As Sarah prepared to close on her dream home in South Carolina, she felt a rush of excitement, envisioning a new life in a new home in North Charleston. However, in her eagerness, she overlooked the crucial step of hiring a real estate attorney. Unbeknownst to her, navigating the complexities of real estate transactions without legal guidance could lead to significant pitfalls. Without an attorney, she risked missing essential details in the contract, encountering unexpected fees, or facing issues with property liens that could jeopardize her investment. As Sarah soon discovered, the intricacies of South Carolina real estate law are best navigated with professional help to ensure a smooth and legally sound closing process.
The truth is that buying, selling, and managing real estate involves many moving parts and often represents the most complex and important investments most people ever make. Real estate closings in Goose Creek, SC. are rarely black and white - they require an experienced, detail-oriented eye to examine specifics and protect you as the buyer or seller. That's where Cobb Hammett real estate attorneys come into play. We offer comprehensive, efficient, and high-level legal services regarding all facets of real estate and property issues - from closings and refinances to litigation over property disputes and more.
Before we dive into a few areas of our legal real estate expertise, let's examine real estate law in South Carolina, so you can build your knowledge and make an educated purchase decision.
Handling paperwork that needs to be completed promptly and navigating legal issues can be daunting for homeowners in South Carolina who are looking to buy or sell a home. According to data from the South Carolina Realtors, real estate deals in the Charleston area are on the rise, with a 3% increase in single-family closed sales and an impressive 20% rise in townhouse-condo closed sales.
The more you know about real estate law and real estate closings in The Palmetto State, the better off you'll be when it comes time to finally buy or sell your home. Let's take a closer look at a few key elements of residential real estate in South Carolina, including:
In South Carolina, real estate transactions are required to adhere to the Statute of Frauds, which stipulates that all contracts related to real estate must be documented in writing to be enforceable. These agreements generally encompass contracts for purchase, sale, and leases that extend beyond one year. It is crucial to ensure that your contract accurately represents the terms of your agreement to prevent any disputes in the future.
Furthermore, South Carolina law requires sellers to disclose any known defects in residential properties. This disclosure is usually made using the South Carolina Residential Property Condition Disclosure Statement. Neglecting to provide accurate information can lead to legal repercussions, like canceling home closings in Goose Creek, SC., or pursuing lawsuits for damages.
South Carolina operates as a judicial foreclosure state, which requires lenders to utilize the court system for property foreclosures. This procedure involves initiating a lawsuit, informing the borrower, and securing a court order to move forward with the sale of the property. Borrowers have the option to contest the foreclosure in court or pursue alternative solutions like loan modifications or short sales. It is essential for both borrowers and lenders to have a clear understanding of their rights and responsibilities during foreclosure proceedings.
Eminent domain refers to the government's authority to seize private property for public purposes, like constructing roads or schools. In South Carolina, owners of property have the right to receive just compensation if their property is taken under eminent domain. Conflicts frequently arise regarding the compensation amount offered or the validity of the government's claim. If you are confronted with an eminent domain situation, contacting a real estate attorney can help safeguard your rights and ensure you obtain fair compensation.
The South Carolina Landlord-Tenant Act oversees rental agreements and tenants' and landlords' rights and responsibilities. The key provisions you should know about include the following:
Conflicts between property owners and renters frequently occur regarding security deposits, maintenance issues, or eviction processes. Familiarizing oneself with these legal guidelines can assist both sides in settling disputes peacefully or taking necessary legal measures.
Zoning rules significantly influence how properties may be utilized. These regulations determine if a property can be designated for residential, commercial, industrial, or agricultural use. Zoning laws also govern factors like building heights, setbacks, and the kinds of structures allowed on a property. Before entering a real estate closing in South Carolina - especially for buying a home or a piece of land - it's very important to review local zoning ordinances to ensure adherence to relevant regulations. After all, disputes regarding zoning can result in expensive delays or even necessitate changes to your development plans.
South Carolina is one of 22 states in the US that mandates attorney supervision for real estate closings. In fact, it's one of the few states where the attorney must be physically present during the closing process.
When buying a home, it's important to be aware of all associated costs, which might lead you to consider the least expensive legal representation. However, it's wise to take your time and look for an experienced real estate lawyer in South Carolina for several reasons. Real estate laws in South Carolina are designed to protect you. However, real estate transactions and closings are often complex, and the average buyer may not fully grasp all the intricacies involved without professional guidance.
