Buy. Sell. Lease.
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Expert Legal Guidance.

The National Association of Realtors reached a $418 million settlement in 2024, fully in effect for all 2026 transactions. Key changes: (1) Buyers must sign a written Buyer Representation Agreement before touring homes — specifying the buyer agent's compensation. (2) MLS systems can no longer advertise buyer agent compensation. (3) Sellers are no longer required to offer buyer agent compensation. Buyers now negotiate agent fees directly. A real estate attorney reviews Buyer Representation Agreements and advises on compensation negotiations to ensure buyers understand their full cost obligations before committing to an agent.

At closing, your attorney reviews and explains all closing documents before you sign, verifies the title is clear of all liens and encumbrances, checks the Closing Disclosure for errors and unauthorized fees, confirms all agreed credits and repairs are reflected in the numbers, coordinates fund transfers, ensures the deed is correct and properly executed, and records the deed with the county. In attorney-closing states your attorney conducts the entire closing. Your attorney represents only you — not the lender, seller, or title company.

Title insurance protects against financial losses from title defects not discovered during the title search — forged documents, undisclosed heirs, clerical errors in public records, fraud, and hidden liens. Two types: lender's title insurance (required by most mortgage lenders) and owner's title insurance (optional but strongly recommended). Owner's title insurance is a one-time premium at closing (0.5–1% of purchase price) that protects you for as long as you own the property. Real estate attorneys universally recommend purchasing owner's title insurance — it is one of the best values in real estate.

A quiet title action is a lawsuit establishing clear legal ownership of real property when title is disputed or clouded. Common reasons: adverse possession claims, boundary disputes, errors in the chain of title, disputes among heirs, undisclosed liens, or fraud. The lawsuit names all parties who may have a claim. If successful, the court issues a judgment declaring your ownership superior to all others — clearing the title so the property can be sold or mortgaged freely. A real estate litigation attorney specializing in title disputes handles quiet title actions.

The eviction process varies by state: (1) Serve written notice (Pay or Quit, Cure or Quit, or Unconditional Quit — 3 to 30 days depending on state and reason). (2) File unlawful detainer lawsuit if non-compliant. (3) Serve tenant with summons and complaint. (4) Court hearing (5–30 days after filing). (5) Writ of possession if you win. (6) Law enforcement enforces move-out. Total timeline: as fast as 3–4 weeks in Texas or Georgia, to 3–6+ months in California, New York, or New Jersey. A single procedural error restarts the entire process — an eviction attorney does it right the first time.

A 1031 like-kind exchange allows real estate investors to defer capital gains taxes when selling an investment property by reinvesting all proceeds into a replacement property. Key 2026 rules: (1) Identify replacement property within 45 days of sale. (2) Close on replacement property within 180 days. (3) Use a qualified intermediary (QI) to hold the funds — you cannot receive the money personally. (4) Reinvest all proceeds (any "boot" not reinvested is taxable). 1031 exchanges remain available for real property in 2026. A real estate attorney coordinates with your CPA and QI to ensure full compliance.

Core tenant rights: the right to a habitable dwelling (implied warranty of habitability), protection from illegal discrimination under the Fair Housing Act, proper notice before entry (24–48 hours in most states), written security deposit receipt and itemized statement on return, protection from retaliation for habitability complaints, and a court hearing before eviction. In 2026, additional state and city protections in many jurisdictions include: rent stabilization, just-cause eviction requirements, right to counsel in eviction proceedings (in some cities), and expanded source-of-income protections. A tenant attorney advises on your specific state and city's protections.

Eminent domain is the government's power to take private property for public use (highways, utilities, schools, etc.). You are entitled to "just compensation" under the 5th Amendment — but the government's initial offer is almost always below fair market value. You absolutely can — and should — challenge it. An eminent domain attorney: gets an independent appraisal from a qualified appraiser, challenges the government's valuation methodology, negotiates a higher settlement, and litigates in court if needed. Property owners with attorneys consistently receive 25–100%+ above the government's initial offer.

Adverse possession allows someone who has openly, continuously, exclusively, and without permission used your land for a statutory period (5–21 years depending on state) to claim legal title. To prevent adverse possession: post No Trespassing signs, document and send written notices to any encroachers, grant written licenses to anyone using your property with permission, and take legal action promptly on any encroachment. If a neighbor is claiming adverse possession of your land, contact a real estate attorney immediately — early action is critical because adverse possession claims strengthen over time.

Commercial leases are written by landlords for landlords — and most tenants sign without negotiating critical terms. Key provisions to always negotiate: base rent and escalation method (fixed % vs. unlimited CPI), CAM charge caps and audit rights, permitted use (broad vs. narrow), tenant improvement allowance, exclusivity to prevent competitors, assignment and subletting rights, renewal options with rent negotiation, co-tenancy provisions, and personal guarantee limitations. Unlike residential leases, commercial tenants have few legal protections — the lease governs everything. Always have a commercial real estate attorney review and negotiate before signing.

A mechanic's lien (construction lien) is filed by an unpaid contractor, subcontractor, or material supplier against your property. Even if you paid your general contractor, their unpaid subs and suppliers can lien your property. Mechanic's liens cloud the title, prevent selling or refinancing, and can lead to foreclosure. Protection strategies: require lien waivers at every payment disbursement, verify your GC is paying subcontractors, check for recorded liens before final payment, and use joint checks for subcontractor payments on large projects. A real estate attorney contests invalid liens and handles lien releases.

Key 2025–2026 changes: (1) NAR settlement fully in effect — Buyer Representation Agreements required, seller-paid buyer agent compensation decoupled from MLS. (2) Climate risk disclosure laws expanded in CA, FL, CO, and other states. (3) FHFA conforming loan limits increased to $806,500 baseline ($1,209,750 in high-cost areas). (4) CFPB 2025 mortgage servicing rules — servicers must review loss mitigation before foreclosure. (5) Short-term rental regulations tightened in dozens of cities. (6) Fair Housing guidance on algorithmic tenant screening tools issued by HUD/CFPB. (7) Several states passed just-cause eviction and rent stabilization laws.

Real estate attorney fees in 2026: Residential closing review: $500–$1,500 flat fee. Title search and opinion: $300–$800. Commercial closing: $1,500–$10,000+. Eviction (uncontested): $500–$2,500. Eviction (contested): $2,500–$10,000+. Commercial lease review and negotiation: $1,500–$5,000. Construction defect litigation: $10,000–$100,000+. Quiet title action: $3,000–$15,000+. Zoning variance: $2,500–$10,000+. Eminent domain (contingency or flat fee): $5,000–$50,000+. 1031 exchange counsel: $1,000–$3,000. Most real estate attorneys offer flat fees for transactional work. LawMillion consultations are always free — you'll know all costs before committing.

Boundary disputes arise when neighbors disagree about where one property ends and another begins — fences, walls, outbuildings, or landscaping encroaching on your land. Steps to resolve: (1) Hire a licensed land surveyor to establish the legal boundary. (2) Review your deed and chain of title. (3) Attempt direct negotiation — a boundary line agreement memorialized in a recorded deed can resolve most disputes. (4) If negotiation fails, your attorney files a quiet title action. (5) In cases of long-term encroachment, adverse possession may transfer legal ownership — act immediately on any encroachment, regardless of how long it has existed.