Hamptons Real Estate Lawyer
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Buying a place in the Hamptons is a big milestone. You get beautiful beaches, world-class shops and restaurants, and an asset you can be proud of for life. It feels amazing. The market is also intense. Deals can fall through, bidding can get heated, and prices can jump far past what a home is worth.
You deserve someone in your corner. A Hamptons real estate lawyer at Avenue Law Firm can guide you from offer to closing so you stay protected. We can draft and review contracts, negotiate the terms that matter to you, and step in on disputes if they pop up. The aim is simple: help keep your family and your property safe now and down the road.
If you are buying in East Hampton, Southampton, or anywhere nearby, the right guidance helps you avoid future headaches and keeps your investment strong.
Contact Avenue Law Firm today at (212) 729-4090 for your Hamptons real estate transactions and ensure that your family and your property are fully protected.
Selling your home in East Hampton, Southampton, or anywhere in the Hamptons is a big financial move. Maybe you’re upgrading or relocating. Either way, your place has likely gone up in value. You deserve a solid return. There is little reason to sell unless you can walk away with real profit. Even a trusted Hamptons agent can miss key legal points in the closing papers, and that can cost you.
This deal should work for you. You can negotiate for upgrades, maintenance items, and certain closing costs to fall on the buyer. That is common in high-demand markets. The real priority is your closing documents. They must be legally valid and enforceable, and they should protect your money long after the sale. Any gap in the terms can put you at risk. With Hamptons-level property and prices, mistakes cannot happen.
If you plan to sell in East Hampton, Southampton, or anywhere in the Hamptons, talk with an experienced real property lawyer. The right advocate can look out for your interests from listing to closing. Our experienced real estate professionals at Avenue Law Firm can help.
Schedule a consultation with us regarding any real estate issues. Contact (212) 729-4090.
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Avenue Law Firm’s team of experienced legal professionals is with you every step of the way. We have dedicated our practice to helping our clients receive the best legal representation every step of the way. If you need legal assistance with real estate law, personal injury law, and business law in New York, contact us to today.
If you are buying a home in East Hampton, Southampton, or elsewhere in the Hamptons, you already recognize the significance of the asset. Though you are likely ready to invest a significant amount, it is helpful to understand the desirability of the properties in this area. If you do not buy a property swiftly, someone else will come along and buy it from under you. In many cases, this means that the seller has the upper hand when it comes to contract terms. Despite this, you do not need to allow yourself to be taken advantage of; there is a significant difference between making an investment in the desired property and being ripped off. Real estate agents can only do so much to prevent this, and they are often backed into a corner by the popularity of the area. Your offer only has so much weight against hundreds of others.
This is why you need to ensure that you have an Avenue Law Firm attorney on your side if you are looking to purchase a property in East Hampton or anywhere in the Hamptons. We can help you draft an offer that is appealing to sellers but that ensures that you are protected as well. Throughout the process, we can examine and redraft contracts to ensure the same and make the process as smooth and fast as possible.
Our real estate attorneys also have the ability to advise their clients, whereas real estate agents are ethically prevented from saying certain things to their clients. As you make such a significant purchase in East Hampton, Southampton, or elsewhere in the Hamptons, it is important that you have a strong law firm on your side.
Contact us today to speak with an East Hampton, NY real estate lawyer.
One of the wonderful things about the Hamptons is the diversity of the types of homes in the area. Whether you’re buying in East Hampton, Southampton, or elsewhere in the Hamptons, there’s something for everyone, including condos, single-family homes, townhouses, and apartments. Though this provides versatility, it can also make the home purchase process fairly complicated. While some properties will include utilities or take care of yard maintenance, other homes are entirely your responsibility. Unfortunately, this does not always depend on the home’s style. Different eccentricities come with each contract, and it is essential to allow your real estate attorney to read over your paperwork before you sign. Without legal guidance, it is easy to violate terms and face fines or, worse, a void contract.
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Should you hire Avenue Law Firm, you can rest assured that you are getting top rated legal representation every step of the way. We know how important it is to understand your rights and responsibilities in every transaction, and we are here to help. Call us today if you need legal assistance or advice in regards to real estate transactions, personal injury law, or business law.
Many homeowners in the Hamptons use their area property as a vacation home. As such, it is appealing to start a business and rent out these properties on VRBO or Airbnb when you don’t plan to be in the area. If you are looking to buy a home and plan to use it for business and rent or sublet it for extra income, be sure to have an Avenue Law Firm attorney on hand for the purchase process. Some complexes and condos do not allow owners to rent out their units, even if they own the property.
There are significant restrictions, and you could be fined or evicted if you don’t follow the rules. However, if you have an attorney to help you, you can assess property contracts beforehand to ensure that you can rent. If you are set on a location that does not allow renting, your attorney can review the governing documents and, where permitted, seek board approval or a formal waiver. Purchase contracts can’t unilaterally override condo/HOA bylaws, so it’s critical to verify the rules before you buy. This all depends on you having a good real estate attorney, so it is best to hire one before you begin your search.
Speaking to an experienced East Hampton real estate lawyer can help you turn this business idea into a reality. If you are looking for an experienced attorney in East Hampton or anywhere else in the Hamptons, Avenue Law Firm may be able to assist you.
Contact us today at (212) 729-4090 to schedule a consultation with our attorneys.
Peter Zinkovetsky is the founder and Managing Partner of Avenue Law Firm and an experienced, highly rated New York attorney serving clients in the Hamptons and across the state. He represents both local and international clients in sophisticated real estate matters and has been recognized as a Super Lawyers “Rising Star” for eight consecutive years, an honor awarded to fewer than 2.5% of attorneys in New York. The New York Real Estate Journal named him to its 2018 “Ones to Watch,” and Avvo rates him 10/10.
