Real Estate Transactions and Sales Agreement Attorney in Pennsylvania
Most real estate disputes are not caused by bad intentions. They are caused by bad drafting.
A real estate transaction is a legal contract first and a business deal second. When agreements rely on form language, unchecked assumptions, or one-size-fits-all templates, small issues at the contract stage turn into expensive problems after closing.
Lebovitz & Lebovitz, P.A. represents buyers, sellers, and small business owners in residential and light commercial real estate transactions throughout Western Pennsylvania, with additional support for Florida transactions involving snowbirds and dual-state property owners.
For title problems, inherited property, or ownership disputes, see our Real Estate Issues page.
Real estate contracts are enforceable the moment they are signed. Revisions after signing require mutual consent — and that consent is rarely free.
Call 412-351-4422 or schedule a consultation to speak with a Pittsburgh real estate attorney before you sign.
What We Handle
- Drafting and negotiating Pennsylvania real estate purchase and sale agreements
- Attorney review and revision of PAR Agreements of Sale and other broker-prepared contracts
- Representation in private real estate transactions without a realtor
- Residential home purchases and sales
- Light commercial transactions for small businesses and owner-operators
- Lease-to-purchase and nonstandard transaction structures
- Seller disclosure compliance and post-closing disclosure disputes
- Arranging, assisting with, and reviewing real estate closings
- Coordination with title companies, lenders, and tax professionals
Purchase and Sale Agreement Drafting
The purchase and sale agreement controls everything that follows. Price is only one term. Inspection rights, financing contingencies, repair obligations, default remedies, deposit protection, closing conditions, possession, and risk allocation all matter just as much.
Many transactions begin with a PAR Agreement of Sale prepared by a broker. These forms are widely used but not tailored to every transaction. Material risk often goes unaddressed. We draft, review, revise, and negotiate agreements designed to protect deposits and enforcement rights, reduce ambiguity, and anticipate the failure points that generate disputes.
Pennsylvania Seller Disclosure Obligations
Under Pennsylvania’s Real Estate Seller Disclosure Law, 68 Pa. C.S. §§ 7301–7315, sellers of residential property are required to disclose known material defects before closing. The obligation is specific and written — sellers must complete a disclosure form covering structural conditions, mechanical systems, water and sewer, environmental issues, and other material facts affecting the property.
Failure to disclose known defects does not disappear at closing. A buyer who discovers a material problem after taking title may have a claim against the seller under the Disclosure Law, or in fraud or misrepresentation, depending on what the seller knew and when. Statute of limitations periods apply and vary by theory.
We advise sellers on disclosure compliance before listing and represent buyers who discover post-closing problems that should have been disclosed. Neither side benefits from getting this wrong.
Post-Closing Obligations and Surviving Covenants
Not every obligation ends at closing. Deed restrictions, easements, HOA covenants, municipal code requirements, and certain contractual obligations run with the land and bind subsequent owners. Buyers who do not review these obligations before closing sometimes discover after the fact that the property they purchased carries maintenance duties, use restrictions, or assessments they did not anticipate.
Sellers also have continuing exposure in certain situations — including representations made in the agreement of sale, warranties that survive closing, and disclosure liability that does not terminate upon deed transfer.
Attorney review before closing identifies these obligations. Discovery after closing is significantly more expensive to address.
Private Real Estate Transactions Without Realtors
Not every transaction requires a broker. Every transaction requires a lawyer. We regularly represent buyers and sellers in private transactions with no agent managing deadlines, contingencies, or contract structure. In these situations we handle contract preparation and negotiation, transaction timelines, closing coordination, and the legal risk that would otherwise fall entirely on the parties.
Real Estate Closings — From Contract to Completion
A real estate closing is not just a signing. It is the point where contractual obligations become permanent legal consequences. We review closing documents for consistency with the agreement of sale, address title issues and last-minute changes, confirm that contractual conditions have been satisfied, and ensure the transaction closes as negotiated. This level of oversight is especially valuable in private transactions, small commercial deals, and closings that do not follow a standard script.
Florida Transactions and Snowbird Representation
We assist clients who own property in both Pennsylvania and Florida, are purchasing or selling Florida property as seasonal residents, or need coordinated legal guidance across jurisdictions. Where appropriate, we work alongside Florida counsel to ensure continuity and consistency in transaction planning.
Frequently Asked Questions
Do I need an attorney for a residential real estate transaction in Pennsylvania?
Pennsylvania does not require an attorney for residential closings, but the absence of legal review does not reduce legal risk — it shifts it entirely to the parties. A standard PAR agreement of sale is a binding legal contract. Review before signing is significantly less expensive than addressing problems after closing.
What does Pennsylvania’s Seller Disclosure Law require?
Under 68 Pa. C.S. §§ 7301–7315, sellers of residential property must complete a written disclosure form covering known material defects — structural conditions, mechanical systems, water and sewer, environmental issues, and other facts that would materially affect a buyer’s decision. The disclosure must be provided before the buyer is bound. Failure to disclose known defects creates post-closing liability.
I found a problem after closing that the seller did not disclose. Do I have a claim?
Potentially, depending on what the seller knew, when they knew it, and what was or was not disclosed in writing. Claims may arise under the Seller Disclosure Law, misrepresentation, or fraud. Statute of limitations periods apply and vary by theory. Contact us promptly — delay narrows the available remedies.
What obligations survive a real estate closing?
Deed restrictions, easements, HOA covenants, municipal code requirements, and certain representations in the agreement of sale can bind both buyer and seller after closing. These obligations run with the land or survive as contractual duties. Attorney review before closing identifies them. Discovery after closing is more expensive to address.
How are fees structured for real estate transactions?
Some transactions can be handled on a fixed fee basis. Others require a custom engagement based on complexity, structure, and risk. We are transparent about fees at the outset and align the scope of representation with the realities of the transaction.
When is the right time to involve a real estate attorney?
Before signing. Once a purchase agreement is executed, changes require mutual consent and that consent is rarely free. Early involvement allows terms to be negotiated from a position of strength, risk to be identified before it becomes permanent, and closing issues to be anticipated rather than reacted to.
By the time a transaction dispute reaches the point of default notices or deposit conflicts, leverage has shifted and costs have already escalated.
Contact our Pittsburgh office to review a transaction, a disclosure issue, or a post-closing problem before the situation hardens.