On Point Land Services

01/15/2026

At On Point Land Services Corporation, we're dedicated to helping our clients complete the closing on the homes of their dreams with no hassles.

Give us a call at 516-600-9750 today to get started.
www.onpointland.com

On Point Land Services Corporation is located Merrick, New York, and services the local area by offering complete title insurance policies.

01/15/2026

REAL ESTATE FACT:

TITLE INSURANCE is NOT homeowners insurance. Homeowner's Insurance is paid every year and protects from losses due to fire, weather, or other types of property damage. TITLE INSURANCE is obtained by the property Purchaser at closing, and issued by the Title Company as a one time premium; and assures that the Title to the property being purchased is free from any defects, the property free from any liens or encumbrances, etc. In addition there are various searches performed by the Title Company to assure the Premises conforms with Housing and Building Codes (as well as Local, Town and Village Ordinances). A Survey is also typically procured to assue there are no "variations between record/fence lines". As such, the Paramount importance of the Title Company for a Purchaser of Real Property cannot be emphasized enough.

To that point, the education, experience, knowledge, and credentials of the employees of a title company will dictate the company's ability to "clear" any/all Title issues that can potentially serve as an impediment to Title, as well as assure that title impediments from a prior owner, or those items that have recently presented themselves, will not serve as an impediment to YOUR closing.

REAL ESTATE PURCHASERS...ESPECIALLY FIRST TIME HOME BUYERS: Do you know WHAT TITLE COMPANY is serving as the Title Company for your purchase closing transaction? Do you know WHAT INDIVIDUALS at this Company are directly responsible for handling the title issues associated with your home Purchase?

Believe it or Not...but these inquiries should rank HIGHLY on your "question list" when you decide to Purchase your home, so make certain you do your OWN RESEARCH when it comes to the Title Company affiliated with YOUR closing.

💥CONTACT ON POINT LAND SERVICES, CORP. FOR ANY/ALL QUESTIONS, ISSUES, OR CONCERNS REGARDING TITLE TO YOUR HOME OR A PROSPECTIVE PROPERTY YOU ARE SEEKING TO PURCHASE.💥

Accurate. Precise. On Point.

www.onpointland.com
516-600-9750
On Point Land Services

realestatelife realtors

04/09/2025

Congratulations to our Chief Legal Counsel, Anthony A. Nozzolillo, Esq. for being named "Top Attorney of Long Island" at the "2025 Richner Communications & HERALD Top Lawyers of Long Island Awards Gala"!!

10/25/2024

Real Estate Professionals...effective October 4, 2024 the entire "mechanism" regarding certain "Affirmative Insurance" and Title Endorsements that comprise both an "Owners" and "Loan" Insurance Policy in conjunction with a Real Property Purchase in New York State have been revamped. On Point Land Services is fully apprised and familiar with these new protocols, whereas NO closing where we serve as Title Company will be delayed or unduly hindered as a result of these new Title Insurance Industry Dynamics.

Trust all of your Title Insurance needs to the Indusrty Elite!

Accurate. Precise. On Point.

516-600-9750
[email protected]
www.onpointland.com

05/15/2024

Congratulations to our Chief Legal Counsel Anthony Nozzolillo, Esq. for receiving the 2023-2024 Long Island Choice Award being named as "Best Real Estate Law Attorney".👍🙌🎊

08/31/2023

"READ YOUR DEED"!! What does YOUR Deed say regarding what happens to your property interest should you pass?

In New York State, the WAY in which you "hold title" to real property with someone else, including your spouse, can dictate "survivorship interest" in the event of one's death....as well as determine the "residual interest" when a person deeds their interest to another person/entity.

"Joint Tenants with Rights of Survivorship" (J.T.W.R.S.):

Holding title with someone else in this regard would mean that there is "automatic survivorship/reversionary rights of interest" in the event death should befall one of the parties. Either party, while living, can deed their respective ownership interest to someone else...thereby severing this tenancy.

"Tenants by The Entirety" (Joint Tenants with Rights of Survivorship as between - HUSBAND AND WIFE)

Title held this way ensures automatic reversionary interest, by operation of law, between spouses, should one pre-decease the other. A spouse cannot transfer his/her interest to another party. Only a divorce decree can sever this tenancy.

"Tenants in Common":

When Title is held as such, no automatic reversionary interest occurs in the event of the death of one of the parties; their interest would pass as per one's Trust and/or Will; or if there is no such Testamentary provision in place, via the "Intestacy Statute" of New York State. While alive, any party vested in title can freely transfer his/her interest to another party.

________________________________________________

Deeding of Interest: "Joint Tenants with Rights of Survivorship"

Absent "qualifying language" to the contrary, if a joint tenant with right of survivorship deeds his/her interest to another, a" tenancy in common" is created between the residual joint tenant and the newly deeded owner.

