Richard S Sternberg’s Answers

Richard S Sternberg

Washington Real Estate Attorney.

Contributor Level 9
  1. I am selling my house without a real estate agent Will need a real estate attorney to helpwiththe title and escrow process.

    Answered almost 2 years ago.

    1. Mary Gail Carver
    2. Robert Emmett West JR
    3. Shawn B Alexander
    4. Douglas S. Tingvall
    5. Peter J Weinman
    6. ···
    6 lawyer answers

    Realtors(r) have access to all the right forms and they know the established local practices that are familiar to everyone locally from the title underwriters to the Recorder of Deeds to the local courts. Lawyers have that information, too, and they have the ability -- an ability you probably don't need or want here -- to be creative about it. One way or the other, you need the transaction to comply with local laws on disclosures, purchase and sale agreements, addenda with options, and...

    4 lawyers agreed with this answer

  2. How hard will it be to have a family member declared as deceased and how do I retain a lawyer in DC when I live in PA?

    Answered 11 months ago.

    1. Richard S Sternberg
    2. Gary Ralph Ilmanen
    2 lawyer answers

    I think you'll need counsel, and it sounds like an interesting case. I don't imagine there are too many lawyers willing to take probate matters on a contingent fee (a percentage of the proceeds), but I might consider it. I'd start by getting cooperation from Vital Records if he was homeless in DC.

    Selected as best answer

  3. How do you respond to resident’s false claim of your responsibility to water damages to their condo determined not to be yours?

    Answered 11 months ago.

    1. Richard S Sternberg
    2. Steven Andrew Krieger
    2 lawyer answers

    I agree with Mr. Krieger in part, but it cannot hurt to preserve evidence now. The statute of limitations on the prior claim is three years, but there is an argument that limitations would be extended if the leak was from a continuing problem or was somehow concealed until the present leak. Copies of the reports, names of the prior inspectors, photos from the time, names of lay witnesses who know that the prior damage was from a different cause and/or can identify what damage came from what...

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  4. Will a lawyer be needed to change the deed or can he go to the Recorder of Deeds and get the document notarized?

    Answered over 1 year ago.

    1. Richard S Sternberg
    2. Michael E Gross
    3. Allan J. Ahearne
    3 lawyer answers

    It is immaterial that the Note is paid or the Deed of Trust released. The marriage and divorces are probably immaterial, as long as the former spouses didn't retain any interests. Once he gave a joint tenancy to his daughter, she almost surely became vested in it. He can't simply undo this. The property is titled as it was transferred. It will need to be re-deeded from its current owners to the intended new owners. That said, if the grant was for testamentary purposes and not to grant a...

    Selected as best answer

  5. Is it possible to sue the USA embassy? was detained for 11 months in the Dominican Republic. my private information was shared

    Answered 17 days ago.

    1. Richard S Sternberg
    1 lawyer answer

    I'm fairly sure I answered this question before. I'm sorry if you didn't like the answer. Let me instead start by answering "yes," and see where that takes us. Perhaps I can illustrate with an exercise from my Business Law professor at Penn. The professor spun out a detailed, complex fact pattern involving questionable morality and dubious legality. At the end, he paused for effect and asked for a show of hands: "Can he sue?" asked the professor. Half the students raised their hands to...

    2 lawyers agreed with this answer

  6. Would I able Sue us embassy for Negligence? I was Arrested in the Dominican Republic. and got very little help. i'm a US citizen

    Answered about 2 months ago.

    1. Richard S Sternberg
    2. Vivyane M Kima
    2 lawyer answers

    You almost certainly can't sue the US Embassy. It is extremely unlikely that you can sue the US Government at all for its discretionary acts in the Dominican Republic. It is just vaguely possible that you could sue the Dominican Republic in the US for acts by its sovereign, but I'd need to know much more fact, and, even then, it's unlikely. You need to tell the whole, real story to a qualified lawyer.

    2 lawyers agreed with this answer

  7. How do I open a case that was closed for large real estate in probate. PR named in will died and the replacement PR died.

    Answered 5 months ago.

    1. Ian Thomas Valkenet
    2. Lynn Johnson
    3. Richard S Sternberg
    4. Vincent C Uchendu
    5. Ivette M Santaella
    5 lawyer answers

    The obvious answer is that you need an attorney experienced in DC probate work. This is our bread 'n' butter lately. The Will was surely filed long ago by your predecessor. As long as you have priority to serve as personal representative or can explain why everyone above you in priority consents or cannot object to your service, you need do no more than file a Petition to Reopen Estate. The deceased named PRs will not be a problem, and a simple affidavit will suffice. You'll get your Letters in...

    2 lawyers agreed with this answer

  8. Bradenton,FL HobbyLobbyPetitTheftCleanRecordPolicTicketSays11-1.CourtMailSays10-1.HowFindLawyer?NotLiveFl!WhichDay?SonDeploy10-3

    Answered over 1 year ago.

    1. Brandy Ann Peeples
    2. Richard S Sternberg
    3. Michael Charles Doland
    3 lawyer answers

    I'm sorry. I've spent a few minutes trying to decipher this, but I've done no better than my colleagues. You need to try again, and, if I've deciphered anything, post for a Florida ... or is it a military ... lawyer, rather than under Baltimore, Maryland. Best of luck!

    2 lawyers agreed with this answer

  9. Hello, what type of lawyer should I contact for counsel/guidance on dealing with a harassing neighbor?

    Answered over 1 year ago.

    1. Richard S Sternberg
    2. Cheryl Rivera Smith
    2 lawyer answers

    There is no "specialty" in Bad Neighbor Law or Trash Prevention Law. I suppose one could say that a lawyer with experience in condominium or home owner association law would have more likelihood of having seen this kind a matter, but there is, quite simply, nothing specialized about it. What you need is an independent professional with a little good sense, a feel for the community health enforcement resources available in the District of Columbia, and, perhaps, a second-year law school...

    2 lawyers agreed with this answer

  10. Do I need a real estate attorney?

    Answered over 2 years ago.

    1. Richard S Sternberg
    2. Susan Elizabeth Philbrick Allen
    3. Steven Navaro
    3 lawyer answers

    Mr. Navaro's answer sounds correct. This is one good reason to choose a CRESPA licensed title agent who is also a lawyer when doing a closing. As the buyer/financing party, you have the right to choose the title agent, and, when things go hairy, it's not a bad idea to have a lawyer in the role ... often for the same cost as a non-lawyer title agent. In this case, you may already have a bill from the title agent you already selected and a bill from the lawyer. But, the bottom line is that you...

    1 lawyer agreed with this answer

    2 people marked this answer as helpful

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