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Q: How to set up a financial power of attorney and real estate inheritance in California?
I am looking to establish a financial power of attorney in California. I plan to appoint a friend as my agent. I'd like this power of attorney to take effect when I am no longer able to make decisions for myself and potentially continue when I pass away. Additionally, I own real estate... View More 
Julie King
answered on Jul 20, 2026
answered on Jul 20, 2026
First, let’s talk about the purpose of a Power of Attorney (POA). There are two documents every adult needs in case they ever lose their mental capacity from a legal standpoint. (By the way, someone can have some memory loss and still have legal capacity to sign an estate plan. The law sets the... View More
Q: How to recover losses from low auction price after winning mortgage fraud case?
After winning a default judgment due to fraudulent signatures on my mortgage, how can I be made whole financially when my home was auctioned off below market value?
My home was foreclosed upon and sold at auction for $377,000, well below its actual market value of at least $800,000. After... View More
Thomas Anthony Sirianni
answered on Jul 20, 2026
answered on Jul 20, 2026
The hard truth first: New York courts will not undo or re-price a foreclosure auction just because the sale price was below market value. A low price alone is not enough. To attack the sale itself, the price generally has to be so low it shocks the conscience of the court, and there usually has to... View More
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Q: Can I enforce a lease agreement that was canceled after approval without a countersignature?
I recently entered into a two-year lease agreement in New York that was approved by the landlord via email, and I signed the lease. After immediately wiring the security deposit and first month's rent, we signed a broker agreement to sell our existing co-op, filed a change of address form, and... View More
Thomas Anthony Sirianni
answered on Jul 20, 2026
answered on Jul 20, 2026
The hard truth: enforcing this lease is an uphill fight. In New York, a lease for more than one year falls under the statute of frauds, which means it must be in a writing signed by the party you are trying to hold to it. Your two-year lease was never signed by the landlord, and most form leases... View More
Q: Does a buyer of unsold co-op shares become a sponsor?
When a person buys unsold shares in a New York co-op from a sponsor who wanted to sell these shares, does the buyer automatically assume the role or responsibilities of a sponsor? Are there any specific agreements or obligations, or has there been any communication from the co-op board regarding... View More
Thomas Anthony Sirianni
answered on Jul 20, 2026
answered on Jul 20, 2026
No, buying unsold shares in a New York co-op does not automatically make you the sponsor. The sponsor is the entity that converted the building and made the offering. What you may become is a holder of unsold shares, which is a different status with some sponsor-like privileges, and whether you... View More
Q: How can I stop my dad from removing my camper and belongings?
I've been living in my camper on my dad's land in New York for over 10 years and have helped maintain and build on this property. I recently found out that he plans to sell the property. I'm concerned because they are trying to remove my belongings and tow my camper without my... View More
Thomas Anthony Sirianni
answered on Jul 20, 2026
answered on Jul 20, 2026
After ten years of living there with your father's permission, nobody can throw you off that New York property by self-help, family or not. You are at minimum a licensee, and once a person has lived somewhere thirty days or more, New York requires a court proceeding to remove them. Towing your... View More
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