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Real estate attorneys help individuals and commercial clients with real estate transactions, including purchase and sale, leasing, mortgages, foreclosures, condemnation, construction, as well as financing on homes, condos, office buildings, co-ops, houseboats, apartment complexes, mixed-used projects, multi-family residential properties, restaurants, retail and industrial projects. Real estate attorneys draft offer contracts, commercial lease contracts, listing agreements, purchase contracts, residential closings, and contractor agreements. They can advise landlords regarding leases of residential buildings, office buildings, malls, and other commercial properties. Real estate attorneys represent buyers at closings and in negotiations. They do title examinations and searches, deed preparation. They handle land use and zoning disputes, special use permits, quiet title actions, toxic mold contamination, condemnation, construction defects, trespass and encroachment, 1031 tax-deferred exchanges, and they offer mediation and arbitration over disputed issues. Many real estate attorneys represent investors, homeowners, condominium associations, subdivision developments, and financial institutions with regard to their lending.