–most common, a holdover occupant.

Other times when holding a property with the intent to lease and manage, you have a tenant that doesn’t pay or simply doesn’t comply with other terms of your lease, such as disturbing your other good tenants.

We assist the investor in legally evicting these occupants. We help the investor to choose the best course of action, whether it is negotiating a “cash for keys” agreement, drafting and serving notices to quit or speeding through the summary process eviction action in the quickest amount of time permitted by law.

REO Purchases:

REO is the acronym for Real Estate Owned by the Lender after no individual or entity bids high enough at the foreclosure auction to satisfy the lender or if the owner opts for a deed in lieu of foreclosure. The property becomes a part of the lenders portfolio and they must sell the property. We know that although some of the greatest value purchases come from these REO properties, we also know that the purchase process is neither ordinary nor comfortable. The paperwork is voluminous and the lender/seller is often times based out-of-state and simply refuses to follow our state’s customary practices. Let us guide you through the REO closing process.

Business Formation and Preparation:

We, along with the cooperation of your tax team advisor, decide which form of legal ownership suits your needs. Whether a sole proprietor, an LLC, LLP, S-Corp, C-Corp. or through a Nominee Trust, we can help.

Purchase and Sale Agreement Negotiations:

We agree that the “Standard P&S” is standard, but neutral or in favor of the buyer it is not. Typically, these documents are drafted either by the Seller’s attorney or the Listing Agent for the Seller. Let us protect your potential acquisition and your earnest money deposit.

Commercial & Residential Closings:

Our Firm is approved to close loans for hundreds of Banks, Mortgage Companies and Investors. We are title insurance agents for the nation’s largest title insurance underwriters. Our process is smooth, efficient and affordable. Next time your lender asks, “who do you want to close your loan?” tell them: “Stiles & Associates.” And if they don’t ask, tell them.

Short Sales:

Sometimes you find a deal where the Seller owes more to the lender than you are willing to pay. This does not always end the deal. There is a concept out there called a short sale. Let us assist you in contacting the lender that is owed money on the property and help negotiate a short sale, whereby the lender agrees to accept less than the amount they are due.

Seller Representation:

You found the deal and now you have a Buyer. It is now time to move on to your next project. Let us negotiate the purchase and sale agreement, coordinate with the Buyer’s attorney, buyer’s lender and buyer’s lender’s attorney. We’ll coordinate all of the adjustments, draft and obtain necessary paperwork and attend the closing in your place through power of attorney.

Private Lending & Hard Money:

Sometimes conventional financing is simply not an option. Maybe the property is uninhabitable, occupied by a hostile occupant unwilling to offer access for an inspection or appraisal or maybe you just need the funds quickly. Let us refer you to an unconventional, private lender that won’t take advantage of your situation.

Conducting Foreclosures:

We at Stiles & Associates, LLC understand the time sensitive nature of a foreclosure as well as the federal and state requirements in conducting foreclosures. Whether it be an institutional or private loan or a condominium association, we can assist with an efficient, affordable and professional foreclosure.

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