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 Tigerville, 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 Tigerville, 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 Tigerville, 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 Tigerville, 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.
TIGERVILLE, S.C. — For the first 34 minutes, Saturday’s Conference Carolinas championship game was a back-and-forth affair over the first that saw the UNC Pembroke football team and North Greenville each moving the ball downfield and trading blows.But the Braves couldn’t find the same offensive efficiency over the rest of the second half, and North Greenville won 34-20 to deny UNCP of its stated conference-championship goal.North Greenville (7-4) earned the automatic bid to the NCAA Division-II football playof...
TIGERVILLE, S.C. — For the first 34 minutes, Saturday’s Conference Carolinas championship game was a back-and-forth affair over the first that saw the UNC Pembroke football team and North Greenville each moving the ball downfield and trading blows.
But the Braves couldn’t find the same offensive efficiency over the rest of the second half, and North Greenville won 34-20 to deny UNCP of its stated conference-championship goal.
North Greenville (7-4) earned the automatic bid to the NCAA Division-II football playoffs. UNCP (8-3) could possibly earn an at-large berth and will learn its postseason fate when the field is announced at 6 p.m. Sunday. The Braves entered Saturday ranked sixth in the Super Region 3 rankings, and eight teams will earn regional bids as part of the overall 32-team national field.
North Greenville led 20-13 at halftime, but UNCP scored quickly to tie the game at 20-20 as Tre Robinson found Malik Brown for a 48-yard scoring pass with 12:48 left in the third. That, though, would be the last points scored by the Braves.
North Greenville answered as Dylan Ramirez found Sam Washam for a 6-yard touchdown pass at the 11:07 mark, taking a 27-20 lead.
Each side punted on its next drive; UNCP then drove into Trailblazers territory before the Braves turned it over on downs on the first play of the fourth quarter. NGU then took nine minutes off the clock on the ensuing drive as Ramirez scored on a 1-yard touchdown run, his third of the day, for a 34-20 Trailblazers lead with 5:23 to go.
NGU’s Jerrick Foster intercepted a Tre Robinson pass on the Braves’ next possession with 2:23 remaining; a would-be 82-yard touchdown return was negated by penalty, but the Trailblazers kept the ball and from there were able to expire the remaining time.
UNCP gained 384 yards of total offense, but just 99 yards came in the final 26 minutes of the game after the Braves’ final scoring drive.
Ramirez was named the championship-game MVP for the Trailblazers after he ran for three touchdowns and passed for 261 yards and another score. Diondre Glover caught six passes for 119 yards for NGU and Washam caught four passes for 82 yards with a touchdown. Brooks-Russ Martin had 14 tackles to lead NGU defensively.
Robinson was 17-for-28 passing for 261 yards and two touchdowns for UNCP, connecting with Que Kennedy for 10 receptions and 134 yards. Brown caught two passes for 70 yards with a touchdown and Jaquan Albright had three catches for 46 yards for the Braves. Jordaan Bailey rushed for 72 yards.
Eric Ivory and Evan VanMeter each had eight tackles for UNCP.
North Greenville opened the scoring with a 29-yard Cillian Bonner field goal, then UNCP drove down the field on its opening drive and scored on a 1-yard pass from Robinson to Jackson Karcher. The extra point was no good and UNCP led 6-3, which remained the score at the end of the first quarter.
The Trailblazers tied the score 6-6 with another 29-yard field goal by Bonner with 9:28 left in the half. The teams exchanged touchdown drives, with UNCP scoring on a 10-yard Robinson run for a 13-6 lead before the Trailblazers matched with a 2-yard Ramirez run to make it 13-13 with 3:42 left in the half.
NGU scored on an other Ramirez run, a 1-yard touchdown, with 1:04 left in the half, giving the Trailblazers the 20-13 lead at the break.
North Greenville won 20-7 in the teams’ regular-season meeting on Oct. 18, also in Tigerville.
Editor Chris Stiles can be reached at 910-416-5847 or by email at [email protected].