Moreover, the role of a real estate attorney extends far beyond just clarifying the terms of the contract before you finalize the sale. A skilled South Carolina real estate lawyer will thoroughly investigate any potential issues and ensure you secure the most favorable terms for your home purchase.
Let's look at just a few reasons why you need a real estate lawyer when you're buying or selling a home in South Carolina. Not just because the law demands it - but because it's in your best interests to do so.
If you've bought property in different states, don't presume that your experience in South Carolina will be the same. Real estate regulations differ from one state to another. For instance, while South Carolina does not mandate a comprehensive home inspection, it does require a termite inspection. Additionally, unlike many other states, a lawyer must supervise all real estate closings in South Carolina. Under South Carolina law, a lawyer is required to assist both the buyer and seller in the following circumstances:
This is not an easy procedure. Fortunately, working with a knowledgeable real estate attorney in Goose Creek, SC. from Cobb Hammett LLC helps ensure that every step is executed correctly - safeguarding your financial and legal interests.
Refinancing typically involves the rearrangement of a mortgage. In effect, this means replacing an old mortgage with a new one. Many homeowners in South Carolina choose to refinance their mortgages to reduce their interest rates, shorten their repayment terms, or capitalize on the equity they have accumulated.
With that said, a lawyer's oversight is necessary for closing on a home refinance. The mortgage will be tied to the property and influence the title. After the refinancing documents are signed, a knowledgeable real estate attorney will verify that the lender obtains all original documents, that the new mortgage is registered, and that all title policies are prepared to align with the loan obligations. At Cobb Hammett LLC, we always adhere to South Carolina consumer home loan laws to ensure that all refinancing processes comply with state regulations and standards.
In accordance with the South Carolina Consumer Protection Code, the buyer normally selects the closing attorney. This ensures that the attorney provides the buyer with a clear title to the property as intended. Realtors and lenders must respect the buyer's decision regarding the closing attorney.
At Cobb Hammett, LLC, our firm treats both the buyer and seller equally throughout the transaction process, offering assistance to both parties. Furthermore, the attorney maintains neutrality and will not advocate for either the buyer or the seller in the event of a dispute regarding the closing procedures of the home.
Typically, both the Buyer and Seller will be present at the closing unless documents have been signed ahead of time or remotely. The Buyer and Seller will individually review and sign the necessary documents. It's important to note that if a husband and wife jointly own property in both of their names, both parties must attend the closing. Realtors often choose to attend the closing as well, and sometimes, loan officers may be present, too.
Regardless of whether you're the buyer or seller, you should have two valid forms of identification. Usually, a driver's license and a Social Security card will suffice. You can also present other types of government-issued identification, such as a passport, military ID, or voter registration. The buyer must bring sufficient funds to close the deal in the form of certified funds. Of course, the seller must bring the keys to the property. You might be surprised at how often this last step doesn't happen - most often by accident.
We should state upfront that every real estate law firm in South Carolina may have different fees and pricing structures. At Cobb Hammett, LLC, we provide transparent pricing information for every client who walks through our doors. With that said, residential real estate closing lawyers usually charge a flat fee for handling the closing process. Typically, this fee amounts to several hundred dollars, and in some cases, it can exceed $1,000.
Many clients only interact with their real estate closing attorney during the actual closing and may question the reasons behind the fees. However, there is a significant amount of work that closing attorneys must complete in preparation for the closing to ensure the proper transfer of property from sellers to buyers.
To begin, your closing attorney will conduct a title search to verify the status of the property. The title search will confirm that the seller holds complete ownership of the property and is authorized to transfer it to the buyer. The title search will also reveal any easements, encroachments, or other restrictions that may affect the property. The attorney will also draft a title opinion to be provided to a title company. This document is used if the buyer decides to obtain title insurance.
The role of a closing attorney extends beyond the closing meeting. After the closing, they update the title on the local registry of deeds and record the deed and mortgage, if applicable. They are also responsible for disbursing fees such as brokerage fees, taxes, loan payoffs, seller proceeds, insurance premiums, and inspection fees.
If issues arise after the transaction, the closing attorney may help resolve them. Their guidance is essential for a smooth ownership transfer and ensuring all legal requirements are understood by the parties.
