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Virginia Real Estate Law Questions & Answers
1 Answer | Asked in Real Estate Law for Virginia on
Q: I refinanced my home which had a Covid modification attached. The lender states they paid the mortgage and modification

In the refi, but the county recorder still,shows the modification

James H. Wilson Jr.
PREMIUM
James H. Wilson Jr.
answered on Mar 26, 2023

The land records in Virginia, recorded in the Circuit Court for the county or city where the property is located, show an entire history of the transactions concerning the property. Past transactions are not removed, or replaced, by the most recent transactions.

A refinance loan would be...
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1 Answer | Asked in Real Estate Law, Consumer Law, Contracts and Copyright for Virginia on
Q: I need to know if the "Real Deal"" name registered?
N'kia (NLN)
N'kia (NLN)
answered on Mar 25, 2023

To find out whether a trademark is registered for federal protection, you can search the US Patent and Trademark Office ("USPTO") database. However, keep in mind that, just because something isn't registered doesn't mean that it's available to be used. The US recognizes... Read more »

2 Answers | Asked in Real Estate Law for Virginia on
Q: Under contract to buy a property in Virginia. The property has deed restrictions. Can I forfeit earnest money to get out

The seller did not disclose the restrictions on the property prior to the title search being completed. The deed restrictions were filed in 2019 and will last 40 years minimum with options to renew. The deed restrictions require any modifications to the property and land to be approved, by a... Read more »

James H. Wilson Jr.
PREMIUM
James H. Wilson Jr.
answered on Mar 25, 2023

A seller's and purchaser's contractual rights under a written sales agreement depend on the provisions contained in the writing. There are causes of action outside the contract, that led to the formation of the agreement, including fraud and duress. A contract may be voided as... Read more »

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1 Answer | Asked in Real Estate Law for Virginia on
Q: Would I have claim to land previously owned by my family based on wording in original owner's will?

My great, great, great, great, great grandfather owned a significant amount of land in Virginia in the late 1,700's. In his will, he states, "my will is and I desire that my estate be neither appraised nor sold." He then goes on and says "I give and bequeath unto my son..his... Read more »

Ross Cameron Hart
Ross Cameron Hart
answered on Mar 12, 2023

Nope. You don't have any claim at all based on the facts you've given. That little word 'assigns' means people that ancestor may sell the land to. He sold it.

There is also an obscure real estate rule called the 'Rule against Perpetuities' which, in very...
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1 Answer | Asked in Real Estate Law for Virginia on
Q: My home is in Fairfax County, VA. Fee simple, with an HOA. I need advice regarding a section of common area.

A 30ft strip of common area is behind my home. The HOA declined to replace a tree there that died, but suggested I do so. So I submitted a request to plant 5-7 arborvitae, and agreed to maintain them the 1st year. The board approved 5, which I had planted. I immediately submitted another request... Read more »

Richard Sternberg
Richard Sternberg
answered on Feb 28, 2023

The only choice I can think of is retaining counsel to review the facts, review the HOA rules, and decide whether to threaten if you are on good grounds or cajole if you aren't. Sounds like you pissed them off pretty well. Maybe retaining someone to speak for you who can sound like he carries... Read more »

1 Answer | Asked in Real Estate Law for Virginia on
Q: My nephew has received a power of attorney from the court.

The court clerk told him to get a form/letter from a real estate agent to acquire a deed. Pkease tell me what is the correct form named so I can let him know.

Richard Sternberg
Richard Sternberg
answered on Feb 15, 2023

I believe I answered a very similar question this morning, but this version leaves out that the nephew is the heir of your deceased brother. If your brother is deceased, he cannot sign a power of attorney, and the power of attorney needs to be from whomever owns the property. If your brother has... Read more »

1 Answer | Asked in Real Estate Law for Virginia on
Q: My adult nephew has lived in his deceased (over 15 yrs.) fathers house paying all the bills for over 20 years.

He is the only child and needs to put the house in his name now and was told by the court since there was no will or estate etc he needed to get a real estate agent or attorney to certify the deed. We are not sure what to do. The house is paid off but needs some work.

