Investor acquisitions, developer takedowns and multi-parcel transactions — with title cleared before the closing date, not on it.
Commercial title surfaces issues residential rarely does: easements that do not match the survey, a parcel that was never properly assembled, an entity whose operating agreement does not actually authorise the person signing. None of that is a reason to delay a closing if it is found early, and all of it is a reason to delay one if it is found late.
We close for investors, developers, small-business owners buying their own premises, and lenders financing all of the above — from single-tenant retail to multi-parcel assemblages.
Before we get near a closing date we want the operating agreement or bylaws, the resolution authorising the transaction, and confirmation that the entity is in good standing with the Georgia Secretary of State. A signature from someone the documents do not authorise is not a technicality — it is a defect in the chain of title that surfaces years later.
If an entity needs to be formed, amended or brought back into good standing, we would rather find that out at week one.
Commercial lenders generally require an ALTA/NSPS survey, and the survey is where title theory meets the actual dirt. Encroachments, access easements that do not reach a public road, and utility easements sitting under a planned building are all findable before closing and all expensive afterwards.
The same statutes apply as on a residential file, but the numbers get large enough that the details matter. Transfer tax runs $1.00 for the first $1,000 then $0.10 per additional $100. Intangible recording tax is $1.50 per $500 of the note — capped at $25,000, which on large financing is a meaningful ceiling, and waived entirely on notes due within 62 months under HB 586.
Both are worth modelling before you sign. Our transfer tax and intangible tax calculators handle the caps and the rounding correctly.
Yes. The requirement that a licensed attorney conduct the closing is not limited to residential transactions.
Yes — at $25,000 per instrument, reached at a note of roughly $8.33 million. On large commercial financing that cap materially changes the closing costs, and it is applied per instrument rather than per transaction.
Yes. We coordinate with your qualified intermediary on both the relinquished and replacement property closings and make sure the exchange documents are in place before funds move. Bring us in early — the deadlines in a 1031 are unforgiving.
Send us the details and we will come back to you the same business day.
A member of our Stockbridge team will reach out shortly.
Send the contract and we will confirm receipt the same business day.
Start a Closing → ☎ (770) 506-7765Already have a signed contract? Send it over and we will open your file today.