"Wonderful experience workIng with the Moshes Law team. Special shoutout to Jessica who went above and beyond to make sure our house closed quickly and without incident. Every person I interacted with from the firm was very cooperative, knowledgeable and helpful. If you need a quality, caring, customer first attorney you have to check out the Moshes Law team." says Jeff on Google
BIRDEYE.COM
Law Office Of Yuriy Moshes P.C. | Brooklyn, NY
"Thank you so much to Yuriy Moshe’s And his entire staff, for making the sale of our condo and purchase of our home so easy. They were there and ready to help every step of the way..We appreciate everything you have done for us and we will be referring you to everyone we know who is in need of your services" says Gina on Google
BIRDEYE.COM
Law Office Of Yuriy Moshes P.C. | Brooklyn, NY
"I've had the pleasure of working with GL (attorney's initials only to protect) who powered through the residential real estate purchase process through the pandemic and all of the delays and difficulties that came with it. Another attorney also helped me with an REO property and auction bidding process. Highly recommend this firm and GL for New York real estate representation." says Masahito on Google
BIRDEYE.COM
Law Office Of Yuriy Moshes P.C. | Brooklyn, NY
Home Exodus to Brooklyn
Although the COVID-19 pandemic is still very much a part of the New York City fixture right now, it has not prevented home purchasing in Brooklyn. According to a report from real estate listings company StreetEasy, there were 735 homes in Brooklyn that went into contract in August, which represents a 38.7 percent increase from the same month in 2019. While sales seem to be surging in Brooklyn, the rest of New York City is another matter. According to that same report, contract signings were down 6 percent in Manhattan, and 4.3 percent in Queens in the same period. It would appear that real estate purchasing in Brooklyn is a hot spot right now and everybody in the city seems to be moving to Brooklyn.
One of the chief reasons for this exodus appears to be affordability compared to Manhattan, in which the high prices remain stagnant. Contract signings for the bottom fifth of listings in Brooklyn, where the median price was $253,000, doubled in August, to 134 deals from 67 in the same period last year, the biggest increase of any price tier.
One of the reasons for this has to do with outdoor spacing. According to Melissa Leifer, a real estate agent with Keller Williams NYC, about half of her buyers already live in the borough, while the other half are leaving homes in Manhattan, often with complaints of high maintenance costs, smaller apartments and a lack of green space. Leifer states, “Anything with outdoor space is flying, and renovated townhouses that are priced well are going into bidding wars.”
Are you considering a move and are interested in purchasing a new home? What are your reasons? Do you have your heart set on Brooklyn? If so, why? We would like to hear your comments and thoughts.
What to Do in an Apartment Lease Buyout
If you have an apartment lease and your landlord informs you that he wants you to move out immediately and he wants to buy out your lease, unless you are familiar with NYC buyout law and NYC tenant buyout law, don’t just think that you can negotiate your own lease buyout.
Although you may think you know how to negotiate an apartment lease buyout, unless you have the experience of drafting a buyout agreement, are familiar with the apartment buyout taxes, and have negotiated a real estate buyout agreement prior, it is not advisable to try to do your own apartment lease buyout.
https://mosheslaw.com/what-to-do-in-an-apartment-lease-buyout/
What to Do When There Is Breach of a Real Estate Contract By Buyer
This article shall address the questions and concerns when there is a breach of a real estate contract by a buyer. Selling a home can be troubling enough, but it can be even more worrisome when there is a real estate breach of contract. Understanding and being familiar with real estate contract law can be frustrating.
https://mosheslaw.com/real-estate-breach-of-contract/
How Does Unemployment Work in New York? [2020 Update]
If you have suffered unlawful termination in the workplace, you can begin to protect your rights by arranging a workplace discrimination lawyer free consultation about the incident. As experienced employment lawyers, we can share our knowledge.
If you need to apply for unemployment in NY follow these steps:
-Sign in with your NY.GOV ID.
-Follow the instructions to file a claim.
-Submit your application.
-The Department of Labor will evaluate your claim for UI benefits and decide if you qualify.
https://mosheslaw.com/how-does-unemployment-work-in-new-york
Yuriy Moshes
Yesterday at 9:40 AM ·
CT And NY Foreclosure Rates At All Time Low
Despite COVID-19 devastating the economy of both New York, Connecticut, and the entire nation, recorded foreclosure rates in both New York and Connecticut for the third quarter remain at an all time low.
According to information released by ATTOM Data Solutions, there were only 1,193 foreclosures during the third quarter in New York, which represents roughly one foreclosure for every 6,946 homes. Although this figure represents a 68.74% increase from the second quarter, it is still a 86.35% year-over-year decline. In fact, New York’s pre-recession foreclosure average was 8,831, which is an 86% decrease from that level.
