Real Property

dental buildout
Avvo® Review #110
"Bob is helpful, thorough, organized, professional, experienced, and timely. He did a complete job from negotiating my purchase agreement and lease contract, to following up with a post-transition list of things to complete. His knowledge in this field allows him to include and fight for the things I would not have thought of myself. He was my #1 advocate. I had a fantastic experience with this attorney, and highly recommend him for any dentist purchasing a practice."
Dental Condo

Property Sales & Purchases

Legal consultation and documentation production and review for the 100% sale or purchase, or partial buy-in or buy-out, of office real estate, is available at hourly or flat rates. Dual representation available depending on client and attorney consent.

The flat rate includes all legal consultation, drafting and review of all real property sale documentation, including the sale contract, required Seller disclosure forms, 3rd party disclosure reports, title reports, escrow instructions, and association transfer package, as applicable, with no time limit and all telephone calls and emails included.

3rd party disclosures, escrow, title report/insurance, owner association, appraisal and other 3rd party charges are not included. Escrow, title inspection, loan documentation review, and appraisal also are not included in flat rate. NOTE: purchaser should consider forming a non-professional LLC for ownership, also available separately.

Landlord Office Lease

New office leases for landlord presentation to prospective tenants are net, modified gross or gross, for your freestanding building or office condo, and are available at a flat rate. Post-presentation negotiations and structural revisions are available at hourly rates.

Tenant Lease Review

Lease review for prospective tenants includes review, proposed changes and discussion prior to re-submission to landlord. Early engagement is strongly advised for current tenants to avoid losing options or negotiating position; 3rd party dental-specific real estate broker to negotiate on lease buildouts is strongly recommended. Available on an hourly basis. A refundable 3 hour deposit is required, but additional hours are most likely required.

Lease Options & Renewals

To exercise an option to extend the lease term, that exercise must be completed within the specified time period, in the exact manner required, and include each and every term required for exercise, as specified in the Lease. If anything is done incorrectly, the attempted option exercise is not enforceable. Furthermore, if the option is exercised, rent will likely increase, and other lease terms will not be negotiable.

Renewals without an option require much earlier engagement, since neither party is required to agree to any changes in the lease. Alternative premises need to be considered far in advance. I provide option exercise and lease renewal services on an hourly basis.

COVID-19 Notice Letters

Cities and counties have enacted emergency ordinances to prevent landlords from evicting commercial tenants for non-payment of rent. In many cases, that eviction ban only goes into effect if the tenant notifies the landlord in writing of tenant's COVID-19 circumstances leading to non-payment of rent, with use different notification requirements, deadlines, and timelines.

I provide a researched and customized letter to notify your landlord of your COVID-19 based inabilty to pay rent, tracking your city or county eviction moratorium requirements, on an inexpensive flat rate basis.