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Q: Are snow blowers, wood chippers, and chainsaws considered tools in a Maryland will?
All tools are bequeathed to one person in a Maryland will. The items in question—snow blowers, wood chippers, and chainsaws—are not specifically mentioned elsewhere in the will but were found in a folder labeled lawn tools in the decedent's files. Does this classification mean these items... View More 
Mark Oakley
answered on Aug 30, 2026
answered on Aug 30, 2026
I do not believe you will find a definitive answer in the law. My guess is, a judge would look at the ordinary dictionary definition of the items, including the definition of “tool.” The court may also consider evidence of the intent of the testator. Is there anything to suggest he only... View More
Q: What deed changes are needed to sell a condo in Florida after spouse's death?
My husband, who is deceased, and I are listed on the deed to our condo in Florida. There were no specific conditions in his will regarding the property, there is no probate process underway, and there is no mortgage on the condo. What needs to change on the deed so that I can sell the property?
Phillip William Gunthert
answered on Aug 28, 2026
answered on Aug 28, 2026
I am very sorry for your loss of your husband, accept my condolences for you and your family at this difficult and sad time. The answer to your question is that it depends. Generally, any assets in your deceased husband's name alone with no transfer on death, joint ownership or deed transfer... View More
Q: What deed changes are needed to sell a condo in Florida after spouse's death?
My husband, who is deceased, and I are listed on the deed to our condo in Florida. There were no specific conditions in his will regarding the property, there is no probate process underway, and there is no mortgage on the condo. What needs to change on the deed so that I can sell the property?
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Marc J. Soss
answered on Aug 28, 2026
answered on Aug 28, 2026
Was the home your primary residence (Homestead)? If yes, if both your names are on the title (as either: Husband and wife, joint tenancy with rights of survivorship or tenants by the entirety) ownership is 100% vested in you. You will need a death certificate, which can be recorded when the... View More
Q: Can I demand corrections or terminate my lease due to noise and listing issues as a tenant in NY?
I am a tenant in New York, and I am experiencing several issues with my apartment and neighbors. There is trash placed adjacent to my windows, and I face repeated noise issues, including loud music from a neighbor and noisy building exit gates. My lease specifically states that tenants may not make... View More
Thomas Anthony Sirianni
answered on Aug 28, 2026
answered on Aug 28, 2026
I am a New York landlord-tenant attorney with 27 years of practice on Long Island.
You can demand corrections, and you may be able to negotiate an early exit, but I want to be straight with you about the limits: neighbor noise and a Zillow listing are rarely, on their own, enough to let a... View More
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Q: How can I legally reverse foreclosure after bank increased my payoff amount last minute?
I was at the closing for my house when it was suddenly foreclosed on last Monday. Despite having a HUD-backed mortgage, the bank's attorney informed us last minute that the payoff amount had increased, without prior notice. I only had the necessary funds prepared and received the notice at the... View More
Thomas Anthony Sirianni
answered on Aug 28, 2026
answered on Aug 28, 2026
I am a New York foreclosure defense attorney with 27 years of practice on Long Island.
Yes, a completed foreclosure auction can be set aside in New York, but only in a narrow set of circumstances, and only if you move immediately. A court has discretion to vacate a foreclosure sale where... View More
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