In the adjacent state, there were only 322 foreclosures during the third quarter in Connecticut, which represents roughly one foreclosure for every 4,697 homes. This figure represents a 33.74% decline from the second quarter and an 85.56% drop from the third quarter of 2019. Connecticut’s pre-recession foreclosure average was 2,445, which is an 87% decrease from that level.
What is the cause for these low foreclosure rates? Mortgage forbearance programs. According to Rick Sharga, executive vice president of RealtyTrac, an ATTOM Data company, "Foreclosure activity has, for all intents and purposes, ground to a halt due to moratoria put in place by the federal, state and local governments and the mortgage forbearance program initiated by the CARES Act.” According to Sharga, “it’s important to remember that the numbers we’re seeing today are artificially low, even as the number of seriously delinquent loans continues to increase, and that we’ll see a significant – and probably quite sudden – burst of foreclosure activity once these various government programs expire.”
Are you currently considering mortgage forbearance or have you already gone through the application process and are currently reaping its benefits? We would like to hear your experiences and story.
Knowing Your Rights Regarding Workplace Social Media Policies
There’s no mistake about it. Social media is a permanent fixture of not only New York City’s social fabric, but of the world’s. Everywhere you turn, everybody, young and old, are using social media to communicate, learn, entertain themselves, advertise, and express themselves. Everybody has a cellular phone now, which means everybody finds themselves turning to social media, both on and off the clock.
However, using social media at work could draw criticism from your employer. Not all posts have free reign and your employer has certain rights too when it comes to employees using social media while on the job. This article shall address social media rules for employees and social media use in the workplace.
https://mosheslaw.com/knowing-your-rights-regarding-workplace-social-media-policies/
NY Quit Claim Deed and What You Need to Know
If you live in New York and are trying to transfer real estate property from one person to another person, through gift or court order, but not necessarily via a sale, then generally a quit claim deed is probably the best vehicle to do so. A quit claim deed is a relatively easy method in New York to transfer title of property. Quitclaim deeds are most commonly used when property is transferred without a traditional sale.
https://mosheslaw.com/quit-claim-deed-ny
Yuriy Moshes
October 14 at 10:40 AM ·
Manhattan Real Estate Property Sales Remain Stagnant
Despite Brooklyn property sales soaring at an all time high, sales in Manhattan are barely inching along. According to Avision Young, a global commercial real estate company, there were only 21 commercial real estate transactions in the borough in the third quarter of 2020, which is the lowest number of deals recorded since the third quarter of the Great Recession of 2009.
Furthermore, of these 21 real estate transactions, most, if not all, were undervalue. In July of this year, Savanna purchased 1375 Broadway for $435 million from Westbrook Partners, and RFR Realty purchased 522 Fifth Avenue from Morgan Stanley for $350 million. Both of these deals were under contract prior to COVID-19 hitting New York City. In total, sales volume in Manhattan in the third quarter declined to $1.1 billion, which represents a 74 percent decline from 2019.
In fact, pretty much all sales in Manhattan have remained sluggish. In the multifamily market, there were only nine sales in the third quarter, which totaled $121 million, representing an 82 percent decrease from 2019. Development sales totaled $141 million, representing a 56 percent decrease from 2019. Lastly, retail sales only had one transaction during the quarter, representing a $1.5 millions property sold in foreclosure.
In addition to the COVID-19 pandemic, one of the chief reasons for this slow trend in sales in Manhattan has to do with the sales price of the properties, which has not changed much since COVID-19. With prices in Brooklyn being much lower, people have naturally gravitated toward that area. The question remains, will Manhattan ever recover? And if so, how?
What is your opinion for the cause of why Manhattan properties are not selling while Brooklyn sales are selling like hot cakes? And are you considering moving and buying a new home? We would like to hear your story.
Understanding Product Liability Claims/Product Liability Cases and the Importance of a Defective Product Attorney
When you purchase a product at a store or even online, you assume that what you’ve purchased is safe and that no injury will result from it. You assume that the product has been tested by top notch professionals or your assume that the product has been approved by a federal or state regulatory agency and that the product is safe for the public. That, unfortunately, is not always the case and defective products do indeed can cause injury or harm to either yourself or loved ones. When this happens, it is important to understand your rights, the nature of a defective product claim, and how to proceed with a defective injury claim. This article shall address.
https://mosheslaw.com/understanding-product-liability-claims/
Yuriy Moshes
November 11 at 7:32 PM ·
NYC Real Estate Crisis Could Lead To Another City Depression
According to Don Peebles, CEO of Peebles Corporation, if things don’t get better for NYC real estate, NYC is quickly facing another economic downfall. Since COVID-19 completely devastated NYC, causing not only massive job loss, but multiple businesses to shut down throughout the city, as an aftermath, NYC’s real estate growth has remained stagnant, with much of Manhattan producing very few, if any, sales from August 2020 up to present.
