Title Commitment & Survey Review Attorneys in NY & NJ

Uncover Hidden Risks Before You Close

A smooth real estate closing depends on a clear title and accurate property boundaries. At Larkin Farrell, we conduct comprehensive title commitment and survey reviews to ensure your investment is protected from legal claims, encroachments, and property disputes.


Whether you’re buying in NYC or suburban NJ, we flag potential issues early and work to resolve them before closing.

What We Review:

  • Title commitments and exceptions
  • Liens, judgments, and ownership disputes
  • Easements and right-of-way agreements
  • Survey lines and encroachments from neighbors
  • Zoning and setback violations

Key Considerations in Title & Survey Review

Title Insurance Doesn’t Cover Everything

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We review what your policy excludes—and make sure it matches your understanding of the deal.

Surveys Reveal More Than Boundaries

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Overhangs, fences, or even driveways might cross lines. These could affect your future plans or even trigger disputes.

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Timing Is Crucial

Delays in clearing title or correcting survey issues can push your closing. We work proactively to keep your deal on track.

Frequently Asked Questions

  • What is a title commitment?

    It’s a document from the title company outlining the current ownership, legal description, and any conditions (like liens or easements) that must be resolved before closing.

  • Do I need a new survey?

    If an old survey doesn’t reflect current structures, improvements, or boundaries, you may need a new one. We help determine what’s required.

  • What if there’s a lien or judgment?

    We work to resolve it before closing—whether through payoff, negotiation, or legal action—so you receive clear title.

  • What are common title red flags?

    Open mortgages, unpaid taxes, shared driveways, utility easements, and undisclosed heirs are all potential issues we help resolve.

Don’t Inherit Legal Headaches

Before you close, make sure your property is truly yours—without the baggage. At Larkin Farrell, we help you secure clean ownership, the right way.


Schedule your inspection review consultation today. Contact Us

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