Client Comments

From: RS

Sent: Wednesday, August 24, 2016

To: Sanford Roberts

Subject: TC Informational Meeting


Dear Sandy,

Thank you very much for your participation last evening.  I think that the participants found your comments and clarifications very helpful and made many positive comments.

I am sure that we will be in contact soon.  Thanks again.




From: RS

Sent: Thursday, June 30, 2016

Subject: July 7th Meeting with City and contractor

Dear Sandy,

I left a message for you yesterday because we had good news.  On July 7th at 2PM there will be a meeting of all parties:  Association representatives, developer, sewer contractor and the City.  Assistant City Manager/Community Services, will chair the meeting.  Our engineer also will be there on our behalf.

Thank you for all your help.  Your edits and suggestions certainly were helpful and effective in the letter we sent to the City on Tuesday.  And, we had results!



Sent: Wednesday, June 01, 2016

Subject: Sale of property

Hi Sandy,

I’m sure you received the e-mail from yesterday saying the builder wants his deposit back. I think your language clearly states that it’s not refundable. The realtor would appreciate your telling her that as well so that we can get the lot listed again. She and I too just don’t want any complications.

The best move I made in this whole ordeal was being represented by you!




Sent: Thursday, May 12, 2016

Subject: RE: Follow-up to meeting

Dear Mr. Roberts,

I do like the suggestion in the last sentence of your note below. Thank you for taking the time to respond in such detail.



From: Sanford Roberts []

Sent: Thursday, May 12, 2016

Subject: RE: Follow-up to meeting


Such issues are often more complicated than common sense would expect and while the approach you proposed will most likely work just fine, I prefer cash in hand.

Given my experience, my view of issues like this is to try and simplify the solution and money in hand generally accomplishes that. In a perfect world, the issue will be handled between seller and buyer at or before a closing but it does not always work out that way: seller does not remember to address it, realtor does not tell the buyer, etc. Then, if the new owner ends up having to deal with the situation after the seller is paid and is gone, you have bad feelings from the get-go. So having money escrowed to address the issue eliminates the potential for conflict and bad feelings.

If a reference to this issue is in the resale certificate that should alert the buyer and hopefully take care of the issue, but when not all units have this issue, someone has to insure that the language ends up in the certificate where it’s needed. The solution may be to draft language that can go in all resale certificates to alert the buyer to ask the question which will, hopefully, eliminate uncertainty.

Sanford Roberts, PA


Sent: Thursday, May 12, 2016

Subject: Re: revised resale certificate


Excellent. I’m onboard with your point about # 2 in the resale certificate and understand the logic. Good to add in the fee as well as the reference to the landscaping issues.

Really appreciate your expediting this material.



Sent:  Saturday, April 23, 2016

Subject: Re: Follow-up to meeting

Mr. Roberts:

Thank you for the drafts and good thoughts on subjects that had not even occurred to us!  The revised resale certificate looks good and I like the idea of doing a by-law amendment for the initial fee payment. We can do that at our annual meeting in September since we have an informal endorsement from the membership already.

Also, the landscaping license agreement also looks good.

Sent: Wednesday, January 13, 2016

Subject: Re: Clarification

Dear Sandy,

Thank you very much for the clarification.  We really appreciate it.  Thank you too, for being so prompt with your answers.


RS, Pres.

On behalf the Board of Directors

Sent: Wednesday, January 13, 2016

Subject: Architectural “Rules”


It was a pleasure to meet you today. As a new member of the Board I appreciate your input and recommendations. For me, your visit was very enlightening and informative for the many topics we covered.

As mentioned during the meeting, I also serve as the Chair of the Architectural Review Committee (ARC). We have this running discussion with the Board related to the ARC’s name for the document Architectural Standards & Guidelines. I believe you were very gracious in supporting both sides, but ultimately I understand your rationale for using Rules.

We on the ARC realize that the Board will make the final decision on the content. I look forward to your feedback after you receive our document.

Please let me ask you again for your 3C’s explanation and rational and how it applies to the use of the work rules vs. any other words. My goal is to utilize your explanation and rational and allow the ARC to move past the name of the document and to remain focused on the content.