If you've bought property in different states, don't presume that your experience in South Carolina will be the same. Real estate regulations differ from one state to another. For instance, while South Carolina does not mandate a comprehensive home inspection, it does require a termite inspection. Additionally, unlike many other states, a lawyer must supervise all real estate closings in South Carolina. Under South Carolina law, a lawyer is required to assist both the buyer and seller in the following circumstances:
This is not an easy procedure. Fortunately, working with a knowledgeable real estate attorney in Goose Creek, SC. from Cobb Hammett LLC helps ensure that every step is executed correctly - safeguarding your financial and legal interests.
Refinancing typically involves the rearrangement of a mortgage. In effect, this means replacing an old mortgage with a new one. Many homeowners in South Carolina choose to refinance their mortgages to reduce their interest rates, shorten their repayment terms, or capitalize on the equity they have accumulated.
With that said, a lawyer's oversight is necessary for closing on a home refinance. The mortgage will be tied to the property and influence the title. After the refinancing documents are signed, a knowledgeable real estate attorney will verify that the lender obtains all original documents, that the new mortgage is registered, and that all title policies are prepared to align with the loan obligations. At Cobb Hammett LLC, we always adhere to South Carolina consumer home loan laws to ensure that all refinancing processes comply with state regulations and standards.
In accordance with the South Carolina Consumer Protection Code, the buyer normally selects the closing attorney. This ensures that the attorney provides the buyer with a clear title to the property as intended. Realtors and lenders must respect the buyer's decision regarding the closing attorney.
At Cobb Hammett, LLC, our firm treats both the buyer and seller equally throughout the transaction process, offering assistance to both parties. Furthermore, the attorney maintains neutrality and will not advocate for either the buyer or the seller in the event of a dispute regarding the closing procedures of the home.
Typically, both the Buyer and Seller will be present at the closing unless documents have been signed ahead of time or remotely. The Buyer and Seller will individually review and sign the necessary documents. It's important to note that if a husband and wife jointly own property in both of their names, both parties must attend the closing. Realtors often choose to attend the closing as well, and sometimes, loan officers may be present, too.
Regardless of whether you're the buyer or seller, you should have two valid forms of identification. Usually, a driver's license and a Social Security card will suffice. You can also present other types of government-issued identification, such as a passport, military ID, or voter registration. The buyer must bring sufficient funds to close the deal in the form of certified funds. Of course, the seller must bring the keys to the property. You might be surprised at how often this last step doesn't happen - most often by accident.
We should state upfront that every real estate law firm in South Carolina may have different fees and pricing structures. At Cobb Hammett, LLC, we provide transparent pricing information for every client who walks through our doors. With that said, residential real estate closing lawyers usually charge a flat fee for handling the closing process. Typically, this fee amounts to several hundred dollars, and in some cases, it can exceed $1,000.
Many clients only interact with their real estate closing attorney during the actual closing and may question the reasons behind the fees. However, there is a significant amount of work that closing attorneys must complete in preparation for the closing to ensure the proper transfer of property from sellers to buyers.
To begin, your closing attorney will conduct a title search to verify the status of the property. The title search will confirm that the seller holds complete ownership of the property and is authorized to transfer it to the buyer. The title search will also reveal any easements, encroachments, or other restrictions that may affect the property. The attorney will also draft a title opinion to be provided to a title company. This document is used if the buyer decides to obtain title insurance.
The role of a closing attorney extends beyond the closing meeting. After the closing, they update the title on the local registry of deeds and record the deed and mortgage, if applicable. They are also responsible for disbursing fees such as brokerage fees, taxes, loan payoffs, seller proceeds, insurance premiums, and inspection fees.
If issues arise after the transaction, the closing attorney may help resolve them. Their guidance is essential for a smooth ownership transfer and ensuring all legal requirements are understood by the parties.
Commercial real estate transactions are distinct from residential real estate dealings in several aspects. Generally, commercial real estate provides less protection for purchasers while enabling more extensive negotiation and deal-making. Due to this dynamic, enlisting a knowledgeable attorney to represent you can be extremely beneficial and can help safeguard your legal and financial interests.
Our team of seasoned real estate attorneys has experience supporting clients in a wide array of commercial closing issues, including:
Commercial real estate closings in South Carolina require a significant amount of documentation, legal formalities, and terminology that can be daunting and confusing for buyers and sellers in real estate. If you require document reviews, assistance in forming a legal entity to facilitate the commercial real estate buying process, or help with negotiating the real estate purchase, Cobb Hammett is ready to assist.
