Real Estate & Immigration Law — Based in New York & New Jersey
Real Estate & Immigration Law — Based in New York & New Jersey
Long Island Real Estate
Kambo Law, PLLC is a trusted real estate attorney serving Long Island homebuyers, sellers, and investors. With our office in Jericho, we provide experienced legal representation for residential and commercial real estate transactions across Nassau County and Suffolk County.
Long Island's real estate market is one of the most active in the New York metropolitan area. Whether you are purchasing your first home in Huntington, investing in a multi-family property in Babylon, or closing on a commercial space in Smithtown, having an experienced real estate attorney on Long Island is essential to protecting your investment.
At Kambo Law, we bring deep knowledge of Long Island's real estate landscape to every transaction. We understand the nuances of Nassau County and Suffolk County property transactions, from co-op board requirements to local zoning considerations. Our team handles contract negotiation, title examination, mortgage document review, and closing representation — giving you comprehensive legal protection from start to finish.
Unlike most states, New York requires that an attorney be involved in every residential real estate transaction. On Long Island, both buyers and sellers retain their own attorneys to draft and negotiate the contract of sale, review the title report, prepare the deed and closing documents, and represent their interests at the closing table. This is not optional, and it is one of the strongest consumer protections available anywhere in the country.
For Long Island buyers, the right closing attorney does much more than push paper. We negotiate contract terms, structure financing contingencies, resolve title defects, review condo and co-op documents, calculate transfer taxes, and protect your earnest money. For sellers, we draft the contract, respond to buyer requests, clear title issues, and make sure the deed and required affidavits are properly executed and recorded with the Nassau or Suffolk County Clerk.
Long Island closings carry two New York transfer taxes that catch many buyers off-guard. The NY Mansion Tax applies to residential sales of $1 million or more — starting at 1% and stepping up progressively for higher price tiers. With Nassau County's strong market in Garden City, Manhasset, and Old Westbury and high-end Suffolk pockets like Northport and Cold Spring Harbor, the mansion tax is in play more often than buyers expect. We help clients understand exposure, negotiate seller concessions, and plan the transaction structure.
The Mortgage Recording Tax is paid by the borrower when a new mortgage is recorded. On Long Island, the combined state and local rate is approximately 1.05% of the loan amount for loans under $500,000 and roughly 1.30% above that — meaningful money on a Long Island-priced home. We review the loan estimate and closing disclosure so this tax (and every other fee) is properly calculated and disclosed.
A Consolidation, Extension, and Modification Agreement (CEMA) is one of the most powerful tools available to Long Island homeowners refinancing or selling. Instead of paying mortgage recording tax on the entire new loan amount, a CEMA allows the existing mortgage to be "assigned" to the new lender and consolidated with new funds. The borrower then only pays mortgage recording tax on the new money — often a savings of thousands of dollars.
Not every lender offers CEMA, and the paperwork takes longer than a standard refi — but for Long Island homeowners with substantial existing mortgages, the savings often more than justify the effort. We coordinate with the current lender, the new lender, and the title company to execute the CEMA cleanly. Ask about CEMA before you start a refinance on Long Island.
Nassau County: Garden City, Great Neck, Jericho, Manhasset, Oyster Bay, Rockville Centre, Hempstead, Mineola, Westbury, Valley Stream, Hicksville, Syosset, Old Westbury, Plainview, Bethpage, Floral Park, Massapequa, Freeport, Long Beach, Glen Cove
Suffolk County: Huntington, Smithtown, Babylon, Brookhaven, Islip, Hauppauge, Commack, Northport, Dix Hills, Melville, Patchogue, Riverhead, Stony Brook, Setauket, Bay Shore, Lindenhurst, Sayville, Bohemia, Centereach, Holbrook, Centerport, Cold Spring Harbor, East Hampton, Southampton, Sag Harbor
For closings in Suffolk County specifically, see our dedicated Suffolk County real estate closing attorney page.
Yes. New York requires attorney involvement in real estate transactions. Both buyers and sellers on Long Island retain their own real estate attorney to handle contract review, title searches, and closing representation.
A typical residential real estate closing on Long Island takes 60 to 90 days from accepted offer to closing. The timeline can vary based on mortgage approval, title issues, and inspection results. Your real estate attorney coordinates these steps to keep the process on track.
Look for an attorney who is licensed in New York, experienced with Long Island property transactions, responsive to calls and emails, and transparent about fees. Kambo Law checks all these boxes, with a 5-star Google rating and a centrally located Jericho office.
Contact our Jericho office for a consultation about your Long Island property transaction.