Buying or selling a home in Washington isn’t just a transaction, it’s one of the biggest financial and personal decisions you’ll ever make. On paper, it should feel exciting. But in reality? It often turns into a whirlwind of contracts, negotiations, inspection deadlines, disclosures, and six-figure decisions that can overwhelm even the most seasoned buyer or seller. One missed clause or overlooked timeline can cost you thousands… or worse, put your entire deal at risk.
Now imagine having someone who’s not only a top-rated attorney but also a licensed real estate broker. That combination is rare, and it’s exactly what you get with Richard Symmes of Symmes Law Group, PLLC.
Unlike the typical lawyer, Richard brings a rare dual perspective. He’s been recognized as a Super Lawyer Rising Star, consistently ranks among the highest-rated professionals on Yelp and Google, and also holds a Managing Broker License with eXp Realty. That means he can handle your real estate deal from both the legal and broker sides, saving you time, money, and a whole lot of stress.
Why People Choose Symmes Law Group
- Dual-licensed: Attorney + Real Estate Broker
- Deep experience in Washington real estate law and negotiations
- Personalized strategies for homebuyers, sellers, and investors
- Serving the Greater Seattle area and all of Washington State
In addition, clients appreciate his personalized approach. Moreover, working with one professional who covers both legal and broker roles eliminates confusion and unnecessary costs. Therefore, when the stakes are high, Symmes Law Group is the team you want in your corner.
Real Estate Services for BUYERS
Whether you’re a first-time homebuyer, real estate investor, or purchasing your forever home, Symmes Law Group offers three (3) flexible service tiers tailored to meet your needs and budget, each providing a blend of legal protection and real estate expertise.
Essential Counsel: Legal Oversight Only
The tier works best for off-market transactions between family, friends, or neighbors where most of the details are already worked out, but the parties still need assistance drafting the purchase agreement and fine-tuning the terms. It is also a good fit for experienced buyers who feel confident managing much of the process on their own, but still want the reassurance of having an attorney involved to provide oversight, catch red flags, and ensure the deal closes smoothly, such as when buying a second home and wanting legal backup to make sure nothing slips through the cracks.
- What you get:
- Drafting of one purchase offer with legal guidance (no negotiations)
- Review of title reports, disclosures, and related legal documents
- No contact with third-party brokers, sellers, or escrow
- When it makes sense:
- You’ve bought property before and know the basics.
- You’re working FSBO (For Sale By Owner) or with a friend as your agent, and just need a second set of eyes.
- You want to avoid last-minute surprises but don’t need full-time guidance.
- Flat Fee: $3,500, No Commission +$500 per additional offer submitted if first offer not accepted.
Strategic Counsel: Legal Oversight + Negotiation Power
The Strategic Tier is designed for buyers who want a legal expert actively involved in their purchase, going beyond just paperwork to provide negotiation strength and risk protection. This tier is ideal for clients relocating to Seattle or elsewhere in Washington who are unfamiliar with the market, investors who need sharp negotiation on property terms, or buyers who want someone to push back on unfavorable provisions and keep deadlines realistic. Along with contract review, negotiations, and full title, deed, and risk analysis, this package may also include property visits if needed, and comes with the added benefit that any commission beyond the cap is rebated back to you or applied to reduce the purchase price. It’s particularly valuable when moving to Seattle for work and needing an attorney-broker to negotiate timelines and protect against hidden risks.
- What you get:
- Full offer drafting, legal advice, and contract negotiations
- Title review, disclosures, deed review, and legal risk analysis
- Legal-only option (no commission paid by seller) or broker representation with commission rebate after flat fee.
- Property visits can be added at a flat fee depending on location
- When it makes sense:
- You’re relocating and don’t know the Seattle/Washington market.
- You want someone to push back on unfavorable terms and keep deadlines realistic.
- You’re investing in property and need sharp negotiation.
- $10,000 Legal Fee or broker commission capped at $10,000 with any additional commission offered by seller rebated. *Brokerage fees additional if choosing commission option.