At Cobb Hammett, we take pride in assisting clients from diverse backgrounds as they manage real estate transactions, including purchases, sales, and refinancing. As a premier real estate law firm located in Charleston, South Carolina, we provide tailored, high-quality legal services for residential and commercial closings and more. We champion your best interests, making certain that you do not enter into any agreements that could compromise your financial or legal standing.
As your dedicated real estate law attorney, we provide reliable representation for matters like:
If you're in search of a proactive, effective real estate attorney who addresses every aspect of your residential or commercial closing in South Carolina, look no further than Cobb Hammett, LLC. Contact our office today with your questions or real estate pain points. We'll take the time to listen and will recommend a tailored approach to your legal real estate needs.
GOOSE CREEK, S.C. (WCSC) - Goose Creek veterans came together in an annual ceremony to honor all service members.The American Legion Post 166 along Howe Hall Road hosted its annual Veterans Day ceremony as they have for decades.The Post 166 Honor Guard performed a traditional Salute to Colors and a wreath presentation.David Coates served in the U.S. Navy and acts as the Honor Guard Captain for the post. Coates, along with the team, performed a three-shot volley rifle salute and presented flags. The tribute also typically...
GOOSE CREEK, S.C. (WCSC) - Goose Creek veterans came together in an annual ceremony to honor all service members.
The American Legion Post 166 along Howe Hall Road hosted its annual Veterans Day ceremony as they have for decades.
The Post 166 Honor Guard performed a traditional Salute to Colors and a wreath presentation.
David Coates served in the U.S. Navy and acts as the Honor Guard Captain for the post. Coates, along with the team, performed a three-shot volley rifle salute and presented flags. The tribute also typically takes place at funerals and events.
“It’s a recognition of all the services, all the servicemembers that have served in all the wars, and we gather every 11/11 at 11 a.m. and that’s the way it’s always been and always will be to pay homage to those that served in the wars and veterans in general.”
He says the Lowcountry’s large military presence adds to the importance behind the holiday. Coates says the day remembers and honors servicemembers of the past, present and the future.
The ceremony also included a prisoner of war/missing in action ceremony to remember prisoners of war and servicemembers who are missing in action.
The ceremony included a table for one to symbolize a person missing from military ranks. The table is covered in a white tablecloth to symbolize the purity of the military members’ intention of serving their country. A rose in a vase signifies the blood they may have shed for their sacrifices, as well as their families’ faith in their return.
Veteran and Judge Advocate Richard Trowbridge was the event’s speaker. Trowbridge says the holiday honors the fallen, active servicemembers and veterans who have served.
“We want to keep this idea of performing patriotism, and performing may sound weird, but sometimes you have to go out of your way a little bit,” Trowbridge says. “I assume it’s because I’ve got a 25-foot flag pole in my front yard. A lot of people don’t.”
He says this work keeps the legacy and sacrifices of service members alive.
“With anything in life, there is some sacrifice,” Trowbridge says. “Being in the military, sometimes it’s a little bit more enlarged. You’re leaving your family behind. I did one exploratory search for a year. It’s tough leaving your family behind for a year.”
Trowbridge says it is important for the community to keep traditions alive. One way he urges the community to give back to veterans is by saying “thank you for your service” to any veteran. He urges veterans to be more recognizable by wearing pins or caps.
The post hosts events throughout the year. You can find these events .
Vision Hospitality Group Awarded Management of SpringHill Suites Goose Creek, S.C.Vision Hospitality Group manages the upcoming SpringHill Suites by Marriott Goose Creek, a 109-room hotel set to open in early 2027. The hotel will feature flexible meeting space and spacious suites, aimed at accommodating both business and leisure travelers in the growing Goose Creek/Summerville area. The partnership reflects Vision's focus on quality and operational excellence.CHATTANOOGA, Tenn. &ndas...
Vision Hospitality Group manages the upcoming SpringHill Suites by Marriott Goose Creek, a 109-room hotel set to open in early 2027. The hotel will feature flexible meeting space and spacious suites, aimed at accommodating both business and leisure travelers in the growing Goose Creek/Summerville area. The partnership reflects Vision's focus on quality and operational excellence.
CHATTANOOGA, Tenn. – October 29, 2025 – Vision Hospitality Group, Inc., announced today that it will manage the upcoming SpringHill Suites by Marriott Goose Creek, a 109-room, all-suite hotel located at 205 Corbin Street in Summerville, S.C. Scheduled to open in early 2027, the property represents an exciting new development by Clarendon Properties, LLC, along with Commercial Realty Advisors Development (CRAD), as the project’s developers, and Vision Hospitality Group through a new strategic management partnership.