Six schools in South Carolina and two in New Jersey have been recognised as 2025 Blue Ribbon Schools for exemplary academic performance and success in closing achievement gaps. South Carolina honourees include Tigerville Elementary and five other schools, while New Jersey awards went to Mansion Avenue School and Ventnor Elementary School. State leaders celebrated educators, students, and administrators for their contributions. The recognition highlights both public and private schools demonstrating high student achievement and innovative tea...
Six schools in South Carolina and two in New Jersey have been recognised as 2025 Blue Ribbon Schools for exemplary academic performance and success in closing achievement gaps. South Carolina honourees include Tigerville Elementary and five other schools, while New Jersey awards went to Mansion Avenue School and Ventnor Elementary School. State leaders celebrated educators, students, and administrators for their contributions. The recognition highlights both public and private schools demonstrating high student achievement and innovative teaching practices.
Six schools in South Carolina and two in New Jersey have been recognised as 2025 Blue Ribbon Schools for their academic performance and commitment to excellence. The designation highlights both public and private schools that either demonstrate consistently high student achievement or make notable progress in closing achievement gaps.State leaders in both states will honour the schools at ceremonies recognising educators, students, and administrators for their contributions. The award is part of a national initiative that identifies schools demonstrating exemplary academic standards.South Carolina schools honoured for high achievementThe six South Carolina schools receiving recognition include Aiken Scholars Academy, Charleston School of the Arts, Tigerville Elementary School, West Pelzer Elementary School, Cross High School, and Prince of Peace Catholic School. State Superintendent of Education Ellen Weaver and Governor Henry McMaster are scheduled to present the awards during a special ceremony at 2:30pm on Wednesday.Tigerville Elementary School, previously named a National Blue Ribbon School in 2018, was recognised in the Exemplary High-Performing Schools category for 2025. Principal Amy Kern in conversation with Greenville Journal said, “This distinction reflects the unwavering dedication of our teachers and staff, the hard work and perseverance of our students, and the invaluable partnerships we share with our parents and families.”Superintendent Burke Royster quoted by Greenville Journal added, “This honour speaks highly of their dedication to fostering outstanding student achievement, connecting with the community, and welcoming strong parental involvement.”
| School Name | Location | Recognition Category |
| Aiken Scholars Academy | Aiken, SC | Exemplary High-Performing |
| Charleston School of the Arts | Charleston, SC | Exemplary High-Performing |
| Tigerville Elementary School | Tigerville, SC | Exemplary High-Performing |
| West Pelzer Elementary School | West Pelzer, SC | Exemplary High-Performing |
| Cross High School | Cross, SC | Exemplary High-Performing |
| Prince of Peace Catholic School | Taylors, SC | Exemplary High-Performing |
New Jersey schools recognised under new state initiativeIn New Jersey, Mansion Avenue School in Audubon, Camden County, and Ventnor Elementary School in Ventnor, Atlantic County, won Blue Ribbon recognition under a programme established after the Trump administration ended the national award.Kevin Dehmer, New Jersey’s Education Commissioner, said in conversation with Inquirer, “New Jersey’s 2025 Blue Ribbon Schools demonstrate what is possible when educators, students, and communities work together to support academic growth and opportunity for all learners.”The schools were selected based on student performance, improvements in closing achievement gaps, and adherence to state standards. The designation requires schools to be in the top 15% of the state overall, with historically underserved groups performing in the top 40%.
| School Name | Location | Recognition Criteria |
| Mansion Avenue School | Audubon, NJ | Academic excellence |
| Ventnor Elementary School | Ventnor, NJ | Academic excellence |
The 2025 Blue Ribbon Schools in both states highlight public and private institutions that maintain high standards, innovative teaching practices, and successful student outcomes. For those interested in the full list of recognised schools, check complete list here.
Sanjay Sharma is a seasoned journalist with over two decades of experience in the media industry. Currently serving as Assistant Editor - Education at TimesofIndia.com, he specializes in education-related content, including board results, job notifications, and studying abroad. Since joining TOI in 2006, he has played a pivotal role in expanding the platform’s digital presence and spearheading major education events. Previously, Sanjay held leadership positions in sports journalism, covering high-profile events such as the Cricket World Cup and Olympics. He holds a PG Diploma in Journalism from Bharatiya Vidya Bhawan and is proficient in various content management systems.