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Susan E. D. Neuberg

Susan E. D. Neuberg focuses her practice on structuring, negotiating and documenting debt and equity investments for major financial institution, REITS, investment advisors, private investors and developers. She counsels clients in the financial services and real estate industries on complex real estate matters, debt structures and equity joint ventures, as well as GSE securitization, special servicing, workouts and rating agencies criteria, CMBS and Freddie Mac portfolio servicing practices, and single sponsor programs. Susan has worked on numerous complex debt, equity and joint venture transactions and has wide ranging business and legal experience in a broad array of real estate, real estate finance and capital markets transactions, including the development and construction of mixed use and hotel projects, securitized, conventional and construction lending, syndicated and mezzanine lending, workouts, restructures, servicing of  nonperforming loans, note sales, and transfers of servicing rights.

Susan is a frequent author and panelist. She speaks on current issues of importance to the commercial real estate finance industry, including on panels sponsored by the Commercial Real Estate Finance Council, (CREFC), Mortgage Bankers Association ( MBA), Investment Management Network (IMN), International Council of Shopping Centers (ICSC),  Bar Associations, as well as firm and client sponsored presentations. 

Capabilities

Experience

 

  • Structured, documented, and closed, on behalf of Bank of America, GMAC, and CAPMARK, in excess of $200 billion secondary market CMBS transactions, including substitution of collateral, over seventy-five loan assumptions, TIC transfers and transfers of beneficial interests.°
  • Modified, restructured, foreclosed or liquidated in excess of $5 billion of CMBS loans and loan portfolios secured by government leased properties, commercial office and retail properties, hotels, industrial parks, multi-family projects and recreational facilities.°
  • Represented the FDIC in structured loss-share sales aggregating $3.2 billion for LLC interests backed by servicing rights and failed bank loans.°
  • Represented TIAA-CREF in the acquisition of various B note and mezzanine real estate loan participation interests in excess of $700 million, secured by office buildings, hotels and shopping centers.°
  • Negotiated and closed a $500 million permanent credit facility and construction loan secured by a major Washington, D.C. redevelopment project.°
  • Negotiated, structured, and closed two senior subordinated term loan transactions and one senior and mezzanine leasehold transaction aggregating $200 million for a major life insurance company, secured by office, industrial, and leasehold interests located throughout the United States.°
  • Structured, negotiated and closed a $242 million syndicated loan secured by a portfolio of industrial, office, R&D and retail properties located in Southern California.°
  • Represented Bank of America, GMAC, and CAPMARK before Moody's, Standard & Poor's, and Fitch in connection with secondary market matters in excess of $3.2 billion requiring rating agency approval.°
  • Represented private investors in private funds formation and the acquisition of servicing rights and distressed assets.°
  • Negotiated and documented the substitution of assets for a group of institutional investors due to the bankruptcy of a municipal hospital representing 30% of a CMBS pool.°
  • Responsible for the restructure, workout and sale of $4.8 billion dollars of real estate and underperforming loans for Travelers Realty Investment Company during 1993-1995.°
  • Responsible for the structured bid pool program and note sales of $2.2 billion for Citigroup's Alternative Investments Group.°
  • Documented and negotiated the conversion of 1 million sq. ft. New York office condominium and structured $135 million sales program targeted at national and international entities and not-for-profit agencies on behalf of institutional seller/developer, including negotiations and coordination with the Empire State Development Corporation, Con Edison and the United Nations.°
  • Restructured senior and subordinated debt secured by numerous hotels including the Hyatt Bethesda, Del Coronado, Warwick Hotel and Fort Lauderdale Marriott, as well as restructured debt for brand name motel chains and other hospitality projects such as marinas, golf courses and other recreational facilities in the United States and the Caribbean.°
  • Negotiated, drafted and documented license agreements, comfort letters, franchise agreements,  transfers of liquor licenses, ancillary documentation, concession and restaurant agreements and leases for equity investors and fund sponsors, as well as contracts with project managers, contractors and architects for multimillion dollar hotel renovation programs.°
  • Represented a government sponsored agency in structuring the sale of equity participation interests of distressed assets.°
  • Served as chief negotiator and senior legal business advisor for Citigroup's Alternative Investments, in connection with the formation with Tishman Realty, $800 million international office acquisition and development venture fund.°
  • Represented Metropolitan Life Insurance Company in the formation of a programmatic equity joint venture hotel fund with a major New York-based international developer and affiliated construction company for the acquisition of sites, development and constructions of hotel projects in metropolitan areas and the negotiation of hotel operating and management agreement.°
  • Represented Metropolitan Life Insurance Company in the formation of a joint venture and documentation and negotiations of the financing and acquisition of a hotel complex and an office in the Southeast, including the negotiation and documentation of a restaurateur license agreement and franchise operating agreement with Marriott International.°
  • Negotiated and closed the acquisition of 2.1 million square feet of retail and 3.5 million square feet of commercial office properties for a major life insurance company.°
  • Represented joint venture between Vornado and Forest City in connection with the Waterfront Redevelopment Project in Washington, D.C.°
  • Represented pension fund joint venture in the purchase and sale of hotel portfolios located in the Caribbean, Latin America and the United States.°
  • Represented REITs, private equity funds and hedge funds in ancillary contracts, leasing matters, agreements and other corporate real estate matters.°
  • Negotiated leases for investment banks, hedge funds, major commercial and retail tenants, other financial institutions, and landlords, including international boutiques, national department store chains, and major sports franchises in mixed-use development, retail strip centers and urban and suburban locations.°
  • Represented shopping center developers in the acquisition and development of strip malls, including the preparation of property management agreements, standard lease forms and other project agreements.°
  • Represented corporate facilities divisions of two major financial institutions in property management contracts and lease negotiations as tenant for regional office facilities and as landlord for corporate real estate.°

