Our Services
Complete Title & Abstract Solutions for New York Real Estate
From initial title searches to final document recording, Spano Abstract handles every step of the closing process. We provide the expertise, accuracy, and responsiveness you need to keep transactions moving forward.
Full-Service Title Support from Start to Finish
Real estate closings involve dozens of moving parts: title searches, lien releases, document preparation, municipal searches, survey coordination, recording, and more. Miss one detail, and the whole deal can stall.
At Spano Abstract, we handle it all. You don’t need to coordinate multiple vendors or chase down missing paperwork. We manage the entire title process so you can focus on your clients and closing the deal.
We’ve been doing this since 1985. We know New York real estate law inside and out, and we’ve handled every type of transaction you can imagine: residential purchases, refinances, co-op deals, commercial properties, and complex multi-party closings.
Fast Turnaround
Efficiency driven by 40 years of experience.
Pinpoint Accuracy
Triple-checked reports for peace of mind.
Legal Expertise
Staffed by attorneys and title specialists.
Direct Access
Real people answer your calls every time.
Complete Title & Abstract Solutions
From initial title searches to final document recording, we handle every step of the closing process so you don’t have to coordinate multiple vendors or chase down missing paperwork.
Title Searches & Reports
Comprehensive title searches for purchase and refinance transactions.
- Full title searches
- Last owner searches
- Limited searches
ACRIS
Expert handling of NYC property filings and recordings.
- ACRIS submissions
- PREP document prep
- Transfer tax forms
Survey Coordination
Complete survey services and update coordination.
- New surveys
- Survey updates
- Survey inspections
Document Preparation
Professional preparation and recording of all closing documents.
- Transfer tax preparation (all counties)
- Document review
- Document recording
Co-op Searches
Specialized searches for cooperative and condominium properties.
- Co-op Lien searches
- Continuation searches
- UCC & transfer tax recordings
UCC & Satisfaction Recordings
Complete UCC search and filing services for all transactions.
- UCC-1&3 recordings
- Satisfaction of lien & mortgage recordings
- Mechanics lien recordings
Our Core Services
Whether you’re handling a straightforward residential purchase or a complex commercial transaction, we provide the title and search services you need to close with confidence.
Title & Abstract Services
We conduct comprehensive title searches, prepare reports, issue policies, and coordinate closings for purchase and refinance transactions across New York.
- Title searches and examinations
- Title reports and commitments
- Title insurance policies
- Closing coordination and support
- Document preparation and review
- Lien searches and releases
- ACRIS and PREP filings
Search Services
We provide specialized searches and municipal certifications to identify potential issues before they become problems at closing.
- Departmental searches (buildings, violations, COs)
- UCC searches and filings
- Judgment and lien searches
- Tax searches
- Survey coordination and updates
- Special searches tailored to your transaction
Document Preparation & Recording
We prepare and record all necessary documents to complete your transaction, ensuring accuracy and compliance with New York State requirements.
- Deed preparation (Warranty, Quitclaim, Executor, etc.)
- Mortgage and satisfaction documents
- Affidavits and certifications
- Powers of attorney
- Transfer tax forms (TP-584, RP-5217, etc.)
- Recording services for all counties
Co-op & Condo Services
Co-op and condo transactions have unique requirements. We handle the specialized searches and documentation these deals require.
- Co-op lien searches
- Condo lien searches
- Building and unit searches
- Board package coordination support
- UCC searches for co-op transactions
Commercial Title Services
Commercial transactions often involve complex title issues, multiple parties, and tight deadlines. We bring the expertise and responsiveness these deals demand.
- Commercial title searches and reports
- Multi-parcel transactions
- Easement and encumbrance analysis
- Leasehold title insurance
- Construction loan support
What Sets Our Service Apart
Experienced Legal Team
Our team includes multiple attorneys and title officers who specialize in New York real estate law. When complex issues arise, you’re working with people who can solve them.
Responsive Communication
We answer the phone. We return emails promptly. When you need an update or have a question, you’ll get a real answer from someone who knows your file.
Accurate, Thorough Work
Title work requires precision. We triple-check everything because we know that mistakes cost time, money, and credibility.
Statewide Coverage
While most of our work is on Long Island and in Manhattan, we handle transactions throughout New York State.
Established Relationships
We’ve built strong relationships with county clerks, municipal offices, and recording offices across the region. That means faster turnaround times and fewer surprises.
Who We Work With
Real Estate Attorneys
Documentation support and title services for efficient closings.
Lenders
Accurate title reports and closing coordination for mortgage pros.
Agents & Brokers
Reliable communication to keep your deals on track.
Buyers & Sellers
Direct guidance for clear title and smooth closings.
Developers
Complex multi-parcel and commercial construction support.
Need a Form? We've Got You Covered.
Real estate attorneys and professionals rely on our comprehensive library of New York-specific forms and documents, available for free download 24/7.