Thank you in advance for your help and I look forward to receiving your explanation and rational..

All the best, JB

Board Member and Chair of the ARC

Sent: Tuesday, March 17, 2015 2:54 PM

Subject: representation

Hi Sandy,

We believe you were accurate in your statement to opposing counsel.  We appreciate your efforts and know that there are no guarantees in the outcome. Once we have a chance to talk with…  perhaps he’ll understand our position better. And if not then we’ll put our trust in a jury with your representation.

You have been our best advocate and we want that to continue, thank you for your thoughts and for your concern. WE appreciate you.



Sent: Thursday, December 04, 2014 5:27 PM

Subject: Objection to opposing counsel’s filing

Hi Sandy, I wanted to thank you again for your efforts on my behalf and for filing the objection to their lawyer’s motion.  I reread your filing and am grateful that you took the time to detail your thoughts. Your response was well written, is to the point, and I think it’s telling to say that not once has the association’s lawyer ever sat down with us to discuss any of the matters relating to the Association. His assertions are untrue and I thank you for pointing that out.

Sincerely, MK

Sent: Tuesday, November 03, 2015

Subject: Re: previously conveyed units.

Thanks for the good work! You have uncovered many loose ends that need to be tied up in our best interest.

Thanks. DM

Sent: Wednesday, September 24, 2014

Subject: Re: Condominium issues – opinion

Confirming our conversation, thanks very much for your written opinion.  We presented you with several questions and concerns, about matters with a long and complex history, and we very much appreciate the speed with which you were able to grasp our situation and advise the Board how best to proceed.  Also, most of us are not attorneys; we are especially grateful for the clarity of your writing and the specificity of your conclusions and recommendations.

Regards, BC

Sent: Wednesday, August 27, 2014

Subject: lawsuit

Thank you for your commitment to [our] case.  I’m pleased that you stood by us, despite some obstacles, and believing we had “just cause” to seek compensation for the unauthorized removal of our belongings.

I imagine it’s a nice feeling for you to win a case, as it’s a nice feeling that the truth can set me free.



Sent: Thursday, August 21, 2014

Subject: Re: Closing

You were amazing!!!  I am very grateful for all your thorough work.


Sent: Friday, April 11, 2014

Subject: Re: Order on Motion for Reconsideration

Outstanding job, Sandy, and thank you for hanging in there with us.

Thanks again.

MK, Association President

Sent: Wednesday, October 02, 2013

Subject: IP v. LB Association

I just wanted to let you know that we got this resolved today. Apparently the opposing parties listened to you.  Having someone with your knowledge of homeowner association law was a real benefit. Thanks for your help on this.

RD Esq.

From: BH

Sent: Wednesday, June 19, 2013 1:18 AM To: Sanford Roberts

Subject: RE: NF Association

After an extensive search for Attorneys who have expertise in condo/HOA issues you stood out as the firm we should speak with. You have an excellent SEO position on Google and your website was very informative. We had several referrals from neighbors but chose to contact and work with you as we felt your specialty best suits our situation.

BH Board member

From: BL

Sent: Wednesday, June 12, 2013 2:53 PM To:

Subject: “Thank You”

You and the contractor and engineer you recommended were absolutely “wonderful ” yesterday, even though I was still very much asleep at that hour in the morning . HA! HA!.

M and I were absolutely delighted with the outcome, I wish my son P could have been there with all of us. .Mr.

Just wanted to say “Thank You”

Very Sincerely,


From: LL

Sent: Thursday, February 21, 2013 2:03 PM To:

Subject: Library condo panel

I want to extend my thanks for taking time (two sessions, even!) to bring such pertinent information to the public re: condominium issues. I gained new awareness of what condominium living is all about and the clarity needed in the docs. As a small developer, my projects are more personal with my buyers/clients. I now have new ideas to implement the “ounce of prevention is worth a pound of cure”.

Thank you again.


