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REAL ESTATE TRANSACTIONS

Commercial buildings

Ms. Murphy represents buyers and sellers in commercial real estate transactions.  She manages the transaction from the early stages of scheduling inspections including Phase 1 environmental reviews, collecting rent roll certificates, reviewing utility and maintenance cost histories; reviewing existing leases; and confirming compliance with zoning regulations for client’s anticipated uses.  She assists clients with acquisition and construction financing agreements.  A thorough due diligence review is critical to protect a client from hidden defects, occupancy violations, and unwanted terms in underlying leases.  She has established solid relationships with lenders, inspectors, engineers, surveyors, architects, insurance agents, property managers and commercial leasing agents.  

Residential home sales

In residential sales agreements, Ms. Murphy treats her clients like she would like to be treated herself, with respect and patience.  She recognizes that buying or selling a home is an emotional and sometimes difficult experience.  Her goal is to present the facts to her clients in a simple and straightforward manner and guide them from pre-contract due diligence work, through contract review and negotiation, to municipal approvals and legalization, financing and ultimately closing.  Good communication with clients is the best tool to helping them understand the process and work through the multiple details that need to be addressed before closing.  

Lease agreements

All landlords should have an attorney draft a lease agreement that will protect their interests in the event of non-payment of rent, damage to the property, or if a tenant stays in possession beyond the lease term.  All tenants should have an attorney read the landlord's boilerplate lease before signing it.  Tenants need to understand when they are responsible to pay for repairs, if and when they can terminate early, and what to do in the event an environmental defect is discovered (mold, asbestos, lead based paint.)  Most disputes can be avoided by using balanced, clear and concise lease agreements that fully express the terms of the verbal agreement. 

For commercial leases the question of: who pays for repairs to the building? is one of the most important terms to define clearly and fully in a lease agreement.  When it rains and the roof leaks, the tenant should be able to read the lease and easily determine who is responsible for the repair.  Commercial leases are usually long term commitments and deserve a thorough and complete document to support the parties' intentions over the entire lease term.