Deeding of Interest: "Tenants by the Entirety"

This tenancy cannot be disrupted/severed unless BOTH spouses "sign off" on the deed; or in the alternative, a Judicially Declared "Divorce Decree" is granted; mandating that ownership of the property will now vest in one of the spouses.

Deeding of Interest: "Tenants in Common"

Absent "qualifying language" to the contrary, if a tenant in common deeds his/her interest to another person, the residual owner and the newly deeded owner will hold title as "tenants in common".

*****
Be specific; Do not Speculate or Presume!
Defer to your Deed, and be sure that the way in which title is held is "specifically delineated", so as to avoid any potential for confusion or room for error. In most instances, this can assure that there is no need for Will probate; and that all your future intentions are fulfilled. Failure to do so can place you in a precarious situation.

By: Anthony A. Nozzolillo, Esq.
Chief Legal Counsel
On Point Land Services Corporation

05/20/2023

Looking to form a New York State Corporation, LLC, (Limited Liability Company), LTD (Limited) or Partnership? Whatever Entity you are seeking to establish, whether it be for liability or tax purposes On Point Land Services can undertake the process from very inception to conclusion.

In addition to filing all requisite documentation with New York State Department of Corporations, we effectuate all publication requirements (so as to adhere to all NYS Buisness Law Rules and Regulations), as well as establish the entitie's EIN # with the IRS.

Your entitie's comprehensive "Corporate Book" is delivered to our office, where one of our In House Counsel will sit with you to fill out all requisite documents, from the Operating Agreement and Corporate Roster, to Stock Certificates and Resolutions.

Contact us today to start your Corporate Filing Endeavor!

516-600-9750
[email protected]

12/30/2022

Condo & Co-Op Mortgages....Doomed in The Secondary Mortgage Market??

By: Anthony A. Nozzolillo, Esq. Anthony A Nozzolillo

The June 24, 2021 collapse of Champlain Towers South in Miami could have more of an impact on the New York Secondary Mortgage Market than originally anticipated.

Fannie Mae and Freddie Mac guidelines (implemented in late 2021) now require Condo and Co-Op Boards, or their Management Company, to answer a 12 question form** requesting information with respect to the building's structural soundness as well as the building's financial strength/worthiness. Based on the responses, mortgages secured by individual Units (or the entire building) in need of remediation and repairs/upgrades may not be eligible to be sold to Fannie Mae or Freddie Mac... unless/until authenticated proof is provided that such repairs have been successfully completed...to the approval of the lender.

These guidelines also require any lender to review any "current or planned assessment" (irrespective of the fact that any particular Unit has paid in full); reasoning for the assessment; and budgets in place for the assessment.

The take away:

If you live in a New York State Condominium or Cooperative Building and are looking to refinance....or....Seeking to move into a New York State Condominium or Cooperative Unit in NYS and need to procure financing to do so:

Better be sure to ascertain the structural integrity of your/the Building/Unit. If the responses to the lender's questions are "unfavorable"...whereby the lender discovers that there is a distinct possibility that the loan they issue can potentially not be sold on the secondary market....it could be a "mortgage dead end" for you.

**(Fannie Mae Form 1076A/Freddie Mac Form 476A)

12/29/2022

LEASE AGREEMENT vs. LICENSE AGREEMENT

"A Commercial Landlord's Possible Safe Haven in NYS"

By: Anthony A. Nozzolillo, Esq.

In almost every commercial property setting, the "mindset of chategorization" by and between the "Owner" and "Renter" is that of "Landlord" and "Tenant". The legal instrument used to memorialize their arrangement has customarily always been a "Lease Agreement".

A "Lease" is the conveyance of exclusive "possession" of specific real property... for ..."consideration", or rent....which vests an "estate interest" in the Tenant. If the Tenant fails to timely and consistently pay rent, the Landlord cannot invoke "self help" (meaning: changing of locks; entering the subject Premises; touching or displacing any of Tenant's personal items located inside the Premises) prior to initiating a formal Eviction proceeding, and subsequently obtaining a "Warrant of Eviction"; whereby a Sheriff is appointed by the Court (and designated legal authority) to gain entry to the Premises, change locks, and have the Tenant and all personal items removed.

This process takes time, money, and effort...especially in "Post- COVID New York State". While the Tenant continues to inhabit the Premises, "rent free", the Landlord, who now cannot Lease out the premises or collect rent while litigation is pending (and can take up to 3 years to be concluded) is highly prejudiced. Even if a formal "monetary judgement" is ultimately secured against the defaulting Tenant, the likelihood of the Landlord ever actually "collecting" any past due rent monies (or recovering litigation expenses) is very slim.