Richard Sternberg
Richard Sternberg
answered on Feb 15, 2023

If there is no will, the house passes outside of probate in accordance with the intestate succession laws of Virginia. The fact that the nephew paid the bills for 15 years is irrelevant. There is no reason not to consider that rent, and it certainly doesn't sound in adverse possession. But, if... Read more »

3 Answers | Asked in Divorce, Estate Planning, Family Law and Real Estate Law for Virginia on
Q: Can something you say in an email be the difference between winning and losing a lawsuit?
James H. Wilson Jr.
PREMIUM
James H. Wilson Jr.
answered on Feb 13, 2023

An e-mail may be admissible in evidence if a party can establish a hearsay exception and authenticate the communication. Hearsay is an out-of-court statement a party wants to introduce into evidence to prove the truth of the matter asserted. If made by a party, an e-mail may qualify as a party... Read more »

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2 Answers | Asked in Real Estate Law for Virginia on
Q: Is a listing agreement that doesn't include the names of all the owners of a property valid?

There a three owners listed on the deed, two are deceased and not included as owners of the property on the listing agreement. The heirs of the deceased owners have been asked to sign the listing agreement. Can the exclusion of the deceased owners in the listing agreement create any legal... Read more »

Richard Sternberg
Richard Sternberg
answered on Feb 7, 2023

The listing agreement only binds the people who signed it. So, in Virginia, where title passes outside probate to the heirs subject to recapture by the personal representative to pay debts, the heirs are not bound by an agreement they didn't sign. They don't have to sell. But, if the... Read more »

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1 Answer | Asked in Real Estate Law and Estate Planning for Virginia on
Q: I would like to live in my house till I die and leave it to my son who lives with me. A neighbor said file a quick claim

I am divorced. want to file quick claim deed . Im

age 90 he lives with me now. a neighbor also said deed of gift

Richard Sternberg
Richard Sternberg
answered on Jan 16, 2023

Your neighbors are wrong. Giving away your property means giving away your property. It is your son’s property from that date, and he can put you in a nursing home or begin renovations immediately once it is his. The fee cheaper solution is a simple will drafted by a lawyer. If there are other... Read more »

1 Answer | Asked in Real Estate Law for Virginia on
Q: Home buyout occurred and previous co-owner will not leave the home. How do I get them out

Inherited home. No mortgage on the house at time of inheritance. Buyout occurred late 2022 - co-owner (who is also the occupant) signed agreement stating that they would cede their ownership of the home upon closing - knew the co-owner would need time to move out, did not press for them to leave... Read more »

Anthony M. Avery
PREMIUM
Anthony M. Avery
answered on Jan 12, 2023

You cannot evict a co-owner. A Partition Suit may be the only answer as apparently the so called buyout agreement should not have been entered into. A Breach of Contract action might also be filed, but the final result may not help. Consult with a VA attorney about this which may require a... Read more »

3 Answers | Asked in Real Estate Law and Probate for Virginia on
Q: My mother's will list my brother & myself. As heir to her estate. My brother pass. What happens now? I'm left executive

Also power of attorney. Does his wife now get half? Or I'm I the sole heir

Shafeek Seddiq
PREMIUM
Shafeek Seddiq
answered on Dec 8, 2022

Possibly, yes, his wife and children, if any, may receive the half, but it depends on what the will says, how it says it and when your brother passed away. I recommend you to take the will to a lawyer near you to review it and explain the next steps of Probate. So, it is not as simple as saying... Read more »

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1 Answer | Asked in Real Estate Law for Virginia on
Q: if land owner dies how does the lease get "self renewed"

Rental agreement self renews every year 12/1. Home owner died 9/9 is the self renewal still valid?

Richard Sternberg
Richard Sternberg
answered on Nov 29, 2022

You really need a review of your lease rather than a generalized answer that may or may not apply to your lease. But, in Virginia, title to land passes by operation of law to the heir or beneficiary if one is named in a Will subject to recapture to fund the estate. That means that the title now... Read more »

1 Answer | Asked in Real Estate Law and Civil Litigation for Virginia on
Q: civil judgement against me for 700.in VA 16 years ago. paid cash . didnt get release . selling my house ,

guy wont acknowledge my phone calls or text ... what Do I do

Richard Sternberg
Richard Sternberg
answered on Oct 26, 2022

Probably pay him again.... Or, pay a lawyer to develop proof that you paid, escrow the disputed funds, and sue.

