Manhattan Real Estate Attorney Peter Zinkovetsky Explains How to Understand a New York Title Report
NEW YORK, NY – October 20, 2026 — Buyers and sellers involved in New York property transactions often encounter title reports that reveal liens, judgments, unreleased mortgages, easements, and other recorded matters capable of delaying a closing. Manhattan real estate attorney Peter Zinkovetsky of Avenue Law Firm (https://www.avenuelawfirm.com/blog/understanding-your-title-report/) has released guidance explaining what a title report contains, how to review it before closing, and how common title issues may be resolved.
According to Manhattan real estate attorney Peter Zinkovetsky, a title report summarizes information drawn from public records, including deeds, mortgages, court judgments, and municipal filings, to identify the current record owner and any issues affecting the property. “Reviewing a title report early gives buyers and their attorneys the time needed to identify and address potential defects before closing,” Zinkovetsky explains. “Waiting until the final days of a transaction can create unnecessary pressure when a lien or gap in ownership appears.”
Manhattan real estate attorney Peter Zinkovetsky notes that a typical New York title report includes several key components, such as ownership and vesting, the legal description of the property, recorded liens and mortgages, docketed judgments, easements and restrictions, exceptions excluded from coverage, and requirements that must be satisfied before a policy is issued. The chain of title section traces the property’s ownership history and shows how it passed from one owner to the next, and a missing deed, an unauthorized transfer, or an unaccounted-for heir can create a gap that clouds the title.
Attorney Zinkovetsky highlights the importance of understanding Schedule A and Schedule B when reading a title report. Schedule A focuses on the basic details of the transaction, including the current record owner, legal description, interest being conveyed, and proposed amount of insurance, while Schedule B identifies open mortgages, liens, easements, exceptions, and requirements that may need to be resolved before closing. “Comparing Schedule A with the purchase contract helps confirm that the seller’s name and property description are accurate,” he adds.
Common title defects in New York include unpaid property taxes, municipal charges, and mechanic’s liens arising from unpaid construction or renovation work. Money judgments can also affect titles, and under CPLR Section 5203, a docketed judgment can become a lien on the debtor’s real property in the county where it is docketed. For Manhattan properties, the New York County Clerk’s Judgment Docket and Lien Section is one source used to identify these judgments, along with mortgages that were paid off but never formally discharged, boundary or easement disputes, and improperly executed deeds.
Zinkovetsky points out that co-op purchases require a different review than condos or houses because a co-op buyer acquires shares in a corporation along with a proprietary lease rather than deeded real property. The review instead focuses on the stock certificate, proprietary lease, liens against the shares, Uniform Commercial Code filings, unpaid maintenance charges, and loans secured by the shares.
Resolving title defects before closing depends on the type of issue involved. Monetary liens can often be paid at or before closing, including from the seller’s proceeds, while an unreleased mortgage can be addressed by recording the appropriate satisfaction or release. Zinkovetsky observes that a break in the chain of title or a competing ownership claim may require corrective documents or an action under RPAPL Article 15 to determine an adverse claim to real property. When an issue cannot be cured before closing, options can include postponing the closing, establishing an escrow or indemnity arrangement, negotiating a credit or price adjustment, or exercising applicable contractual rights.
The firm also advises that an owner’s title insurance policy can provide protection when a covered defect, such as a previously undiscovered lien or an ownership claim from an heir, is identified after closing. Coverage may include legal defense costs and financial losses up to the policy limit, though matters listed as exceptions or excluded by the policy’s terms fall outside its scope. Title-related costs, including search fees, insurance premiums, and recording charges, vary based on the property and coverage, and title insurance rates are subject to approval by the New York State Department of Financial Services.
For those preparing for a New York property transaction, consulting a real estate attorney to review a title report may help identify and resolve issues before they affect a closing. Avenue Law Firm reviews title reports, explains exceptions and requirements, and coordinates the documents needed to address defects.
About Avenue Law Firm:
Avenue Law Firm is a New York-based practice focused on real estate transactions, representing buyers, sellers, and lenders in Manhattan and throughout New York City. Led by Managing Partner Peter Zinkovetsky, the firm reviews title reports, addresses Schedule B requirements, and works to resolve title defects before closing. The office is located at 505 Park Avenue in Manhattan. For consultations, call (212) 729-4090.
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Email: peter@avenuelawfirm.com
Website: https://www.avenuelawfirm.com/
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Company Name: Avenue Law Firm
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Phone: (212) 729-4090
Address:505 Park Ave #1201, New York, NY 10022
City: New York
State: New York
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Website: https://www.avenuelawfirm.com/
