Lara Farasat, Esq.

04/21/2026

Whether you are buying or selling commercial property, title insurance must be handled with care to avoid delays in closing or worse.

I’ve reviewed title and survey on commercial transactions since 2002. I've seen the same pattern: buyers assume title is clean, sellers believe title is a formality, and surprises come under time pressure. In fact, title review is a critical way to uncover data and minimize risk at acquisition and set up for a smooth closing at disposition.

With over 20 years of title review experience, I've seen most issues that can pop up, but a few common ones are:

1. CC&Rs and use restrictions. Limitations that affect leasing, redevelopment, or even basic operations — often overlooked until late in the process.

2. Easements that don’t match actual use. Access, parking, or utility rights that are unclear, incomplete, or conflict with how the property operates today.

3. Encroachments (onto the property in question or onto the neighboring property) that may constitute red flags and/or may be ensured over.

4. Old deeds of trust that were paid off but never reconveyed. The loan is gone, but the lien is still on record.

4. Breaks in the chain of title or inconsistencies in the legal description of the property over time. Transfers through entities or estates where a grantee, grantor or one of the parcels of the legal description were improperly recorded.

The form of a title policy, the exceptions to title and the extent of title insurance coverage are all negotiable with the right expertise. If you’re buying or selling commercial property, don’t settle for what is set out on the preliminary title report. Investing in careful title review upfront can save significant time, cost, and disruption later.

What’s the most unexpected title issue you’ve seen come up in a deal?

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Whether you are buying or selling commercial property, title insurance must be handled with care to avoid delays in closing or worse. I’ve reviewed title and survey on commercial transactions since 2002. I've seen the same pattern: buyers assume title is clean, sellers believe title is a formality...

01/05/2023

Did you know that illegal dumping of hazmats (even chemicals typically used in a retail store environment) could not only result in heavy fines, but could constitute a breach of the retailer's lease? Commercial leases will often state that (i) tenant is permitted to bring onto the premises only those hazardous materials as are typically used in the operation of tenant's business (such as cleaning supplies), and only in amounts which are not prohibited by applicable laws, and (ii) tenant must dispose of all such hazardous materials in accordance with applicable laws.

The parent company of TJ Maxx, Marshall's and Home Goods was sued as a result of improperly disposing goods with hazardous materials at its California facilities.

01/04/2023

Check out my latest post about on .

Wow! As a leasing lawyer, the first thing I think about is, will this trigger rent abatement? Relevant lease provisions will include maintenance and…

12/08/2022

I created a TikTok account! Nothing makes you feel old like a social media platform that you don't know how to use. 🤣

0 Followers, 0 Following, 0 Likes - Watch awesome short videos created by larafarasatesq

03/24/2020

My article on COVID-19 as it relates to force majeure provisions in California commercial leases.

I. Introduction.

04/24/2018

Had a great time in this weekend, presenting to other real estate attorneys about commercial leasing. Thank you to my co-panelists, Jonathan Golding and Mark Sharf for your valuable contribution. I wasn't expecting to discuss in the context of , but we went there. .

02/20/2017

I'm looking forward to speaking at the Annual California Bar Real Property Law Retreat, happening on April 21 – 23 in Napa. It sounds like the Executive Committee of the Real Property Law Section has organized a weekend of really interesting presentations to be delivered by authoritative speakers. I will be addressing Ancillary Lease Documents.

02/11/2017

I am pleased to share that I've joined Douglas Emmett as a Senior Attorney. Although I regret that I will no longer be able to provide service to my own valued clients, I am looking forward to working as part of this thriving real estate team.

01/25/2017

I am raising money for our sweet local charter school - the first school in the Los Angeles area to earn the certified Wildlife Habitat designation by The National Wildlife Federation - by chairing the largest fund raiser of the year, the Live & Silent Auction Gala. If you or your business would like to sponsor the event or contribute an item or service to be auctioned, please message me for details. There are several incentives for sponsors, and donations are tax deductible. The event will take place in April, 2017, will be a dinner and dancing gala and will be widely marketed.

12/12/2016

I will be hosting a free question and answer session on commercial leasing for leasing agents, landlords and tenants. Click here to register and/or submit your question:

Event starts: Wednesday, January 11, 2017 11:00 AM America/Los_Angeles