As a result of this, coupled with civil unrest from the George Floyd aftermath of looting and theft throughout the city, the pandemic closing much of the city, there has been a mass exodus leaving New York. According to Peebles, “Those things have forced people or encouraged people to leave New York City and they’ve been doing that in droves at the tune of about 300 people a day.”
With people unable to work and the Governor’s moratorium on evictions continuing until January 2021, New York City has seen “increased levels of delinquencies,” resulting in rents dropping, delinquencies increasing, and landlords not able to pay their mortgages or property taxes.
Instead of NYC being a city that is envious to the rest of the country, there has been a sharp exodus of New Yorkers moving to Florida instead. “Florida has always been, especially for the last two decades, a draw to New Yorkers, but normally, it’s a split of time, New York and Florida,” states Peebles. “What you see now is more and more New Yorkers going to South Florida and throughout the state, even the western coast of Florida as well and that we haven’t seen before.”
According to Peebles, “People are looking for quality of life, fair taxation and they’re looking for an environment that is supportive of business so that they can advance their careers or of course entrepreneurs can advance businesses and they are not seeing that as effective in New York City, for example.”
Do you know somebody who has moved out of the city during this pandemic? Or are you considering a move yourself? We would like to hear your thoughts and experiences.
MOSHESLAW.COM
What is At-Will Employment in New York? - Labor and Employment
Yuriy Moshes
November 9 at 9:04 AM ·
At-Will Employment in New York
New York is an at-will state, meaning that, but for one of the exceptions, all employees are considered “at-will” employees. This means that an employee can be fired without warning at any time for any reason or no reason at all. Unfortunately, the employer’s reason for terminating an at-will employee can seem unfair, unethical, or even immoral, but could still be deemed lawful.
Yuriy Moshes
November 9 at 9:04 AM ·
At-Will Employment in New York
New York is an at-will state, meaning that, but for one of the exceptions, all employees are considered “at-will” employees. This means that an employee can be fired without warning at any time for any reason or no reason at all. Unfortunately, the employer’s reason for terminating an at-will employee can seem unfair, unethical, or even immoral, but could still be deemed lawful.
Refinancing Your House? How a “CEMA” or Consolidation, Extension, & Modification Agreement Can Help
If you’re fortunate enough to be a resident of the great state of New York, then refinancing your home doesn’t have to be as expensive and difficult as it normally is. Whereas most purchasers in the U.S. have to pay the full value of closing costs consisting of loan origination fees, appraisal charges, and credit report costs, buyers of New York are able to save money under CEMA, which stands for Consolidation, Extension, and Modification Agreement.
https://mosheslaw.com/cema-mortgage/
MOSHESLAW.COM
Refinancing Your House? How a “CEMA” Mortgage Can Help
Yuriy Moshes
November 3 at 12:04 PM ·
Social Security Disability Surveillance, Disability Surveillance Tactics, and Importance Of a Long Term Disability Insurance Lawyer
If you’ve applied for social security disability, whether it is for SSI or SSDI benefits, or if you are currently receiving social security disability benefits, it is important to be aware that the social security administration can revoke those social security disability benefits and take them away from you if they feel that you either do not qualify or no longer fit the criteria or definition of being disabled.
The social security administration can do this a number of ways, but one of the main ways they do this is through video surveillance. Accordingly, it is important to understand just what social security disability surveillance is, disability surveillance tactics, how it can potentially affect you, what to do if your benefits are being threatened due to such surveillance video, and the importance of a long term disability insurance lawyer.
https://mosheslaw.com/social-security-disability-surveillance/
"Very professional and diligent , have used them twice and will continue to use them when it comes to real estate dealings. Jessica and Necrecia are attentive and go out of their way to accommodate and answer any questions. Highly recommend this law firm " says Not on Google
BIRDEYE.COM
Law Office Of Yuriy Moshes P.C. | Brooklyn, NY
NY Realtors Racially Discriminate Against Homebuyers
After a year long investigation by three NY State Senate Committee members, the results of their 97 page report concluded that countless Long Island real estate agents had a predisposition of placing their own home buyers into certain racially segregated neighborhoods based upon the homebuyer’s ethnicity. As a result, African American and Hispanic home buyers were steered toward more predominantly African American and Hispanic neighborhoods, and white homebuyers were steered toward more predominantly white neighborhoods. As a direct result of this investigation, a committee of NY State Senate Committees is proposing massive New York real estate legislation reform in order to prevent such blatant racial real estate discrimination.
