Earl White, Real Estate Attorney

10/06/2026

🏠 New Jersey Real Estate Law Update | October 1, 2026

What should real estate professionals have on their radar?

This issue of our Real Estate Law Newsletter covers:

🔹 New guidance on proactive PMI cancellation outreach
🔹 New Jersey’s $1M+ data center permitting penalty
🔹 Expanded financing options for certain nonwarrantable condos

Stay informed on legal, regulatory, and financing developments that may affect New Jersey real estate professionals, investors, lenders, and property owners.

👉 Read the full October 1 newsletter:
https://www.earlwhite.law/blog/october-1-2026-newsletter/

New Jersey real estate law updates for October 2026, covering eminent domain, flood and development rules, and federal lending guidance for professionals.

09/24/2026

🏢 What should a commercial real estate Letter of Intent include?

A strong LOI should clearly address key terms like the purchase price, earnest deposit, due diligence period, and financing before moving toward the final contract.

▶️ Watch to learn what should be covered in an LOI and why these terms matter.

09/21/2026

🏢 How does a commercial real estate deal move from negotiation to contract?

Once the key terms, price, closing date, and financing are agreed upon, the Letter of Intent (LOI) helps put the deal in writing before attorneys prepare the formal purchase and sale agreement.

▶️ Watch to learn how the LOI process works and who typically prepares it.

08/18/2026

Your New Jersey closing date passed… but you still haven’t closed. What happens next? 🏡

The first thing to understand is that, in New Jersey, the closing date in your real estate contract is generally not a hard deadline.

Real estate transactions have a lot of moving parts, and delays can happen because of:
• Mortgage or lender issues
• Municipal inspections
• Appraisal delays
• Title problems
• Unexpected repairs
So, if the closing date passes, the transaction is not automatically canceled.

If one party needs to establish a firm deadline, a formal “Time is of the Essence” notice may be used to set a new closing date and give the other side a reasonable amount of time to perform.

The takeaway: Don’t assume the closing date in your contract is guaranteed. A closing can be
delayed by a few days, several weeks, or sometimes even longer.

Buyers and sellers should understand this flexibility and plan their moving dates, financing, and other commitments accordingly.

04/09/2026

Most property owners think a deed is just a simple form… but that couldn’t be further from the truth.

The way your deed is written can impact:
✔️ What happens to your property when someone passes away
✔️ How your property is owned (personally, LLC, or trust)
✔️ The financial and legal implications of “consideration”

These aren’t small details—they shape your entire real estate strategy.

Watch this quick breakdown to avoid costly mistakes and make smarter decisions with your property.

💬 Have questions about your deed or ownership structure? Let’s talk.

04/08/2026

⚠️ Are you thinking about transferring a deed? Be careful—small mistakes can turn into BIG problems.

Before you make any moves, here are 3 critical things to watch out for:

❌ Losing your stepped-up basis (which could cost you thousands in taxes)
❌ Creating tax issues when transferring property into an LLC or entity
❌ Violating your mortgage’s due-on-sale clause (which could lead to foreclosure)

Plus, if you don’t properly review documents for trusts, estates, or entities, you could run into serious issues when refinancing or selling later.

👉 Bottom line: Deed transfers are NOT as simple as they seem. Do it right from the start.

03/11/2026

Should a seller give repair credits or reduce the purchase price to keep a deal together? 🤔 It depends on the buyer’s request, the seriousness of the inspection issues, and your timeline. Sometimes giving a reasonable credit can save time, money, and the risk of starting over with a new buyer.

03/10/2026

Thinking about buying a condo in New Jersey as an investment or home? 🏢 Before you decide, it’s not just about appreciation or rental demand. HOA reserves, maintenance fees, and potential special assessments can significantly impact property value and financing options. Watch this video to learn the key factors every buyer and investor should check first.

03/09/2026

Don’t Rely on Seller Information When Buying Real Estate

A quick due diligence lesson from a commercial deal I’m currently handling.

The seller provided an environmental report and wanted the buyer to rely on it instead of ordering a new one. After looking into the company that prepared the report, we discovered it shares the same address as the seller.

This is exactly why I caution buyers not to rely solely on documents provided by the seller. There is an inherent conflict of interest—the seller wants the deal to go through and maximize their price.

If you’re buying property, protect yourself by hiring your own independent professionals for surveys, inspections, and environmental reports. Trying to save money upfront can end up costing much more in the long run.

02/19/2026

Opening a commercial space in New Jersey? Before you sign that lease, make sure you focus on these 3 key provisions:

✔️ Exclusivity – Protect your business from competitors moving in next door.
✔️ Option to Renew – Secure your location if your business thrives.
✔️ Cure Periods – Avoid harsh penalties for minor lease violations.

Landlords often have the upper hand; tenants need to pick their battles wisely.

If you're negotiating a commercial lease, make sure you're protected.