From: MC Sent: Monday, February 11, 2013 5:14 PM

Subject: RE: REQUEST for Legal Position re: Use of Unit as a Yoga Studio

. . . and you do! Don’t know why I always feel compelled to provide every bit of information available (must be all those years of Catholic school) ~ your guidance was EXCELLENT!
To: MC
Subject: RE: REQUEST for Legal Position re: Use of Unit as a Yoga Studio Date: Mon, 11 Feb 2013 16:54:54 -0500

I aim to please.
Sanford Roberts, PA
From: MC Sent: Monday, February 11, 2013 4:37 PM
Subject: RE: REQUEST for Legal Position re: Use of Unit as a Yoga Studio
Thanks Sandy! I was hoping you’d provide the guidance you did! I appreciate it.
From: JR. Esq. Sent: Monday, January 28, 2013 7:34 AM
To: Sanford Roberts
Subject: Re: Unit interior modification
Dear Attorney Roberts,
Thank you so much for this concise, responsive and helpful opinion. It was exactly what we needed.
After hours of discussion, the Board voted to deny his request but told him if he wanted to submit a structural engineer’s report and proof of insurance, indemnification, and/or other guarantee, we would reconsider.
Thank you again,
From: JQ & LQ Sent: Thursday, December 20, 2012 10:27 AM
To: Sanford Roberts
Subject: construction issues
Thanks Sandy:
It is nice NOT to see the daily emails from her, we haven’t heard from her since your letter to her (no response).
We really appreciate your help, I think you better understand what we are up against.
Hopefully we can enjoy the holidays before this starts all over again.
Happy Holidays!
From: BG Sent: Thursday, January 26, 2012 4:11 PM
To: ‘Sanford Roberts’
Subject: Recorded Condo Doc’s, Bylaws and Amendments
One of our assistants scanned the entire package of your handout that I picked up from you yesterday and I thought you might like to save this on your computer for the future. I am so thankful I was able to attend your class and I certainly learned some valuable information.
Realty Co.
From: LG Sent: Thursday, January 26, 2012 11:18 AM
To: property managers
Subject: Legal Advice
Greetings All:

Attorney Sanford Roberts has agreed to provide our managers at no cost, the opportunity to call him to get quick legal advice on questions that might crop up in condominium association law. Attorney Roberts is an expert in that area. He is also is a great litigator in all areas of real estate and business law.
If your association is looking for competent legal counsel he should be considered. He can be reached at 603-431-0992 and his e-mail address is Please consider him as a resource. Thank you
LGFrom: DM 
Sent: Tuesday, November 22, 2011 3:45 PM
Subject: thank you!
Just wanted to write you a quick note to thank you for your assistance with our owners group at Lakeview.  When we approached you, we were very concerned about our current board of directors, and their attempts to sit a new board without allowing fair owner participation in the nomination process.  With your help, we were able to petition for a special meeting, and gather enough support from other owners at our complex to seat a new board.  We are confident that this new board will address our concerns about the lack of transparency the outgoing board had in handling our affairs.  Again, thanks for all your valuable advice and guidance along with difficult process.  We could not have accomplished this without your help.
D M , Lebanon, NH

FROM: ABC President
TO: Sanford Roberts
SENT: Monday, October 24, 2011 @ 1:37 PM
SUBJECT: Units 22 & 23 delinquency

Great news!
Thank you Sandy for all the work you have done to get us this far. The board meets tonight and we will discuss the options we have for the other delinquent unit and let you know how we want to proceed.
Thanks again!

From: Sanford Roberts
Sent: Monday, October 24, 2011 11:09 AM
To: ABC Board
Subject: RE: condo Units 12 & 13.

In today’s mail I received a check for $13,827.37 made payable to the ABC Condominium Association. I will put it in the mail today to you.

Sanford Roberts, PA
Box 4608
Portsmouth, NH 03802
(603) 431-1915 – fax


From: JB 
Sent: Tuesday, September 20, 2011 10:09 AM
Subject: many many Thanks!!! i can sleep now.
We thank you for your expertise and a job well done. But with this group I dont think we have heard the last of them yet. It’s good to know your in our corner…J & J

BHS Condo


From: JS
Sent: Friday, July 01, 2011 9:14 AM
To: Sanford Roberts
Subject: Your client—

Good morning Sandy,

I want to thank you for the fair and professional service, which is your trademark reputation. After years in the business, these Sellers will probably be my last sale. It was a wonderful surprise that Mr. Roberts was the attorney for the buyer who had worked with us before.

