Nicholas P. Shapiro

Attorney Profile

Top Rated Land Use & Zoning Attorney in Boston, MA

Phillips & Angley
 | One Washington Mall, Boston, MA 02108
Phone: 6173678787
Fax: 617-227-8992
Selected To Rising Stars: 2015 - 2019
Licensed Since: 2008
Practice Areas:
  • Land Use/Zoning (70%),
  • Real Estate: Business (20%),
  • State, Local & Municipal (10%)
Attorney Profile

Nicholas P. Shapiro is a shareholder in Jeff Angley’s real estate litigation practice at Phillips & Angley. Nick joined the firm as an associate in May, 2011. Nick’s focus and practice areas are concentrated on zoning, land use, real estate, and telecommunications, counseling real estate developers, private land owners, neighbors and abutters, and institutional/corporate clients throughout Massachusetts. Nick appears predominantly before the Massachusetts Land Court – a trial court of specialized jurisdiction over zoning, land use and real estate disputes. However, in his time at Phillips & Angley, Nick has argued all manner of motions and appeals before every level of the Massachusetts judiciary, from the District Court to the Supreme Judicial Court. Nick has, in particular, argued seven appeals before the Massachusetts Appeals Court and the Supreme Judicial Court during his tenure at Phillips & Angley.

Nick is presently the co-chair of the Massachusetts Real Estate Bar Association’s Land Use and Zoning Section, and sits on the Board of Directors of that organization. He is also an Editor for the American Bar Association’s Real Estate Litigation and Condemnation Committee’s Journal. Nick has been quoted in Boston Globe and Massachusetts Lawyer’s Weekly concerning particular cases and land use issues. From 2015 to date, Nick has been awarded the distinction of being named a Super Lawyers Rising Star in New England for Land Use and Zoning, and was the recipient of the Real Estate Bar Association’s Emerging Leader Award in 2017. Prior to joining the firm, Nick was law clerk to the Hon. Joseph A. Trainor, Associate Justice of the Massachusetts Appeals Court and, prior to that clerkship, to the Hon. Harry M. Grossman, Associate Justice of the Massachusetts Land Court. Nick received a J.D., cum laude, in 2008 from Suffolk University Law School, Boston, Massachusetts where he was a member of Suffolk’s Transnational Law Review.

Practice Areas
  • 70%Land Use/Zoning
  • 20%Real Estate
  • 10%State, Local & Municipal
Focus Areas

Condominiums & Cooperatives, Landlord/Tenant, Short Sale, State, Local & Municipal Litigation


top-imageSelected to Rising Stars for 5 years

Rising Stars: 2015 - 2019

Email Me

To: Nicholas P. Shapiro
Super Lawyers: Potential Client Inquiry

About Nicholas Shapiro

Admitted: 2008, Massachusetts

Professional Webpage:


  • Emerging Leader Award, Real State Bar Association (MA), 2017
  • Super Lawyers, Rising Star, New England, Land Use/Zoning, 2015-2018
  • Dean's List, Suffolk University Law School
  • Jurisprudence Award for Antitrusts, Suffolk University Law School, 2007

Bar/Professional Activity:

  • Real Estate Bar Association, Member, Member of the Board of Directors – 2017-Present
  • Real Estate Bar Association, Member, Co-Chair of the New Lawyers Section – 2015-2017
  • Real Estate Bar Association, Member, 2011 – Present, Co-Chair of the Land Use and Zoning Section – 2018
  • U.S. District Court District of Massachusetts, 2014
  • Massachusetts, 2008
  • American Bar Association, Editor for the Real Estate Litigation & Condemnation Committee’s Journal , 2016 - Present
  • American Bar Association, Member, 2014 - Present

Scholarly Lectures/Writings:

