For Property Owners
Real Estate Lawyers in Columbus, Ohio
Buying, selling or leasing property moves fast once a contract is signed. We read the title, the survey and the fine print early, flag problems while there is still time to fix them, and keep your closing on schedule.
The Short Answer
What you should know first
Most closing delays come from problems that were in the paperwork all along: an old mortgage never released, an easement nobody noticed, a survey that does not match the deed. We review purchase agreements, title commitments, disclosures and leases as soon as they arrive, then work with lenders, agents and title companies to resolve what we find.
The Process
From signed contract to keys
A typical residential purchase runs 30 to 60 days. Commercial deals often take longer because of inspections, financing and leases.
- 01Days 1 to 3Contract reviewPurchase agreement terms, contingencies and deadlines on one page.
- 02Weeks 1 to 3Title and surveyRequirements and exceptions reviewed and assigned.
- 03As foundResolve issuesReleases, corrections and negotiated fixes with the other side.
- 04Final weekClosingClosing papers reviewed in advance and explained.
- 05Within weeksAfter closingRecording confirmed and final documents delivered.
Real Estate & Land Use
Closings and Title Review
The title commitment lists what must be resolved before closing and what the title policy will not cover. Buyers often receive it late and skim it. We read it the day it arrives, compare the legal description to the survey, and assign every open requirement to the party who can clear it, whether that is the seller, the lender or the title company.
For residential sales, Ohio sellers generally must give buyers a property disclosure form. If the form arrives after the offer is accepted, the buyer can rescind in writing within three business days of receiving it, before closing and within 30 days of acceptance. We make sure both sides know where they stand before those windows close.
Sellers have obligations too. Liens need to be paid at or before closing, the deed must match the legal description, and any agreement to leave or remove items should be written into the contract rather than promised in a hallway. When we represent sellers, we review the purchase agreement before it is signed, check the title for anything that will need to be cleared, and coordinate with the title company so payoffs and releases are ready on the closing day.
- Purchase agreement review and negotiation
- Title commitment and survey review
- Residential disclosure questions
- Closing document review and attendance
- Deeds, releases and corrective instruments
What Can Go Wrong
What stalls a closing
Unreleased mortgages
A paid-off loan still shows on title and needs a release.
Contractor liens
Unpaid work becomes a lien that must be paid or bonded.
Survey mismatches
The fence, the deed and the survey disagree about the line.
Late paperwork
The commitment arrives days before closing with no time to fix it.
Ohio Law
Ohio rules that come up in property deals
A few state rules shape almost every Ohio sale and many boundary questions.
3 business days
to rescind after a late disclosure form
ORC 5302.30, in writing
30 days
after acceptance: the outer rescission limit
or closing, whichever is first
21 years
of open, continuous use for adverse possession
ORC 2305.04
6 years
to sue on a written purchase agreement
ORC 2305.06
Commercial deals do not carry the residential disclosure rule, which makes due diligence and contract terms even more important for buyers of business property.
Real Estate & Land Use
Leases and Land Use
A commercial lease can outlast the business plan it supports. Base rent is only part of the cost; shared charges for taxes, insurance and common areas can rise every year. We calculate the true total cost, spell out who repairs what, and negotiate the terms that matter most when plans change: renewal options, assignment rights and an early exit.
Property questions also come up long after a sale. Boundary disagreements, driveway easements and zoning limits on how a property can be used are common in older Columbus neighborhoods. We start with the deed, the survey and the recorded easements, then work toward a written boundary or easement agreement before anyone needs a court.
Landlords benefit from the same discipline. A clear lease with defined repair duties, a realistic default and cure process and specific rules about assignment prevents most of the disputes that end up in municipal court. When a tenant does fall behind, Ohio sets out notice requirements that must be followed exactly before an eviction case can be filed, and getting those steps right the first time saves weeks.
- Commercial lease review for tenants and landlords
- Renewal, assignment and early-exit terms
- Easement and boundary agreements
- Zoning and use questions
- Landlord and tenant disputes
Fees
What property legal work costs
Residential purchase and sale reviews are often quoted at a flat fee because the steps are familiar. Commercial transactions and leases are usually billed hourly, since the time depends on the size of the deal and how much is negotiated. Boundary and easement disputes are billed hourly with a budget for each stage.
Title insurance premiums, recording fees and transfer charges are separate costs set by the title company and the county; we explain each line on your settlement statement.
| Fee type | Usually used for | How it works |
|---|---|---|
| Flat fee | Residential purchase or sale review | Set price for a defined review |
| Hourly | Commercial deals, lease negotiation | Itemized monthly |
| Third-party costs | Title, recording, transfer | Set by the title company and county |
Fee structures are described in general terms. Your written fee outline comes before any work begins.
Your Attorneys
The Attorneys Who Handle This Work
Your lead attorney reads every document and stays your direct line. A second attorney reviews strategy on anything complex.
Mai NguyenProperty Counsel / Closings, title and leasesMai represents buyers, sellers and landlords, reviewing title, leases and closing documents so transactions land on schedule.
Walter PennBusiness Counsel / Formation, contracts, successionWalter advises owners on formation, contracts and succession, drawing on thirty years of counsel to Ohio companies.Prepare
What to send us early
Send these as soon as you have them. The earlier we see them, the more time there is to fix problems.
- The signed purchase agreement or draft lease
- The title commitment and any exception documents
- The survey, if one has been ordered
- The residential property disclosure form
- Inspection reports
- Your lender’s closing timeline
Next Steps
If you are under contract, this week
- 1Calendar every deadline
Inspection, financing and closing dates from the purchase agreement.
- 2Ask for the commitment
Request the title commitment as early as the title company can issue it.
- 3Send it to us
Forward the contract and title documents the day you get them.
Real Estate & Land Use
Questions Clients Ask
Plain answers to the questions we hear most about real estate & land use in Ohio. General information, not advice for your situation.
Not seeing your question?
Ohio does not require one, but a review of the purchase agreement and title commitment often catches problems that would otherwise surface days before closing.
You may be able to rescind in writing within three business days of receiving it, and before closing or 30 days after acceptance, whichever comes first.
No. Listed exceptions are usually excluded, so read them closely or have them reviewed.
Ohio adverse possession requires open, continuous and exclusive use for 21 years, along with other elements, so it is rare but possible.
Sometimes it cannot be avoided, but it can often be limited to an amount or a period of time.
Related Practice Areas
Matters often overlap
Real Estate & Land Use
Talk Through Your Real Estate and Land Use Question
Thirty minutes, no charge and no pressure. You leave with written next steps and a plain fee outline before any work begins.
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