Real Estate & Immigration Law — Based in New York & New Jersey
Real Estate & Immigration Law — Based in New York & New Jersey
Suffolk County Real Estate
Kambo Law, PLLC represents Suffolk County buyers, sellers, and investors in residential and commercial real estate closings — from first-time home purchases in Bay Shore to luxury closings in the Hamptons. Our Jericho office is centrally located to serve all of Suffolk County, and we handle every stage of the closing from contract through deed recording.
New York is one of the few states that legally requires attorney involvement in real estate transactions. For Suffolk County buyers and sellers, that means each party retains their own real estate closing attorney to handle the contract, title review, financing documents, transfer taxes, and the closing itself. Without skilled counsel, even a straightforward closing can stall — or close on terms that don't actually protect you.
Suffolk County transactions also carry their own complications: properties in flood zones along the South Shore and East End, Pine Barrens overlay zoning out east, wetlands disclosures, septic and well water systems on properties not yet served by public utilities, and the higher-end mansion tax exposure in towns like Cold Spring Harbor, Northport, and the Hamptons. We know the local requirements and the Suffolk County Clerk's process.
North Shore: Huntington, Northport, Centerport, Cold Spring Harbor, Smithtown, Commack, Stony Brook, Setauket, Port Jefferson, Miller Place, Wading River
South Shore: Babylon, Lindenhurst, Bay Shore, Islip, Sayville, Patchogue, Bellport, Center Moriches, Mastic Beach, Westhampton
Central Suffolk: Hauppauge, Brentwood, Central Islip, Holbrook, Bohemia, Holtsville, Coram, Selden, Centereach, Lake Grove, Ronkonkoma, Medford, Dix Hills, Melville
East End: Riverhead, Southampton, East Hampton, Sag Harbor, Bridgehampton, Water Mill, Sagaponack, Montauk, Greenport, Shelter Island
Pine Barrens & Wetlands Overlays: Properties in Brookhaven, Riverhead, and Southampton may sit within the Central Pine Barrens preservation area or DEC-regulated wetlands, restricting development. We review zoning maps and confirm permitted use before closing.
Septic & Well Systems: Many Suffolk properties rely on private septic and well water. Suffolk County Department of Health Services has specific inspection and disclosure requirements that buyers and sellers must address before closing.
Flood Zone Disclosure: South Shore and East End waterfront properties carry FEMA flood zone designations that affect insurance, financing, and resale value. We confirm flood zone status and review elevation certificates as part of the closing.
East End Peconic Bay Region Community Preservation Fund (CPF): Properties in Riverhead, Southampton, East Hampton, Shelter Island, and Southold are subject to a 2% transfer tax (paid by the buyer) on amounts above a threshold that varies by town. Critical to factor into your closing budget.
Yes. New York requires attorney involvement in real estate transactions. Both buyers and sellers in Suffolk County retain their own real estate attorneys to handle the contract, title work, transfer taxes, and closing.
A typical residential closing in Suffolk County takes 60–90 days from accepted offer to closing, depending on mortgage timing, title clearance, and inspection items. East End closings sometimes take longer due to environmental review.
The CPF is a 2% transfer tax paid by the buyer on the portion of the purchase price above a town-specific exemption threshold, on properties in Riverhead, Southampton, East Hampton, Shelter Island, and Southold. It's used to fund land preservation on the East End.
Often, yes. A Consolidation, Extension, and Modification Agreement (CEMA) lets you avoid paying mortgage recording tax on the portion of the new loan that consolidates your existing mortgage — frequently saving Suffolk County homeowners thousands. Ask your attorney and your new lender if CEMA is available before you start the refinance.
Contact our Jericho office for a consultation about your Suffolk County closing.