  • "Litigating Real Estate Disputes," at Massachusetts Continuing Legal Education program, panelist on “Litigating in the Land Court" and "Easement Disputes Post-M.P.M. Builders" (2/5/2013)
  • "Real Estate Litigation: Real Estate & Environmental Professional Development Plan Unit 13," at Massachusetts Continuing Legal Education, panelist on “Pre-Litigation Strategy,” “Introduction to the Land Court,” “Overview of G. L. c. 40A, § 17,” and “Common Easement Issues” (2/25/15)
  • Bayview Irrigation Dist. v. United Mexican States , Suffolk Transnat'l L. Rev, Winter, 2009
  • Permanent Mission of India v. City of New York, Suffolk Transnat'l L. Rev., Summer, 2008
  • More Flexible Easement Relocations Post-M.P.M. Builders Case, Article, ABA Real Estate Litigation and Condemnation Committee Journal, Winter, 2014
  • MA Expands Decision Allowing Unilateral Reduction of Easement Area by Servient Estate, News and Development, ABA Real Estate Litigation and Condemnation Committee Journal, March 17, 2014
  • Preparing for Your First Appellate Oral Argument: A Practical Primer, Article, ABA Real Estate Litigation and Condemnation Committee Journal, Fall, 2014
  • Overloading Doctrine: The Last Bastion of Hypertechnical Formalism in Property Law, Article, ABA Real Estate Litigation and Condemnation Committee Journal, Winter, 2015
  • ‘Taylor’ Showcases Need to Jettison Doctrine of Overloading, REBAnews, the Newspaper of the Real Estate Bar Association, March, 2016
  • Taylor v. Martha’s Vineyard Land Bank Commission: Old Habits Die Hard, ABA Real Estate Litigation and Condemnation Committee Journal, February 2, 2017


  • Successfully negotiated a six-figure settlement of an abutter zoning appeal in Boston, in the Housing Court.
  • Successfully argued against an application to expand a preexisting, nonconforming structure and convert a single-family residence into two single-family residential units before local zoning board, on behalf of abutter client.
  • Successfully defended against motion for real estate attachment, based on the Massachusetts homestead law and a resulting trust theory, in the Superior Court.
  • Successfully argued opposition to motion for judicial endorsement of a memorandum of lis pendens in an abutter appeal of ANR endorsement, in the Land Court.
  • Successfully argued motion for summary judgment and procuring dismissal of action to perfect mechanic’s lien against client’s property, in the District Court.
  • Successfully made closing arguments in trial through which access rights over paper way bisecting clients’ lawn were extinguished by abandonment, in the Land Court.
  • Successfully argued motion for summary judgment, clearing title to client’s property of putative easement rights over cart paths extending over clients property, and having the Court declare that client’s property was not subject to restrictive covenant applicable to adjacent subdivision.
  • Successfully argued motion to dismiss and obtained dismissal of Chapter 40A, Section 17 appeal of special permits to convert an existing hotel into a mixed-use development, in Superior Court, owing to the plaintiff’s lack of standing.
  • Successfully argued motion for summary judgment/for judgment on the pleadings, defending developer/client’s ANR endorsement for subdivision that violated condition/covenant granted in connection with underlying definitive plan approval, against abutter appeal in the Land Court.
  • Successfully argued motion for summary judgment before the Plymouth District Court in Elite Metal Framing & Construction, Inc. v. Industrial Communications, LLC, 1559CV000138
  • Successfully argued motion for summary judgment before the Massachusetts Land Court in Roma III, LTD. v. Board of Appeals of Rockport, 15 MISC 000074 (RBF), decision reported at 24 LCR 649 (2016)
  • Successfully argued appeal before the Massachusetts Appeals Court in Clemmey v. Great Woods, Inc., 13-P-1817

Educational Background:

  • Duke University, Durham, North Carolina, B.A. in English & Philosophy, Dean's List, 2002
Find Me Online
Show More
Office Location for Nicholas P. Shapiro

One Washington Mall
Boston, MA 02108

Phone: 6173678787

Fax: 617-227-8992

Nicholas P. Shapiro:

Last Updated: 5/30/2019

Page Generated: 0.16174292564392 sec