According to Bart Cafarella, CEO of Realty Connect USA, who is one of the real estate companies accused of such discrimination, “I was satisfied that unequal treatment and racial bias or steering was not at the heart of their statements. Yet, if any of the comments recorded offended anyone, I, along with the agent in question, are truly and sincerely sorry, as it is -- certainly was not the intent."
The proposed new legislation includes doubling the fines from $1,000.00 to $2,000.00 for each case of housing discrimination. In addition, instead of just four hours of fair housing treatment training, which is required in order to keep your real estate license, six hours of training may be required.
According to Tessa Hultz, the CEO of the Long Island Board of Realtors or LIBOR, her organization supports such policy changes. “LIBOR is committed to protecting and furthering the principles of the Fair Housing Act. Over the past year, LIBOR developed and implemented tools and programs to help members adhere to fair housing policies at the local, state and federal levels.”
Have you ever faced racial discrimination from your realtor? Or do you know of someone who has? We would like to hear your experiences and opinions.
MOSHESLAW.COM
News About Co-op and PPP Loans
Yuriy Moshes
February 2 at 12:12 PM ·
News About Co-op and PPP Loans
Unlike other residential dwellings, a housing cooperative or housing co-op is a very unique legal entity for a residential unit. You may already own or be part of a potential housing cooperative and have not even known about it. Essentially, a housing cooperative is a legal entity, jointly owned by its members or cooperative members, that come together to form a cooperative or a legal corporation, which owns real estate consisting of one or more residential buildings. Housing Cooperatives or co-ops are very good real estate investment opportunities. Not only do coops protect you, the owners, legally as a corporation, better protecting you from personal liability, but the coops are structured as a good solid foundation as the basis of your real estate rental empire.
Hostile Work Environment Examples
We have discussed already what a hostile work environment is, but that was just the theory. Now we want to provide you with a number of hostile work environment examples to give you a better idea of what it really is and to help you determine yourself whether you have been a victim or a witness of one.
If you find that something similar has happened to you, talk to an employment lawyer to ensure that it really was illegal harassment. If your lawyer’s advice is that your rights and freedoms have been violated, you may want to consider taking legal steps to find justice.
https://mosheslaw.com/hostile-work-environment-examples/
MOSHESLAW.COM
Hostile Work Environment Examples | The Law Office of Yuriy Moshes
""It was a great visit for closing, Yuriy and his office team was proactive professional, and well mannered, managing all paperwork in order and closing time was very smooth, even it was my first time in his office , I was satisfied, the way they were using thier expertise to handle property closing process. Thanks"" says Javed on Google
BIRDEYE.COM
Law Office Of Yuriy Moshes P.C. | Brooklyn, NY
Yuriy Moshes
January 27 at 1:51 PM ·
Covid-19 Doesn’t Excuse All Foreclosure Sales
Although the COVID-19 pandemic has definitely allowed for some grace with regards to mortgages, evictions, and when taxes are paid, most debts owed in regards to sales and commercial transactions have not been forgiven or effected. Sales and commercial transactions are governed by the Uniform Commercial Code or UCC. If a borrower is unable to pay, the lender is able to proceed on a foreclosure sale. During the COVID-19 pandemic, New York State courts have granted a number of preliminary injunctions enjoining UCC foreclosures for a period of time. However, the COVID-19 pandemic has not excused all injunctions.
In a recent New York case, 893 4th Avenue Lofts LLC vs. 5AIF Nutmeg, LLC, the Borrower signed the pledge and security agreement pledging the interests in the Borrower as collateral for the loan. The Borrower sought to enjoin Lender from proceeding with a UCC sale, instead of proceeding with a normal foreclosure, by arguing that because the sale affects land, the security agreement covered real property and, therefore, the UCC sale violated § 9-604 of the Uniform Commercial Code. The Borrower argued that the Lender was required to foreclose.
Section 9-604 of the New York UCC states, in part, that “[i]f a security agreement covers both personal and real property, a secured party may proceed . . . as to both the personal property and the real property in accordance with the rights with respect to real property. . . .”
The Court, however, rejected the Borrower’s argument, noting that “[t]here is really no authority supporting the argument that ownership in an entity that owns property is considered an interest in real property” and went on to cite cases and sources which demonstrated that “foreclosing upon an interest in an entity that owns property does not implicate the real property itself . . . .” Since the case did not involve a foreclosure of real property to begin with, the Court denied the Borrower’s motion seeking an injunction and allowed the Lender to proceed with the UCC foreclosure sale.
Even with the pandemic not finally over and the death count still climbing, borrowers are not excused from lenders proceeding with UCC foreclosure sales.
What is your opinion of borrowers’ not being able to meet their commercial obligations? Do you think they deserve a break due to this pandemic?
