RESIDENTIAL REAL ESTATE

K Diffley Law represents first time and repeat homeowners in the purchase and sale of residential real estate and related financing. We provide our clients with outstanding quality of service at cost effective rates. Our firm effectively communicates transaction details and consistently exceeds clients’ expectations.

 

Our extensive real estate experience enables us to deliver favorable outcomes to our clients while mitigating risks that may arise in connection with:

 

• Title Issues, Examinations, and Title Insurance

• Inspection Issues and Repairs

• Deeds and Ownership Rights

• Liens and Judgments

• Short Sales and Foreclosures

• Estate Sales

• Contract Liabilities

• Property Taxes and Violations

• Permits and Department of Building Issues

• Partial Conveyances

• Sellers Concessions

• Survey and Boundary Line Issues

• Flood Zone and Wetlands Issues

• Easements and Right-of-Ways

• Escrow and Possession Issues

• Mortgages & Loans

K Diffley Law represents clients in connection with residential leasing transactions, property and portfolio management and legal compliance. We draft and coordinate apartment building leases, single-family, condominium, and multi-family leases, occupancy agreements and supplement documents in compliance with New York State and local laws.

 

K Diffley Law provides property management services for clients’ properties and portfolios. Our clients have a diverse set of management and compliance requirements. In an ever-evolving landlord/tenant landscape in the city and state of New York, our clients appreciate and rely upon the expertise we provide. Our services include, but are not limited to, managing and coordinating building leases, lease renewals, mandatory City and State riders and disclosures, as well as supplemental agreements for free market and rent-stabilized buildings, including special requirements for public assistance and section 8 tenants. Contact us for expert property management services and legal compliance consulting for your properties and portfolios.

 

Our residential leasing clients include property owners, partners, and investors of:

 

• Single-Family Properties

• Condominiums

• Multi-family Properties

• Apartment Buildings

• Airbnb and Shared Space Hosts

• Property Management Companies

• Real Estate Brokers and Agents

• Residential Tenants (Long and Short Term)

K Diffley Law provides property tax relief and reduction services. We consult with clients and provide a risk-free analysis of their property taxes and property’s assessed value. Our firm files property tax grievances (also known as tax certiorari) for clients, in an effort to reduce their property’s assessed value and ultimately lower the amount of property taxes they pay on their homes.

 

The county and/or village tax assessor establishes the market value of all properties in their jurisdiction each year and determines a tax assessed value for each property for the following tax year. The tax assessed value is the dollar value of a property used to calculate applicable property taxes. If the tax assessed value is greater than the actual value of a property, the property taxes for that property may be higher than they should be. Our firm to handles property tax grievances for owners and prospective purchasers (with written authorization from the owner/title holder). Contact our office now for a free property tax analysis to determine if you are paying too much for your property taxes.

 

K Diffley Law offers unique fee options, including:

 

• SUBSCRIPTION-BASED FEES.

We file your property tax grievances every year (on a yearly basis) for an agreed upon number of years (usually 3, 5 or 10), or until you sell your property. When you select our Subscription-Based Fee Plan, other than a small processing fee, you will only pay our firm if we successfully obtain a reduction in your property taxes. If you prefer to pay a flat fee each year – whether or not we obtain a reduction in your property taxes – please contact our office for yearly pricing.

 

• FLAT FEE*.

We file your property tax grievance on your behalf and you pay a flat fee of $600.00 up-front. We strive to obtain a reduction in your property’s assessed value and property taxes, but with the Flat Fee payment option, you pay only the agreed upon flat fee regardless if a reduction is obtained. For example: K Diffley Law successfully files and obtains a property tax reduction of $3,500.00 for your upcoming property taxes. Instead of charging you a contingency fee of 40% - 50% (up to $1,750.00) of the successful reduction amount, you only pay the agreed upon flat fee $600.00. Please contact our office as Flat Fee rates may be subject to change without notice (our rate will not change after a Retainer Agreement is signed by both parties which includes the agreed upon rate for that particular year).

 

• CONTINGENCY FEE.

We file your property tax grievance on your behalf, and you only pay our firm if we win and obtain a successful reduction in your home’s assessed value and property taxes. This Contingency Fee payment option is for our clients that prefer to pay a fee only if we lower your property taxes. Our Contingency Fee is based on a percentage of the dollar amount of the reduction for your home’s property taxes. Our current rate is Forty (40%) Percent of the property tax reduction amount successfully obtained. Please contact our office as contingency fee percentages may be subject to change without notice (the percentage will not change after a Retainer Agreement is signed by both parties which includes the agreed upon percentage for that particular year).

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*Flat fee payment options include filing your property tax grievance with the Assessment Review Commission only. Any other filings which may be advisable or required, including the Small Claims Assessment Review to petition the court are billed separately. Should our firm be of the opinion that such additional filings are advisable, we will contact you to discuss further options.