REAL ESTATE LAW

(Private Sales / FSBO / Unrepresented Buyer or Seller)

• Deeds, Deed Transfers, Property Tax-Base Transfers, Proposition 19
   
• Real Estate Agreements, TICs, Easements & Advisory
   
• Real Estate Disputes, Mediation & Pre-Litigation
   
• Residential & Commercial Leases
   
• Landlord-Tenant Matters (No longer handled – scroll down for referrals)
   

Legal Services for Private Sales:
Shrem Law PC represents individuals and companies in private residential and commercial property transactions. We support buyers and sellers who are not using a real estate agent — including FSBO (For Sale By Owner) transactions.

All engagements require upfront payment. If your deal falls through early, see below under “Can I Change My Rate?” for refund details.

Option A – $700/hour (Hourly Rate)
Ideal for experienced parties needing limited support (e.g., no property identified, early-stage strategy).  A $4,200 advance covers the first 6 hours. Unused time is refundable.

Option B – $7,000 Flat Fee (Single Party – Standard Transaction)
Complete legal support for a buyer or seller when the other party is represented and terms are mostly negotiated.

Option C – $9,000 Flat Fee (Single Party – Complex Transaction)
Includes everything in Option B plus more complex elements: no opposing party representation, seller financing, TICs, 1031 exchanges, parent/child transfers, etc.

Option D – $12,000 Flat Fee (Dual Representation – Standard)
Neutral facilitation for both buyer and seller. We provide information and guidance, but cannot advocate for either side or keep communications confidential.

Option E – $16,000 Flat Fee (Dual Representation – Complex)
For dual representation with additional complexity (private loans, LLC formations, title company not used, TICs, partial transfers, etc.).

Note: Our fees are fixed and not tied to the sale price or closing.
 

Generally, rate conversions are not permitted due to differences in time allocation and billing structure between hourly and flat fees.

However, limited exceptions apply:

• If we spend only a small amount of time (1 hour or less) and the transaction progresses quickly, we may convert the hourly agreement to a flat fee.
• If you begin with a flat fee but the deal falls through within 3 hours of our time, we’ll bill hourly and refund the balance.
   

We’ve advised a wide range of clients in private real estate sales throughout California — including landlords and tenants, trustees and beneficiaries, family members, friends, strangers, LLCs, corporations, and partnerships.

Our flat-fee packages include:

• Contract drafting and negotiations
   
• Promissory note and deed of trust preparation (for seller financing)
   
• Inspector recommendations and contingency oversight
   
• Seller disclosure support
   
• 1031 Exchange guidance
   
• Title report review
   
• Grant deed preparation and recording (if no title company is involved)
   

All services are desk-based. We do not attend inspections, appraisals, or open houses.
 

We do not:

• Visit properties or handle staging
   
• Review extensive CC&Rs, lengthy reports, or inspection docs
   
• Market properties on MLS (but we can refer DIY MLS listing services)
   
• Handle matters like estate planning, evictions, lien/loan issues, or buyer credit issues
   
• Replace title company services (though we can step in where their services are not used)
   

Our services work best for private sales — often found via personal connections, Craigslist, FSBO sites, or direct referrals. We are not a good fit for competitive bidding scenarios.

We offer deed preparation and recording for simple title changes or transfers on an hourly basis. We also advise on Proposition 19, including:

• Parent-to-child property and tax base transfers
   
• Over-55 homeowners transferring tax base to new property
   

We draft and review real estate agreements including:

• TIC (Tenancy in Common) Agreements
   
• Easements and boundary/access agreements
   
• Co-ownership and separation agreements
   
• We also assist buyers evaluating properties with easements or encumbrances.

We help advise regarding:

• Buyer/seller disputes
   
• Disclosure claims
   
• Quiet title claims
   
• Adverse possession and partition claims
   
• Boundary, nuisance, water/tree claims
   
• Deposit disputes and change-of-heart issues
   

We aim to resolve matters cost-effectively before litigation. We do not represent clients in arbitration or court.

We represent residential and commercial landlords and tenants in:

• Lease drafting and review
   
• Amendments and negotiations
   
• Tenant buyout offers
   

We no longer handle evictions. For referrals:

Landlord Representation:

• David Hermelin
   
• Fried & Williams
   
• Alan Horwitz
   
• Bornstein Law
   
• Weldon Bradstreet
   
• McLaughlin Sanchez
   

Tenant Representation:

• Salinas Law Group
   
• Jeffrey Carter
   
• Eviction Defense Center
   
• Bay Area Legal Aid
   
• Tenant Law Group