Core Expertise
Title & Abstract Services for New York Real Estate
Comprehensive title searches, reports, and closing coordination for purchase and refinance transactions across Long Island, Manhattan, and throughout New York State.
Complete Title Services from Search to Closing
Title work is the foundation of every real estate transaction. A thorough title search identifies liens, encumbrances, judgments, and other issues that could prevent a clean transfer of ownership. Miss something, and the deal falls apart.
At Spano Abstract, we’ve been conducting title searches and coordinating closings since 1985. We know New York real estate law. We know the county recording systems. And we know how to identify potential problems before they become deal-breakers.
Whether you’re handling a residential purchase, a refinance, a co-op transaction, or a complex commercial deal, we provide the title services you need to close with confidence.
Why Our Expertise Matters
Legal Insight
Our readers and attorneys examine every detail to ensure clear, marketable title.
Proactive Resolution
We identify and work to resolve liens and judgments before they delay your closing.
Secure Protection
Backed by national underwriters to provide maximum financial security.
What's Included in Our Title Services
Title Searches & Examinations
We conduct comprehensive searches of public records to identify any liens, judgments, easements, or other encumbrances.
- Deed history and chain of title
- Mortgages and liens
- Judgments and bankruptcies
- Tax liens and municipal violations
- Easements and restrictions
- Pending litigation
Title Reports & Commitments
We prepare detailed title reports that outline the current state of title and identify any issues that need to be resolved.
- Property & legal description verification
- Current ownership information
- Outstanding liens and encumbrances
- Exceptions and policy requirements
- Clear, organized findings presentation
Title Insurance Policies
We issue policies through leading underwriters, protecting buyers and lenders against defects, fraud, and other risks.
- Owner's title insurance policies
- Lender's title insurance policies
- Leasehold policies
- Construction loan policies
- Enhanced coverage options
Closing Coordination & Support
We coordinate the entire closing process, working with all parties to ensure everything comes together on time.
- Lender & attorney coordination
- Preparing closing documents
- Resolving last-minute title issues
- Prompt recording post-closing
- Final policy delivery
ACRIS & PREP Filings
For New York City transactions, we handle all ACRIS and PREP filings to ensure accurate and timely recording.
- Deeds and mortgages
- Satisfactions and releases
- UCC filings
- Property record electronic payment
Lien Searches & Releases
We identify all outstanding liens and work proactively to obtain releases before the closing date.
- Mortgage & judgment liens
- Tax liens (Federal, State, Local)
- Mechanic's liens
- HOA and condo liens
- UCC lien resolution
Purchase vs. Refinance Transactions
Purchase Transactions
Verifying seller ownership and identifying any encumbrances to ensure the buyer receives clear, marketable title.
- Full title search and examination
- Title report with exceptions/requirements
- Owner's and lender's policies
- Full closing coordination
- Final recorded document delivery
Refinance Transactions
Verification of current ownership and identification of new liens or issues since the original purchase date.
- Updated title search (10-30 years)
- Title report for lender review
- Lender's title insurance policy
- Existing mortgage payoff coordination
- Fast document recording & policy delivery
Ready to Order?
Purchase Report
Refinance Report
ACRIS / PREP Filing
Special Search
Purchase Report
Refinance Report
ACRIS / PREP Filing
Special Search
Have questions? Contact our team or call us at (516) 294-7037
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Search Services, Co-op/Condo, Commercial, and more.