°The above representations were handled by Ms. Neuberg prior to her joining Greenberg Traurig, LLP.

  • Translator, Export Promotion Fund of Colombia, Foreign Missions and Business Delegations, Medellin and Bogota, Colombia
  • Consultant, World Trade Institute, Export and Investment Development, Trade and Research
  • First Vice President and Assistant Deputy General Counsel, Travelers/Citigroup, 1998-2001
    • Vice President and Counsel, 1994-1998
    • Associate Counsel, Realty Investments, 1992-1994
  • Vice President and Counsel, Home Life Insurance Company, 1986-1992

Recognition & Leadership

  • Team Member, Chambers USA Award for Excellence, Real Estate, 2017-2018
  • Team Member, a U.S. News - Best Lawyers®, "Law Firm of the Year" in Real Estate Law, 2015
  • Team Member, a Law360 "Real Estate Practice Group of the Year," 2015
  • Member, DCBIA, Capital Markets Committee, 2007-Present
  • Member, Commercial Real Estate Finance Council (CREFC), Servicer and HYDRA Forums, 1994-Present
  • Member, CREFC Women’s Network, Speakers’ List Committee , Present
  • Member, Mortgage Bankers Association (MBA), Special Servicer and Mezzanine Lenders' Committees, 1994-Present
  • Member, MBA, Risk Retention Committee, Present
  • Member, Association of the Bar of the City of New York, 1992-Present
    • Member, Real Property Law Committee, 1992-1995
    • Member, Mortgage Loan Opinions Subcommittee
    • Member, Mortgage Transfer Gains Tax Subcommittee
  • Member, New York State Bar Association, Real Estate Financing and Lien Committee, 1990-Present
  • Member, Jewish Association for Community Living, 1999-Present
    • President, 1999-2002
    • Board Member, Board of Trustees, 2002-Present
  • Member, Greater Hartford Federation Endowment Foundation, Legal and Tax Panel, 1999-2005
  • Adjunct Assistant Professor, New York University, Real Estate Institute, Real Estate Finance
  • Adjunct Lecturer, UCONN School of Law, Insurance Finance Law

Credentials

Education
  • J.D., Benjamin N. Cardozo School of Law, Yeshiva University
    • Executive Editor, Cardozo Law Review
    • Founding Member, Women's Annotated Legal Bibliography
  • A.M., Stanford University
  • B.A., with honors, Binghamton University, State University of New York
Clerkships
  • Hon. Monroe G. McKay, U.S. Court of Appeals for the Tenth Circuit, 1983-1984
Admissions
  • District of Columbia
  • New York
  • U.S. Court of Appeals for the Tenth Circuit
  • U.S. District Court for the Southern District of New York
Languages
  • Portuguese, Fluent
  • Spanish, Fluent
  • Hebrew, Conversational