It was also remarkable that your client, the Buyer, was going to purchase the abutting lot as well.

While we had both buyer and seller  for each transaction,

The property is certainly a historic seacoast landmark and I believe the sales price was fair to all parties. As usual if all is fair to all parties, the sale proceeds.

I am hopeful that after the big holiday coming up, both you and your wife may join us at the beach at our bath-house on a nice day for lobster rolls or another menu! I have limited mobility as you know, but I am practicing for that visit as we never made it to lunch.

Again, thank you for your usual expert professional expertise in a unique seacoast sale. I have always valued your commitment in making people work together not against each other.

With best regards,



From: ME
Sent: Saturday, April 16, 2011 8:16 PM
Subject: our condo

Dear Sandy-

Please accept the following letter of recommendation….so sorry for the delay.
We both recognize and applaud Attorney Robert’s expertise in all areas relating to Condominium Association law issues.  His vast professional background representing a host of clients in a variety of condo issues, prompted us to engage his services.

We view him as a champion of the individual rights of condominium owners.  He was particularly invaluable to us as new owners. Rather than accepting a proposed slate of officers, Attorney Robert’s representation was essential in effecting a legitimate voting procedure, resulting in the free electiion of our first Condo Association Board.

We are truly grateful for his involvement and assurance of this democratic process.

R & ME


From: JT
Sent: Tuesday, February 22, 2011 9:13 PM

Subject: Thank You


Thank you again for bringing the recent collection process to a positive
conclusion for the Association. It was a long process, but the end result
was the Association received all the money it was due. You have always been fair to the Association.

Looking back over the past few years, you have helped us through a major
capital improvement project, bylaw amendment, an ADA issue, and some unique
legal challenges.

Thank you for your perseverance and professional approach in all of your
dealings on behalf of the Association.

As the Association’s legal liaison, I enjoy working with you. Please feel free to use me as a referral at any time.


From: DS
Sent: Friday, January 07, 2011 8:42 AM
To: Sandy Roberts
Subject: Thank You

Thank you for providing us a better understanding of our options yesterday.
You are 100% “as advertised”. You are indeed a problem solver. I was
professionally impressed with the expeditious manner in which you were able
to provide us with real possibilities and answers. I think I can speak for
both PG and I when I say I’m grateful for your willingness to provide a
professional opinion letter and stand before our group of homeowners as a
board advocate. We’ll look for your engagement letter in the coming days.

From: MP
Sent: Friday, October 01, 2010 10:35 AM
Subject: AP association

Dear Sandy-

Thank you very much for providing your recent letters. They absolutely cover
all the points discussed. We feel as though they present us as concerned
association members and direct and validate our concerns. Please sign and

Thanks again,
From: MK
Sent: Wednesday, July 07, 2010 1:46 PM
To: sandy Roberts
Subject: RE: Fannie Mae – Unit 1 issues – SP Condominium


To: Board
Subject: FW: Fannie Mae – Unit 1 issues – SP Condominium
Date: Wed, 7 Jul 2010 12:58:09 -0400


See e-mail from Attorney for Fannie Mae that I received yesterday.   We have a deal and given the circumstances, I believe it is fair since the cost to fight about it would ultimately result in less money for the Association and the outcome before a judge is always uncertain.

I would like confirmation that you have the funds to resolve this matter.  I will then find out who you make the check out to and then I need a release as well as a discharge of the mortgage.  If I don’t get the discharge I won’t lose sleep over it but I think it would be helpful to have on record.


Sanford Roberts, PA
Box 4608
Portsmouth, NH 03802
(603) 431-1915 – fax
From: bk
Sent: Tuesday, June 22, 2010 4:49 PM
To: Sanford Roberts
Cc:   Board
Subject: Re: Owner non-compliance

On behalf of the entire board, we sincerely thank you for all of your assistance and fortunately, or unfortunately, I am sure that we will be able to use your services in the future.

