Whenever the matter is contested, non-standard, or high value. That includes commercial and investment transactions, seller financing, entity or trust ownership, 1031 exchanges, title exceptions that cannot be cleared, deed preparation, disputes with neighbors or co-owners, lease negotiation and default, rent regulation questions, and any post-closing defect claim. Routine standard-form residential sales are usually handled by an agent and escrow without an attorney.

Real property actions are filed in the Los Angeles County Superior Court. Most general civil cases are heard at the Stanley Mosk Courthouse downtown, with others assigned to the district courthouse serving the property's location. Unlawful detainer cases proceed on a substantially faster calendar than ordinary civil matters, which is why response deadlines in eviction proceedings are so short.

It depends on the building. The City of Los Angeles RSO generally applies to certain older multifamily rental units within city limits, and coverage turns on the building's age, type, and configuration. Units outside the RSO may still be subject to California's statewide limits on rent increases and just-cause termination. Because coverage determines allowable increases, notice content, and relocation obligations, it should be confirmed before serving any notice.

Measure ULA is the additional documentary transfer tax approved by City of Los Angeles voters in 2022, applying to transfers of real property within city limits above defined value thresholds. It applies to residential and commercial property alike and is separate from county documentary transfer tax. Because the thresholds are adjusted over time and the tax can materially affect net proceeds, it should be confirmed with the City's Office of Finance and factored into pricing before a listing agreement is signed.

Yes, where the seller knew of a material defect and failed to disclose it. California requires residential sellers to complete a Transfer Disclosure Statement covering known material defects, and an as-is clause does not excuse concealment of a known condition. Agents carry an independent duty to conduct a reasonably competent visual inspection and disclose what it reveals. Most purchase agreements also require mediation before suit.

A lis pendens is a recorded notice that litigation affecting title to a property is pending. It clouds the title, which in practice prevents most sales and refinances until the case resolves or the notice is expunged. It is a powerful remedy, but it is also risky: a lis pendens recorded without a genuine real property claim can be expunged with attorney fees awarded against the recording party.

It varies widely with the claim and the court's calendar. Unlawful detainer proceedings are designed to move in weeks. General civil real property cases commonly take a year or more to reach trial, and complex multi-party matters longer. Because of that timeline, provisional remedies such as a lis pendens, a temporary restraining order, or a preliminary injunction often matter more to the outcome than the eventual judgment.

Yes. California gives commercial tenants very little statutory protection, so the lease terms largely govern. The provisions that decide outcomes — operating expense and CAM definitions, escalation, assignment and subletting consent, exclusive use, relocation rights, personal guaranties, and default cure periods — are negotiable before signing and merely interpretable afterward. Review at the letter-of-intent stage is the most useful point.

Contract review, deed preparation, and negotiated work are commonly handled on a flat or hourly basis; litigation is typically hourly. More useful early on is a proportionality assessment — whether pursuing a matter is justified by what is at stake, and whether mediation or negotiation would produce a better net result than litigation. That evaluation is part of the initial consultation.