- Every deadline in one place
- 1calendar
- Contract review, from
- $1,500
- Typical title and survey review
- 5days
Buying, selling or financing retail, office, industrial, multifamily and land. Due diligence on a calendar, not a scramble.
A commercial deal lives or dies in the due diligence period. We put every deadline on one shared calendar on day one: title, survey, zoning, environmental, estoppels and the financing contingency, with the date you can still walk away in bold.
We draft and negotiate the purchase and sale agreement, set up the buying entity if you need one, review the loan documents and run the closing. You get a written fee estimate before we start, and updates when the scope moves.
Tidemark's attorneys are licensed in South Carolina only. This site explains how things usually work in South Carolina. Real estate rules differ from state to state.
One calendar, every deadline
Example calendar
A sample 75-day acquisition. Your contract sets the real dates; we copy them onto a calendar you, your lender and your broker can all see.
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Day 0
Contract effective
Deposit due to escrow. The calendar starts.
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Day 10
Title and survey ordered
Commitment, ALTA survey and zoning letter requested.
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Day 25
Objection deadline
Title and survey objections sent to the seller in writing.
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Day 35
Environmental and leases
Phase I report, rent roll, leases and estoppels reviewed.
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Day 45
Due diligence ends
Last day to walk away with the deposit back.
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Day 60
Financing deadline
Loan commitment due under the contract.
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Day 75
Closing
Deed, assignments, tenant notices, recording.
What we handle
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Letters of intent
We review the LOI before you sign it, because the business terms in it usually end up in the contract.
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Purchase and sale agreements
Drafted or negotiated, with clear due diligence, financing and closing dates, and remedies you understand.
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Due diligence
Title commitment, ALTA survey review, zoning letters, Phase I environmental coordination, leases, estoppels and service contracts.
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Entity setup
A new LLC to hold the property, with an operating agreement that matches how you and any partners plan to own it.
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Financing documents
We review the loan agreement, guaranty and closing conditions, and flag terms that are worth a call to your lender.
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Closing and post-closing
Settlement statement, deed, assignments of leases, tenant notices, recording and the final title policy.
Call us when
The earlier we see the paperwork, the cheaper and calmer it tends to be.
Book a consultation- You have a signed or near-final letter of intent
- A seller sent you their contract form and wants it back this week
- You are buying a building with tenants in place
- Your lender needs an entity, a survey and a title commitment
- You are selling and want the contract to limit what you promise
Fees
Commercial fees depend on the deal. We send a written estimate with the assumptions spelled out, and we tell you before the estimate changes.
Example figures for this demo
Purchase agreement review and comments
Up to two rounds of comments
$1,500 to $3,500 Flat fee
Acquisition under $3M, full service
Contract, diligence, closing. Quoted in writing
$7,500 to $15,000 Written quote
Single-member LLC for the property
Formation and operating agreement
$900 to $1,500 Flat fee
Attorney time outside a flat fee
Partners and associates
$325 to $395 Per hour
Questions about commercial transactions
Do you represent buyers or sellers?
Both, but never both sides of the same deal. We run a conflict check before we take any commercial matter.
Do I need an ALTA survey?
Most lenders require one for commercial property, and title insurers use it to remove the survey exception from the policy. We help you order the right level of survey for the property.
Can you help after closing?
Yes. Many clients keep us for leasing, tenant issues and the next acquisition. We already know the property and the documents.
This page is general information about South Carolina real estate, not legal advice for your situation. Laws change, rules differ by state and facts matter. Reading it does not make Tidemark your lawyer.
Other practice areas
Send us the LOI. We'll send the calendar.
Tell us the property, the deadline and who is involved. We reply within one business day with a written flat fee or a time to talk.