Enjoy the day,
– Bill
Subject: RE:

I’ve known Sanford Roberts for more than 20 years and have found him to be an extremely skilled and intelligent legal counsel. I first met him many years ago when I was president of a board who hired him as legal counsel to our condo in Portsmouth. Subsequently and years later, I had the good fortune to secure him again as legal counsel to the condo to which I moved in Maine and to which I was president. Sandy has always been an extremely well informed and expert resource for the many legal problems we encountered at both the condominiums in which I resided. He is also a skilled negotiator and excellent trial lawyer.   I also rely on him for personal legal advice.
From:  DW
Sent: Wednesday, May 19, 2010 11:17 AM
To: sandy roberts
Subject: reference

Att Sanford Roberts has been providing legal representation for our Association for about 5 years; providing advice for dealing with owners and condominium documents in accordance with condo law and regulations.  We have been very satisfied with his representation and have a high level of confidence in his performance.

We have also been involved in litigation, both as plaintiff and defendant.  Sandy has provided representation for our Association that has protected our interests and financial integrity during these difficult times. We were always able to have frank discussions about legalities, probabilities and options. When the case for negotiation was evident, Sandy was able to pursue this course of action with openness, toughness and arrival at settlement. thereby keeping us out of court, reducing legal expenses, and providing desired outcomes.

Without hesitation, we would recommend Att Roberts to other Associations.
– DW
From:  Association Counsel
Sent: Monday, April 26, 2010 5:33 PM
To: Sanford Roberts
Subject:  AI v Association

Good news.  Great job! Joe
From: sanford roberts []
Sent: Monday, April 26, 2010 5:33 PM
To: Board
CC: Association Counsel
Subject:  AI v Association


The adjuster called to tell me that the lawyer for AI needed the OK from me to negotiate with her which I provided. I confirmed with her that regardless of the amount of the settlement, the Association’s only liability was the $500.00 deductible. She called me back to say they have agreed to take $6,500.00 and the lawyers will prepare the settlement documents.

So, it would appear that this matter is over.  She previously told me that the company will pay my fees.
Let me know if you have any questions.
From: AA, Esq.
To:  LG
Sent: Wed, March 3, 2010 7:49:36 AM
Subject: Sanford Roberts

Mr. LG,

My name is A. A. I am an attorney licensed in Massachusetts and I am also a [condo] unit owner at F V. I was asked by the board to aid in the legal issues the association is faced with. Since I am an attorney, I was asked to help the board communicate with Attorney Roberts and help the board understand and interpret arguments, legal jargon and other documents associated with our ongoing legal issues.

It is my opinion, as an attorney, that Attorney Roberts is doing an excellent job representing the Association.  At times, in general, clients don’t understand legal procedure and the way we do things, and can’t fully appreciate our efforts.  I thought it was important that you knew my opinion of Sandy, because the good work of attorneys is not often expressed.  I know that Sandy has a tough job dealing with so many individuals in this case and I know it can be frustrating at times, so I would like to commend him for his patience and diligence.
From: LG
Sent: Wednesday, March 03, 2010 11:07 AM
To: AA
Subject: Re: Sanford Roberts

Dear AA:

As I sit on vacation in Las Vegas dealing with the day-to-day trial and tribulations of running a business with nearly 100 employees, and thousands of providers, it is wonderful to hear something so positive about one of them.

I have been associated with Sandy for nearly fifteen years, and have always found him to be a zealous advocate for any of our clients who retain him. He always advises on what is in the best interest of the client, as opposed to what racks up the most amount of legal fees for him. He has kept many clients out of trouble by telling them like it is, including me from time-to-time. As an attorney your confirmation further solidify’s what I too have seen.

Thank you for taking the time out of your busy day to communicate it with me. You made my day!

– LG
From: P G
Sent: Tuesday, July 07, 2009 8:39 AM
To: Sanford Roberts
Subject: RE: H H Homeowners Association – Letter from CD


Sandy, an eloquent re-write there. The Board is happy with your revision and request that you send that off to attorney opposing counsel as soon as you can. Thank you for assisting us once again with this matter.

Thank you,