The new-build SpringHill Suites will offer 1,000 square feet of flexible meeting space, a stylish lobby bar and thoughtfully designed suites that provide spacious accommodations with distinct living, working and sleeping areas. Conveniently situated in the rapidly growing Goose Creek/Summerville corridor, the hotel will serve as a premier destination for both business and leisure travelers visiting the Charleston region.
Patrick O’Neil, COO of Vision Hospitality Group, shared his enthusiasm for the partnership:
“We are excited to collaborate with Clarendon Properties on this exceptional project, which reflects our shared commitment to quality and innovation. This new SpringHill Suites represents an important step in Vision’s continued growth through strategic management partnerships. We look forward to delivering the award-winning service and operational excellence that define the Vision brand.
“At Vision Hospitality Group, culture is the foundation of everything we do,” O’Neil added. “Guided by values of integrity, respect, teamwork and excellence, Vision fosters an environment where people are inspired to grow, innovate and deliver exceptional results. The company’s culture of care extends beyond its hotels — it’s reflected in how Vision supports its associates, partners and communities to create meaningful and lasting impact.”
The SpringHill Suites Goose Creek will embody this culture of purpose and passion, combining Marriott’s trusted brand experience with Vision’s dedication to innovation, operational distinction and hospitality that makes a difference.
With an anticipated opening in early 2027, the SpringHill Suites Goose Creek will enhance the area’s hospitality landscape and provide guests with a seamless blend of comfort, style and service excellence.
GOOSE CREEK — A Berkeley County woman was indicted on federal charges this month after allegedly stealing her employer’s identity and defrauding her boss of at least $175,000.The woman, Tiffany Nelson, pleaded not guilty to the allegations during an initial appearance in federal court on Oct. 28. She was indicted earlier this month on five counts, including wire fraud, mail fraud and aggravated identity theft.The owner and sole chiropractor at an unidentified medical practice in Goose Creek hired Nelson as an office...
GOOSE CREEK — A Berkeley County woman was indicted on federal charges this month after allegedly stealing her employer’s identity and defrauding her boss of at least $175,000.
The woman, Tiffany Nelson, pleaded not guilty to the allegations during an initial appearance in federal court on Oct. 28. She was indicted earlier this month on five counts, including wire fraud, mail fraud and aggravated identity theft.
The owner and sole chiropractor at an unidentified medical practice in Goose Creek hired Nelson as an office manager in December 2015. As part of her position, Nelson could access the owner’s company and personal bank accounts.
She also knew her boss’s birthday, Social Security number and address, as well as the login information and passwords for the owner’s life insurance policy and retirement accounts.
Throughout her time as the office manager, Nelson allegedly neglected to pay business expenses and diverted funds for her own personal use. This caused the business to fall behind on bills and impacted its operating income, according to the indictment.
Beginning in at least November 2020, Nelson allegedly devised a scheme to defraud her employer’s life insurance policy with MassMutual. She called the life insurance company while impersonating her boss and requested a $20,000 loan, according to the indictment.
About a year later, she allegedly began taking steps to also steal money from her boss’s retirement account with the Capital Group American Funds investment company. She requested to withdraw $25,000 from the IRA in December 2020 and $20,000 in January 2021, according to the indictment.
In total, Nelson is accused of directly or indirectly stealing $175,000, per the indictment.
If convicted of the charges, Nelson could face a mandatory minimum sentence of two years and as much as 20 years in prison. She would also be on the line for paying back what she stole.
Because her money may need to go toward restitution, Nelson was granted a $50,000 unsecured bond by Magistrate Judge Mary Gordon Baker during her initial appearance.
Conditions of Nelson’s bond include staying in communication with her federal public defender and probation officer, not breaking the law, not leaving the state without permission and not drinking alcohol or using drugs.
Nelson no longer is employed at the chiropractor’s office. She now works in insurance billing for another business, according to information shared during the hearing.
The government voiced concerns that the victim’s daughter believes Nelson’s current role gives her the same access to financial information that she allegedly used to defraud her previous employer.
Baker ordered Nelson’s probation officer to learn more about her current job.
If she has access to financial records, a third party may need to be notified as another condition of her bond, Baker said.