When a Real Estate Deal Goes Wrong, You Need an Attorney Who Knows How to Fight

Real estate transactions involve some of the largest financial commitments people make in their lives — and when something goes wrong, the consequences can be severe. Whether a seller is refusing to return your deposit, a co-owner is blocking a sale, or a buyer walked away from a signed contract, we represent buyers, sellers, homeowners, and investors in real estate litigation across Long Island and the New York metro area.

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What Real Estate Litigation Actually Covers

Real estate disputes come in many forms, and the right legal strategy depends on what kind of problem you're facing. As a real estate litigation attorney serving Nassau County and Long Island, we handle the full range of civil disputes that arise before, during, and after a real estate transaction.

 

  • Contract Disputes: A buyer or seller fails to perform under the terms of a signed purchase agreement — the most common trigger for real estate litigation.
  • Partition Actions: Co-owners of a property disagree on whether to sell or how to divide the asset. A partition action forces a resolution through the court.
  • Specific Performance Claims: When money damages aren't enough, a court can order the breaching party to actually complete the transaction as agreed.
  • Title Disputes: Competing claims to ownership, unresolved liens, or errors in the chain of title that cloud who legally owns the property.
  • Boundary and Easement Disputes: Disagreements over property lines, shared driveways, or access rights that affect how a property can be used.
  • Undisclosed Defects: Post-closing claims where a buyer discovers material problems the seller knew about and failed to disclose before the sale.
  • Deed Problems: Errors, fraud, or forgery in a deed that affect the validity of a transfer of title.

Before the Closing Table: Pre-Closing Disputes

Some real estate disputes surface before a transaction ever closes. A seller gets a better offer and tries to walk away. A buyer discovers a title defect and wants out. A party fails to meet a contract deadline and the other side declares a breach. These situations move quickly, and the window to protect your position — or your deposit — can be narrow.

 

In a New York real estate transaction, a signed contract is a binding legal obligation. When one party refuses to perform, the other party generally has three paths: recovering the deposit, pursuing specific performance to force the sale to proceed, or seeking additional damages for losses caused by the breach. Which remedy is available depends on the specific language of the contract and the facts of the dispute. We review the contract, identify the strongest available claim, and move to enforce your rights before the situation deteriorates further.

After the Closing: Post-Closing Disputes and Hidden Problems

Not every real estate problem appears before you sign at the closing table. Some of the most damaging disputes arise weeks or months after a sale closes — when a buyer discovers a basement that floods every spring, a roof that was patched rather than replaced, or structural damage that was hidden during the showing. Others involve deed fraud, title errors, or competing ownership claims that surface long after the transaction appeared to be complete.

 

Post-closing litigation requires a different approach than pre-closing disputes. The contract may already be fully performed, which means the legal theories shift to fraud, misrepresentation, breach of warranty, or statutory violations under New York property disclosure law. We evaluate what was known, what was disclosed, and what remedies remain available — and we pursue them aggressively on your behalf.

Types of Real Estate Litigation We Handle

Contract Disputes and Deposit Recovery

When a buyer or seller breaches a real estate contract, the damaged party has legal options — but those options depend on acting quickly and understanding the contract terms. We represent both buyers and sellers in contract breach claims, including disputes over deposits, closing delays, contingency failures, and outright refusals to perform. If your deposit is at risk or you're being held to a deal the other side abandoned, we can help you understand your position and pursue the right remedy.

Partition Actions for Co-Owned Property

When two or more people own real property together and can't agree on what to do with it — whether to sell, rent, or divide it — a partition action gives the court authority to resolve the deadlock. This comes up frequently in divorce situations, inherited property among siblings, and dissolved business partnerships. We file and defend partition actions across Nassau County, Suffolk County, and the five boroughs, and we work to reach negotiated resolutions wherever possible before litigation becomes necessary.

Title Disputes and Deed Challenges

A defective deed, a forged signature, an unresolved lien, or a break in the chain of title can cloud ownership and make a property unsellable. We handle title disputes that arise from errors in prior transfers, competing claims among heirs, fraudulent conveyances, and deed defects that title insurance either missed or is refusing to cover. Resolving these disputes often requires both litigation and coordination with title companies — we handle both sides of that process.

Business couple reviewing real estate documents with house and office building in background, keys and contract visible
Brass balance scale with two pans on a central stand, one pan hanging higher than the other.

Why Clients in Nassau County Choose Aronow Law

Real estate litigation requires an attorney who understands both the law and the local market. We have represented buyers, sellers, homeowners, and investors in real estate disputes across Nassau County, Suffolk County, and New York City for over two decades. Clients come to us after the deal has already gone sideways — and they stay because we give them straight answers, a clear plan, and direct access to our attorneys throughout the process.

 

  • Over 23 years of experience in New York real estate and debt law
  • Free consultations with no time limit — we take the time to understand your situation fully
  • Direct attorney access throughout your case — no gatekeepers, no handoffs to staff
  • Full bilingual support in Spanish from intake through resolution
  • 5-star Google reviews from clients who came in distressed and left with a path forward

Frequently Asked Questions About Real Estate Litigation in New York

  • Can I get my deposit back if the seller backs out of the deal?

    In most cases, yes. If a seller breaches a signed purchase contract without legal justification, the buyer is generally entitled to a return of the deposit. Depending on the contract terms, you may also be entitled to additional damages or to pursue specific performance to force the sale to proceed. The right remedy depends on what the contract says and the specific facts of the breach.

  • What is a partition action and when is it used?

    A partition action is a court proceeding that resolves disputes between co-owners of real property who cannot agree on what to do with it. A court can order the property sold and the proceeds divided, or in some cases physically divide the property if that's feasible. Partition actions are common in situations involving inherited property, dissolved partnerships, and divorces where both parties have ownership interests.

  • What can I do if a seller failed to disclose a known defect before closing?

    New York law requires sellers to disclose known material defects in residential property. If a seller concealed or failed to disclose a significant problem — structural damage, water intrusion, mold, or similar issues — you may have a claim for fraud, misrepresentation, or breach of the property condition disclosure requirements. The strength of the claim depends on what was known, what was disclosed, and what the contract said about the property's condition.

  • How long do I have to file a real estate lawsuit in New York?

    The statute of limitations depends on the type of claim. Contract claims generally carry a six-year statute of limitations in New York. Fraud claims have a shorter window — typically six years from the date of the fraud or two years from when it was discovered, whichever is later. Acting promptly matters, because evidence and witnesses become harder to secure as time passes.

  • Do most real estate disputes go to trial?

    Most do not. A significant number of real estate disputes are resolved through negotiation, mediation, or settlement before a case ever reaches trial. That said, having an attorney who is prepared and willing to litigate is often what brings the other side to the table. We approach every case as if it may go to trial — which is precisely what gives our clients leverage to resolve it without one.

Talk to a Real Estate Litigation Attorney Today

If a real estate deal has gone wrong — or you can see one heading in that direction — the sooner you get legal advice, the more options you have. We offer free consultations with no time limit, and we represent clients in real estate disputes across Long Island, Nassau County, Suffolk County, and the five boroughs. Call us at 516-762-6700 or fill out our contact form to schedule a time to speak with an attorney.