Due Diligence
Search Services for New York Real Estate Transactions
Specialized searches, municipal certifications, and due diligence services to identify potential issues before they derail your closing.
Finding Problems Before They Become Deal-Breakers
A title search tells you who owns the property, but it doesn’t tell the whole story. Municipal violations, open permits, or unpaid utility bills can absolutely kill a deal if discovered at the last minute.
At Spano Abstract, we conduct targeted searches to uncover potential problems early. From verifying certificates of occupancy to catching judgment liens, we dig into the details so you’re never surprised at closing.
Since 1985, we’ve known where to look and what to ask for to get the information you need quickly and accurately.
3-5 Day Turnaround
Standard searches delivered on schedule.
Rush Options
1-2 day turnaround available for urgent files.
Verified Results
Direct coordination with municipal offices.
Expert Analysis
We explain exactly what findings mean for your deal.
Comprehensive Search Solutions
Departmental Searches
Municipal violations, open permits, and missing certificates of occupancy can delay or derail closings. We search municipal records to identify these issues early.
- Certificates of Occupancy (C of O)
- Building violations & open permits
- ECB & Fire Department violations
- Zoning compliance verification
UCC Searches & Filings
Crucial for co-ops and commercial deals, we search UCC records and handle financing statement filings (UCC-1/UCC-3).
- Statewide & County UCC searches
- UCC-1 Financing Statement filings
- UCC-3 Amendments & Terminations
- Fixture filing searches
Judgment & Lien Searches
Judgments against parties can create liens that must be satisfied. We search federal, state, and family court records.
- Federal & State court judgments
- Bankruptcy filings
- Tax warrants and liens
- Lien resolution support
Tax Searches
We verify property tax status and identify outstanding water, sewer, or special assessment charges with official certifications.
- Current & Arrears property taxes
- Water and sewer charges
- Special assessments
- Municipal utility charges
Survey Coordination
We coordinate with licensed surveyors to obtain new surveys or update existing ones, identifying encroachments and boundary issues.
- Ordering new property surveys
- Updating existing surveys
- Title underwriter coordination
- Boundary & encroachment review
Special & Custom Searches
For unique transactions, we handle custom search requests tailored to your specific due diligence needs.
- Easement & Right-of-way searches
- Restrictive covenant searches
- Probate & Estate searches
- Environmental lien searches
Specialized Searches for Co-op & Condo Transactions
Unique properties require unique due diligence. We understand the nuances of building and unit-specific searches required for New York co-op and condo deals.
Co-op Focus
- Building & unit lien searches
- UCC searches on corporation
- Board package support
Condo Focus
- Common charge lien searches
- Building violation searches
- C of O verification
How Our Process Works
1
Submit Request
Provide property details and required search types.
2
We Dig In
Our team contacts municipal offices, courts, and registries.
3
Detailed Delivery
Receive a comprehensive report with all certifications.
4
Expert Support
We help you resolve any issues discovered during search.
Request a Search
Special Search
UCC Search
Departmental Search
Judgment Search
Questions about what search you need? Call us at (516) 294-7037