REAL ESTATE DOCUMENTATION At Joseph V. Luvara & Associates, we excell in preparing and reviewing of documents for both residential and commercial real estate transactions including agreements for acquisition sale, leasing, subdivision, financing. Our Abstractors can service your needs to search real estate titles. We also prepare propety reports and legal opinions. We perform limited lien searches for various financial institutions. In addition, at Joseph V. Luvara & Associates land use, zoning and environmental issues is our specailty. Leases: At Joseph V. Luvara & Associates, we prepare commercial and residential lease agreements on behalf of both Landlords and Tenants. We also review oil and gas leases. Bankruptcy: Joseph V. Luvara & Assoacites, representing debtors, creditors and lenders in bankruptcy matters includes the restructuring of commercial and real property contracts and financial transactions to minize the risks and uncertainties inherent in bankruptcy. Our representation specializes in Chapter 11 and Chapter 13, as well as Cahpter 7.  Foreclosures: At Joseph V. Luvara & Associates, we represent both debtors and creditors at all stages of the foreclosure process from the initial filing of the Complaint, through execution of the judgment and to Sheriff's Sale. At Joseph V. Luvara & Associates, we regularly serve as local counsel representing lenders at Sheriff's sales. We also work to maximize clients' debt recovery against either solvent or bankrupt debtors. Financial Institutions and Commercial Banks: We represent state and federally chartered commercial banks and savings associations. At Joseph V. Luvara & Associates, we assist these institutions with the understanding of the business and regulatory environment of financial institutions, including retail and commercial banking, trust services and all general corporate and regulatory matters. Land Use and Zoning Joseph V. Luvara & Associates provides aggressive advocacy and trusted legal advice in development so that real estate transactions progress smoothly. Our extensive knowledge and experience helps us to assist clients in matters such as permitting, variances, rezoning, and regulatory compliance. We secure preliminary approval and final approval of development plans and subdivision plans, and protect owners' rights regarding non-conforming uses. If zoning ordinances are passed or revised, then generally property owners are permitted to continue their existing uses. These are called a nonconforming use. For example, if a structure has been used as a commercial property, and a zoning change is passed and includes a new or expanded residential district, then the owner may continue the commercial use. Generally, so long as the commercial use has never ceased or lapsed, then the owner may use or may even sell the property as commercial. Additionally, the new owner is entitled to nonconforming status as long as the new owner continues the commercial use without interruption. Municipalities may provide a special procedure in their zoning ordinances. This permits a property owner to obtain a Certificate of Nonconforming Use, so that the certificate serves as proof of the existence of the nonconforming use and confirms the vested right of the owner to continue the use.