Reading an answer on the Internet does not create an attorney-client relationship. You are represented by me when we have both signed a retainer agreement (on paper or...
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1 Answer | Asked in Real Estate Law, Landlord - Tenant and Military Law for Virginia on
Q: I live in VA and retired from the military. I have a DD214, and my home of record is Texas. Can I break my lease?

I have the SCRA clause in my lease.

Richard Sternberg
Richard Sternberg
answered on Oct 26, 2022

The SCRA limits anyone from taking a judgment against a service member when he or she is called to active duty. Unless you share the lease for review -- which you should not do in an open on-line forum -- I have no idea what your SCRA clause says, but I would take a wild guess that it has nothing... Read more »

1 Answer | Asked in Real Estate Law for Virginia on
Q: Is there a seller's defense against the Virginia HOA Clause, or can buyers void contracts due to high interest rates?

We had two ratified contracts since Tuesday morning in Fairfax County, Virginia. The first buyer backed out because of the HOA clause, but told our realtor that they didn't know the mortgage payments would be so high. The second buyer is currently looking to renegotiate or stated that they... Read more »

Richard Sternberg
Richard Sternberg
answered on Oct 14, 2022

It would be incompetent to answer this without a factual inquiry and interview, and the Internet in an open forum is not the correct place to get that. Seek counsel licensed on the applicable jurisdiction, and secure a consult.

But, I must ask: Why are you not sharing the HOA docs when you...
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1 Answer | Asked in Real Estate Law and Landlord - Tenant for Virginia on
Q: Is emergency protection order sufficient justification to break a rental lease?

VA Code § 55.1-1236 (2021)

Richard Sternberg
Richard Sternberg
answered on Oct 14, 2022

It would be incompetent to answer this without a factual inquiry and interview, and the Internet in an open forum is not the correct place to get that. Seek counsel licensed on the applicable jurisdiction, and secure a consult.

1 Answer | Asked in Real Estate Law, Civil Rights and Landlord - Tenant for Virginia on
Q: Property seller violates multiple laws, purchaser has hard evidence, judge ignores. What happened?

Edit:

55.1-1204 Section C says Mr Sternberg is incorrect in his answer. He also says perjury and discrimination against protected classes is "irrelevant". I need someone who cares about those things and the law to answer.

Some points (this box isn't enough for all... Read more »

Richard Sternberg
Richard Sternberg
answered on Oct 4, 2022

Most of the facts in your question are irrelevant. A contract for land must be in writing or it is void. Depending on where you are, a writing can sometimes be lots of things short of a Purchase and Sale Agreement on the local Board of Realtors form. I think there is one DC case in which a check... Read more »

1 Answer | Asked in Real Estate Law and Collections for Virginia on
Q: Can I be sued for damages without any receipts that the plaintiff paid that money.

My landlord is suing me for damages. I received my bill of particulars but only estimates no receipts can the judge rule in the plaintiff's favor without any proof that is what she paid?

Barry W. Kaufman
Barry W. Kaufman
answered on Sep 29, 2022

You have to defend the lawsuit. If you allow a default to be entered, you're done.

1 Answer | Asked in Criminal Law and Real Estate Law for Virginia on
Q: Illegal search and seizure?

My aunt and I own a home together. I live there. She never even goes there. She gave the police permission to search inside without my permission and opened the door for them when i wasnt there. Is this legal in virginia? This is my mailing address, I reside there. Not her. Was this illegal at all?... Read more »

Daniel P Leavitt
Daniel P Leavitt
answered on Sep 20, 2022

You say she is a part owner of the home, so it sounds like it is probably a good search. If you have a signed lease entitling you to sole possession and she has no right to possess/enter/inspect then maybe you have something to base that claim on but it seems unlikely.

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