Alan

Filing for divorce in New York locks up your Yonkers house. What the automatic orders do, the three ways to lift them, and how to sell.

A flood determination stalled your Islip sale? What an Elevation Certificate or LOMA can fix, and when a cash sale is genuinely the better move.

A new job start date will not move, but your Brooklyn closing can. Here is where the two timelines collide, and which one you can actually bend.

Selling by owner on Staten Island? Your deed goes to the Richmond County Clerk, not ACRIS – and the transfer tax return is due in 30 days.

Before you sign with a Nassau County cash buyer, three free public records show who you’re really dealing with. Here’s how to check each one.

Behind on your Bronx mortgage? Which selling steps you still control, which dates the court sets, and when the option to sell closes for good.

A Yonkers fire creates city paperwork that lands on your title. Here is what an unsafe-building order does to a sale, and how to sell anyway.

No certificate of occupancy on your Smithtown house? What the town’s file means for your sale, and when selling as-is beats fixing it.

Downsizing in Brooklyn but no new address yet? How a flexible closing date and a post-closing stay let you move on your own timeline.

After a Staten Island house fire, your lender – and sometimes the City – can reach the insurance money before you do. Here is who gets paid first.