(includes up to 3 offers) +$500 per additional offer if first offer not accepted and offers made within 3 months. $500 to get started or may choose 6 months agency agreement.- + Inspection home visit + $300 (includes review of inspection)
- + Optional Final Closing Walkthrough 3 days prior to closing
Premier Counsel
The Premier Tier is created for busy professionals, first-time buyers, or anyone who wants a fully hands-on partner guiding them from start to finish. It includes everything in the Strategic Tier, along with in-person showings, coordination of the buying process, detailed market analysis, and pricing strategy. With commissions capped and rebates applied, this tier offers both cost efficiency and comprehensive support. It’s the right fit if you’re buying remotely and need someone on the ground, or if you’re a first-time buyer who doesn’t want to miss a single detail. This level of service is especially valuable if you live out of state but want to purchase in Washington, where Richard can attend showings on your behalf, negotiate fiercely, and ensure the transaction is legally airtight.
- What you get:
- Everything in the Strategic Tier
- In-person property visits and showing coordination
- Strategic offer planning, market analysis, expert resale analysis, expert guidance on escalations and winning offer structures.
- Commission rebate after flat fee is paid
- Access to Private Off Market Inventory
- Lender Recommendations
- Up to 3 buyer tour sessions
- Review Title Report
- Review form 17 Seller Disclosures
- Review and coordinate inspection
- When it makes sense:
- You’re buying remotely and need someone on the ground.
- You’re a first-time buyer who doesn’t want to miss a single detail.
- You want someone to handle both legal and market strategy seamlessly.
- $15,000 Legal Fee or broker commission capped at $15,000 with any additional commission offered by seller rebated. *Brokerage fees additional if choosing commission option.
- +$500 per additional offer submitted
- + Includes lender communication management
- + *Access to keys and final closing paperwork package
Real Estate Services for SELLERS
At Symmes Law Group, PLLC, we understand that selling a property involves more than just putting a sign in the yard. As both a licensed attorney and managing real estate broker, Richard Symmes provides sellers with comprehensive, compliant, and strategic services to maximize value and minimize legal risk.
We offer three (3) tiered service options to meet the needs of all types of sellers, from DIY property owners to hands-off investors.
Essential Counsel: Legal Oversight Only
The Essential Tier for sellers is best suited for FSBO (For Sale by Owner) transactions where a buyer is already lined up and you simply want legal protection to make sure everything is in order. This tier provides drafting and review of offers and amendments, legal advice on terms, counteroffers, and timelines, as well as review of title, and disclosures. It works well if you’re selling to a friend, family member, or referral, or if you’ve marketed the property yourself through channels like Facebook Marketplace, Craigslist, or word of mouth. It’s especially useful when you’ve already found a buyer but want peace of mind that your offers, counteroffers, and disclosures are fully compliant and legally solid.
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What you get:
- Draft, Amend or Review of purchase offers received
- Legal guidance on terms, counteroffers, and timelines
- Review of title and disclosures
- Does not include negotiations or MLS listing services
- Confirmation of buyers ability to close/prequalification
- When it makes sense:
- You’re selling to a friend, family member, or referral.
- You’ve marketed the property yourself (e.g., Facebook Marketplace, Craigslist, word of mouth).
- You just need to make sure the paperwork is legally solid.
- Flat Fee: $3,500 +$1,000 for dual representation of deal/transaction
Strategic Tier: Full MLS Listing & Representation
The Strategic Tier is designed for sellers who want the benefits of full broker and legal support without paying inflated traditional commissions. With this tier, your property is listed on the MLS in the Seattle metro area to maximize exposure, while all offers, disclosures, title work are handled with legal oversight. You also get direct representation in negotiations and seamless coordination with trusted escrow agents, giving you one point of contact to manage every moving part. This tier works well if you want commission savings but still need comprehensive guidance. It’s especially valuable when selling in Seattle’s competitive market, where you want someone who can negotiate top dollar while also protecting you from liability risks.
