Eminent domain and highway takings on commercial property in Virginia: what a partial taking is and how it leaves a smaller remainder, the just compensation owed including damage to the remainder, how a recorded certificate of take and easements show up in the title, the central role of access, and closing around a known or pending taking.
Buying a gas station or fuel site in Virginia: how the deal combines real estate, a convenience store going concern, and fuel equipment, why the underground storage tanks and their environmental risk usually drive the closing, the Phase I and Phase II review and the state petroleum tank fund, and how fixtures and licenses are handled.
Quiet title actions to clear commercial title in Virginia: what a cloud on title is and what causes it, when a defect needs a court ruling instead of a corrective deed or release, how the circuit court suit and the recorded decree work, how unknown claimants are served by publication, and why clearing the cloud makes a property sellable and insurable.
Seller financing on Virginia commercial property: how the seller takes back a note secured by a deed of trust instead of cashing out, the due-on-sale trap when the seller still has a loan, why both the buyer and the seller-lender still want title insurance, how the balloon and escrow work, and why the recording order keeps the seller's security in first position.
Sale-leaseback transactions for Virginia commercial property: how an owner-occupant sells the building and leases it back in one closing, why the lease terms are what the investor is really buying, how the seller's existing loan is paid off and the investor's financing attaches, and how title works for both the fee and the leasehold.
Buying a self-storage facility in Virginia: why the short month-to-month leases mean occupancy and the rent roll matter more than estoppels, how the deal combines real estate with an operating business and its equipment, the gates, cameras, and fixtures and the UCC filings behind them, and the Self-Service Storage Act lien rights the buyer inherits.
Buying working waterfront on Virginia's Eastern Shore, in Accomack and Northampton counties: where private upland ends and the Commonwealth's bottom begins, how oyster ground is leased through the Virginia Marine Resources Commission separate from the land records, how riparian rights and piers pass with the deed, and what title insurance does and does not cover.
Subdividing, adjusting boundary lines, and combining commercial parcels in Virginia, common along the Interstate 95 growth corridor through Stafford, Spotsylvania, and Fredericksburg: the three different moves and the plats behind them, the local approval that comes first, why legal descriptions have to match the recorded plat, the new access easements that come with new lines, and the partial release a lender grants when part of a financed parcel is sold.
Fixtures, equipment, and UCC filings in a Virginia commercial sale, the kind that comes up on manufacturing and warehouse property in Danville and Martinsville: the line between real property and personal property, what a fixture filing is and why it sits in the land records, clearing equipment liens at closing, and allocating the price between the real estate and the furniture, fixtures, and equipment.
Refinancing or assuming a loan on Virginia commercial property: how a refinance releases the old deed of trust and records a new one, the recordation tax break that often applies only to new money above the old loan, the reissue credit that can lower the title premium, and how assumptions and modifications keep the original lien in place.