With that said, is there any alternate arrangement or relationship dynamic that can be entered into between a commercial Landlord and Tenant in New York State, that helps "level the playing field" for Landlords who assume the risk of defaulting Tenants who become "hold over" non-paying squarters...while years of costly and lengthy litigation ensues?

Enter...the "LICENSE AGREEMENT".

Although "similar" to a Lease Agreement, a License Agreement allows "permissible acts to occur on the property" of another, that but for the Agreement, would otherwise not be permissable. This arrangement, unlike a Lease Agreement, does not create a Leasehold interest in the property; nor a formal "Landlord/Tenant" relationship.

The Licensor can revoke the license "at will", typically by giving the Licensee 60-90 days written Notice. Moreover, as the "License Agreement" creates no "estate interest" in the Licensee, in the event of delinquent or missed monthly "service payments" (from Licensee to Licensor), the Licensor is legally permitted to utilize "self help"...meaning no Eviction proceeding is required and no "Warrant of Eviction" need be procured. The Licensor can change the locks and remove the Licensee's items absent any legal hindrance; however the "self help" must be conducted in a "peaceful" and "non hostile" manner.

Essentially, the "License Agreement" functions dynamically simmilar to a Lease Agreement...however if monthly payments (referred to as "Monthly Service Fees"...NOT "rent", as again, no Landlord/Tenant Relationship is created) ever cease..the Licensor need not "formally evict" the Licensee. Moreover, if ever during the duration of the License Agreement, a new prospective Licensee comes along and offers more "monthly service payments" or offers to use the space for a more "favorable use" to Licensor...the Licensor can terminate the existing License Agreement simply by giving the current Licensee the requisite days written Notice as reflected in the terms of the Licensing Agreement.

It must be noted that a License Agreement must be carefully drafted so as to include all the requisite verbiage and provisions that assure the Agreement "is not", and "cannot" be construed or interpreted as a Lease Agreement. Also, a caveat of a License Agreement is that the Licensee "does not inhabit or live in the Premises at all times, but rather irregularly". This is why a Residential Property "rental" scenario would not afford a Landlord the social justice benefit of a License Agreement, as is so afforded in a Commercial Property setting.

In summation, although limited in availability, New York State Landlords (at least in a commercial setting) do have options to help mitigate damages and costs they may sustain and incur, should the monthly income they depend on ever become comprised and/or cease.

Anthony A. Nozzolillo, Esq.
Chief Legal Counsel
On Point Land Services
516-600-9750
[email protected]

08/31/2022

REAL ESTATE CLOSING "TID BITS" FOR NYS RESIDENTS:

TITLE INSURANCE and THE TITLE COMPANY handling the "Title" Aspects of your "newly acquired" Home:

Perhaps the most underestimated, under discussed, and under iso-focused upon aspect of the ENTIRE home/property buying process...albeit...the most CRUCIAL and FUNDAMENTAL component of any/all aspect of any closing...

THE "TITLE COMPANY".

PERIOD!

TITLE INSURANCE and the TITLE COMPANY elected to undertake the task of assuring that the "title" acquired by any Purchaser (from the Seller) is PRISTINE, assures the title transferred/acquired is:

Free of any impediments to title...absent any "clouds" on title..assurances that the property being purchased has no liens, prior owner mortgages, potenial for any prior owners, heirs, beneficiaries, grantees to EVER stake a claim to the tittle of YOUR home...guarantee that the home conforms with any/all Housing/Building Codes/Regulations..Local Ordinances...confirm that no additional structures/alterations/additions/improvements (i.e. decks, dormers, pools, bay windows, fences) deviate from conformity to "code"...and that there are no "variations between record lines" (fences, party walls, or the like) that "encroach" on to "your" property lines [potentially resulting in "out of possession"..rising to a possible claim for "adverse posession"].

As far as a Real Estate Closing is concerned...the role of a Title Company should NEVER be taken for granted...or be placed in a category other than "TOP IMPORTANCE" for ANY prospective purchaser.

If the above "dissertation" invokes questions..instills apprehension...or calls into question any aspect of the monies you are investing into the (presumably) "BIGGEST" purchase of your life.....(as it SHOULD)....the SOLE remedy to assure the mental solace and comfort neccessary for ANY prospective real property purchaser (whether a first time home buyer..or sophisticated investor)..is to trust your title insurance and title search needs to the Paramount and Proflic Title Company EXPERTS.

It is that simple.....the analysis is ANYTHING BUT complex.

On Point Land Services

Accurate. Precise. On Point.

We welcome the opportunity to address any/all of your Title Insurance needs.

Anthony A. Nozzolillo, Esq.
Chief Legal Counsel
[email protected]
516-600-9750

07/15/2022

Here at On Point Land Services our goal is to make the purchase of a single-family home, a condominium unit, vacant land or a commercial building as stress free as possible. Call us today at (516) 600-9750 to talk to one of our real estate and title insurance experts.