- What you get:
- Listing in the Northwest MLS which serves the Seattle metro area
- Offer negotiation and document drafting
- Review of disclosures, title, escrow, and legal forms
- Escrow coordination with trusted escrow agent
- Flat fee with potential commission savings
- No open houses or photo coordination (client pays $300+)
- Can provide vendor recommendations for client to coordinate
- Advise on opening title and escrow (Client responsible for closing costs)
- Broker review of title report/completing form 17.
- Sign and install
- Keybox access (call seller directly for access and questions)
- When it makes sense:
- You want to maximize exposure by listing on the MLS.
- You prefer one point of contact who handles both brokerage and legal issues.
- You want commission savings but still need someone to manage every moving part.
- $10,000 Minimum with a 1.5% Commission.
Premier Counsel for Sellers
The Premier Tier is for sellers, designed for complex or high-value transactions where every detail matters. It includes everything in the Strategic Tier, with added support through tailored strategies for unique sale situations, enhanced coordination among escrow, title, and legal parties, and full representation with high-touch service at every stage. This tier is ideal if you’re selling an inherited property, managing a sale with multiple owners, or navigating the added complexity of a divorce-related transaction. It’s especially valuable when handling estate sales, where you need someone to coordinate across heirs, escrow, and legal obligations while still maximizing the sale price.
- What you get:
- Everything in Strategic Tier
- Photo/video services
- Pricing strategy, market analysis, and negotiation coaching, staging recommendation
- Closing oversight, and buyer interaction
- Open Houses
- Market analysis to help you set your asking price
- Yard Sign
- Electronic Keybox so agents can show your home without you present;
- Direct guidance on pre-sale repairs and home prep
- which Contract Drafting and negotiation
- Professional high definition photography and upgrade to 3D tours
- Professional marketing Flyers
- Contractor recommendations
- Home inspector recommendations
- When it makes sense:
- You’re selling an inherited property.
- The property has multiple owners or is tied to divorce proceedings.
- You want white-glove handling of marketing, negotiations, and legal compliance.
- $15,000 Minimum with a 2.5% Commission.
Frequently Asked Questions (FAQs)
At Symmes Law Group, we do more than just help you buy or sell a home. We protect your investment with dual expertise as a licensed Washington attorney and managing real estate broker. This unique blend of services ensures your transaction is:
- Legally sound
- Strategically negotiated
- Professionally managed
- Cost-effective
With our Value-Based Pricing Model, you receive concierge-level representation, while often paying less than traditional broker commissions.
Why Value-Based Pricing?
Traditional brokers charge 2.5%–3% of the transaction price even when:
- No legal oversight is provided
- The deal is low-risk or straightforward
- You do much of the work yourself
Instead, we charge based on the true value we deliver, which may include:
- Legal risk mitigation
- Contract structuring and negotiation
- Title, disclosure, and escrow review
- Premium market strategy
- Litigation prevention and cost savings
Why Choose Symmes Law Group?
Equipped to handle any real estate transaction, Richard Symmes provides you with your own personal lawyer in addition to having a real estate broker to provide the counsel you need to win any offer, negotiate terms, and provide you a clear understanding of terms in a real estate contract and understanding of real estate forms that other agents simply cannot provide due to the limitation on providing legal advice by non-lawyers. Richard is uniquely positioned to assist with off market transactions, properties involved in probate, short sale or deed in lieu of foreclosure transactions, distressed property transactions or transactions involving seller financing.
Real estate transactions typically involve negotiations, contract law and real estate law so having an advocate well versed in these areas is advisable and where having a real estate broker who is also a practicing attorney can be to your advantage to maximize the amount of profit or savings in your transaction. Additionally Richard through Symmes Law Group, PLLC can also draft real estate related documents such as deeds, promissory notes or co-ownership agreements and can bring you cash offers for your home through connections made over the years.
At Symmes Law Group, PLLC, we combine legal expertise with real estate brokerage knowledge to deliver unparalleled service. Whether you’re buying or selling a home, our tiered plans ensure you receive the right level of support based on your needs and budget.
Call Now or Book a Consultation to find the service tier that fits your needs!