A frequent educator and commentator, Peter teaches continuing education courses, maintains a legal blog, writes for industry publications, and is invited to speak at conferences in the U.S. and abroad. His insights have been featured in Forbes, the New York Post, The Real Deal, the New York Observer, Newsweek, and the New York Real Estate Journal. He holds a J.D. from New York Law School, a B.B.A. in Finance from Pace University, and is a graduate of the United Nations International School. Peter focuses his practice on real estate transactions as well as property and business insurance matters, and is admitted to the New York Bar (2011) and the U.S. District Courts for the Southern and Eastern Districts of New York. He is fluent in English, Russian, and Ukrainian.
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Real property transfers in the Hamptons may be affected by several taxes, including the New York State Seller Transfer Tax, the New York State Mansion Tax, and the Community Preservation Fund Transfer Tax, which is commonly known as the “Peconic Bay Region transfer tax.”
New York State real estate transfer tax is $2.00 per $500 of consideration (0.4%). Statute holds the grantor (seller) liable for the cost. The parties involved can assign the expense through a contract, but if the seller is exempt or does not pay, the responsibility falls to the grantee (buyer). For a 1–3 family house or an individual condominium unit, or when total consideration is under $500,000, New York’s continuing-lien deduction lets you exclude any mortgage or lien that remains on the property from the taxable consideration. For other property types over $500,000, the deduction doesn’t apply.
Mansion tax applies to residential purchases of $1,000,000 or more. Outside NYC (including the Hamptons), the rate is 1% and the buyer is liable by statute. If unpaid, recording can be delayed, and the state may pursue collection (including issuing a tax warrant) until satisfied.
The Peconic Bay Region transfer tax (Community Preservation Fund) applies in Southampton, East Hampton, Shelter Island, Southold, and Riverhead. Effective April 1, 2023, East Hampton, Southampton, Shelter Island, and Southold increased the total rate to 2.5% (2.0% CPF + 0.5% Community Housing Fund); Riverhead remains at 2.0%. Exemptions vary by town. For example, Southampton exempts the first $400,000 of improved residential property where the consideration is $2,000,000 or less, and $100,000 for unimproved land. The purchaser generally pays this tax.
It is important for real estate agents to disclose this tax information to potential buyers and sellers as early as possible in the transaction. Buyers and sellers must also keep in mind to discuss these transfer taxes with their attorneys in order to ensure that they understand their rights and responsibilities in the transaction.
Our team of skilled attorneys at Avenue Law Firm may be able to assist you if you are looking to purchase or sell a property in East Hampton, Southampton, or anywhere in the Hamptons. We can help explain your rights and responsibilities in the transaction. Call us today to schedule a consultation.
Real estate deals in the Hamptons move fast, and disputes pop up often. Major ones involve breaches of contract, fights over the down payment held in escrow, requests for specific performance, and brokerage commission claims. Fraud and misrepresentation in property sales also appear.
Breach of contract arises when a party misses a firm deadline, refuses to cure title problems, ignores inspection duties, or walks away from a signed deal. Because real property is unique, a court can order specific performance, forcing a closing when the contract is clear and you are ready, willing, and able. A lawyer can review documents, track notices and contingencies, build your performance record, and seek damages or an order to close.
Down payment disputes center on the escrow after a financing or inspection contingency fails. Sellers argue you defaulted. Buyers argue the seller breached first. Your attorney can audit contingencies and cure periods, negotiate an escrow release, or file to recover or keep the deposit.
Brokerage commission issues turn on the listing agreement and procuring cause. An agent may claim a fee for producing a ready, willing, and able buyer. You may dispute entitlement if the terms changed, the agency ended, or another broker caused the sale. Your lawyer can interpret the agreement, preserve communications, and resolve the claim through motion practice or settlement.
Fraud or misrepresentation includes concealed defects, inflated rental income, false square footage, or unpermitted work. Counsel can investigate disclosures, permits, and marketing, then pursue rescission or money damages so you can move forward.
Local rules matter in the Hamptons. From rental caps to zoning approvals, small mistakes trigger big problems. Bring your contract and correspondence early. We can give you clear options, negotiate hard, and, if needed, litigate to protect your deal and your investment.
| Dispute Type | Typical Causes | Possible Legal Remedies |
|---|---|---|
| Breach of Contract | Missed deadlines, refusal to cure title issues, failed inspections, walking away | Specific performance, damages, enforced closing |
| Down Payment / Escrow | Financing fails, inspection issues, seller or buyer claims breach | Escrow release negotiation, litigation to recover deposit |
| Brokerage Commission Claims | Agent disputes over procuring cause, agency termination, multiple brokers involved | Contract interpretation, negotiation, settlement, litigation |
| Fraud / Misrepresentation | Concealed defects, false income statements, inaccurate square footage, no permits | Rescission of contract, damages, fraud litigation |
| Local Regulatory Issues | Zoning violations, rental cap breaches, permit problems | Compliance actions, negotiation with local boards, litigation |
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With decades of combined experience, the attorneys at Avenue Law Firm provide the best real estate legal representation anywhere in the Hamptons. With our cutting-edge business model and relentless approach, we represent clients across East Hampton, Southampton, Westhampton, and surrounding hamlets like no one else can. Our digital systems allow us to work quickly on your project and ensure you don’t have to leave your beach view to get legal advice or access your contracts. We represent both buyers and sellers, from the beginning to the end of the purchase process and beyond. No matter what your situation, we can help you create the Hamptons lifestyle you have always dreamed of. Don’t waste a single minute of your vacation worrying about your real estate.
Contact Avenue Law Firm today at (212) 729-4090 and allow us to handle it for you.
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