Commercial & Investment

What gets added

The transaction is the same in outline and considerably deeper in detail:

• Entity documents and proof of signing authority for every party
• ALTA/NSPS surveys, and the survey exceptions they resolve
• Extended coverage and the specific endorsements a lender requires
• Leases, estoppels and subordination agreements
• Assessment districts, entitlements and development conditions
• Counsel on both sides, and the review time that implies

1031 exchanges

The 45-day identification window and the 180-day closing window do not move, and no one can extend them for you.

We work directly with your qualified intermediary, structure the settlement so the exchange holds, and treat those two dates as fixed points that everything else is scheduled around.

Land

Raw land is its own diligence. Legal access is the first question and frequently the hardest one — physical access across a neighbour’s ground for thirty years is not the same as a recorded easement, and a lender will not accept it as one.

Add mineral and water rights, utility availability, split-parcel history and assessment obligations, and the search matters more here than on an improved property, not less.

Pace

Commercial files are not slow because they are difficult. They are slow when nobody is tracking who has to say yes next.

We keep that list, we work it, and we tell you who we are waiting on.