#real estate lawyer fees

[saraolaw]

Your Budget-Friendly Real Estate Legal Partner: Economical Real Estate Lawyer | Sarao Law

Understanding the intricacies of real estate law can be difficult, but it doesn't have to be expensive. SARAO LAW provides economical real estate lawyer services in Canada that are both affordable and effective.

Why Choose Sarao Law?

Competitive Rates: We offer competitive rates without compromising on quality.

Experienced Lawyers: Our team of skilled lawyers have a deep understanding of real estate law.

Personalized legal advice: We tailor our services to your specific needs and budget.

Efficient and Timely Service: We prioritize your deadlines and work diligently to meet your time-sensitive needs.

Our real estate law services:

Real Estate Transactions:

Purchase and sale agreement Title search and property due diligence Closing and settlement services

Real Estate Litigation:

Property disputes border dispute Action of eviction

Real Estate Development:

Zoning and land use regulations Development agreement Construction contract

Real Estate Finance:

Mortgage financing Loan documents kept suspended

Contact SARAO LAW today

Don't let legal costs limit your real estate aspirations. Contact SARAO LAW today to schedule a consultation and discuss your legal needs.

[lawofficeofryansshipp]

For Sale By Owner (FSBO): How A Florida Real Estate Attorney Can Make Selling A Breeze

For Sale By Owner FSBO Attorneys Selling a property on your own—also known as For Sale By Owner (FSBO)—is an attractive option for people who want to save on real estate agent commissions and have control over the sale process. However, with control comes responsibility, and the FSBO process can be complex, involving everything from marketing to legal compliance. That’s why working with an…

[advocatechenoyceil]

How to Prevent Builders from Charging Extra Fees under RERA in West Bengal?

“How to prevent builders from charging extra fees under RERA in West Bengal?” is a frequently asked question by the flat or apartment buyers in West Bengal. Continue reading How to Prevent Builders from Charging Extra Fees under RERA in West Bengal?

[mfi-miami]

I Beat My Foreclosure. How Do I Get My Lender To Pay Up?

I Beat My Foreclosure In Florida. How Do I Get My Greedy SOB Lender To Pay My Legal Bill?  Can I get my lender to pay legal fees if I prevail in a foreclosure case? So now you have bragging rights. You are one of the few homeowners in Florida who can hold their head up high and proclaim, “I beat my foreclosure!”  So, now you’re feeling euphoric. Your head is spinning with million different…

[valuelawca]

Real Estate Lawyers in Peace River, Alberta | Value Law

Value Law is a team of experienced real estate lawyers in Peace River, Alberta. We specialize in providing legal services for all aspects of real estate transactions, from buying and selling to leasing and development. Our focus is on providing value to our clients through personalized and efficient legal solutions. Trust us to protect your interests in any real estate matter.

[hypergamiss]

Tips on becoming a freelance portfolio/ investment manager for private wealthy clients.

I’ve got a bit of experience as an assistant Portfolio manager, and I’ve been looking into starting my own business working with private wealthy individuals client.

There's so much to this, this is the shortest I could keep my answer:

Build Your Foundation:

Hone Your Skills: Sharpen your investment analysis, portfolio construction, and risk management knowledge as much as you can. Maybe consider courses or certifications to fill any gaps and boost your credibility more.

Define Your Niche: Are you drawn to specific asset classes (tech stocks, real estate, etc.) or client types (retirees, entrepreneurs)? Specializing adds value. This will boost referrals.

Get Regulatory Clarity: Depending on your location, there might be licensing or registration requirements for freelance advisors. Do your homework to stay compliant and track any changes.

Marketing and Client Acquisition:

Build Online Credibility: A polished LinkedIn profile and a basic website showcasing your expertise and background are essential. Network strategically!

Content is King: Share insightful market commentary through blog posts or a newsletter. You can try all the other social platforms as well. This establishes you as a thought leader and attracts potential clients.

Target the Right Audience: Where do your ideal clients hang out (online and offline)? Charity events, industry conferences, upscale networking groups – be where they are.

Leverage Your Existing Network: Don't underestimate the power of your current contacts. Let clients, colleagues, and friends know about your new venture(optional).

Operational:

Pricing Model: Will you charge hourly, flat fees, or a percentage of assets under management? Consider your services and market rates.

Tech Tools: Invest in the right software for portfolio management, reporting, and client communication to streamline your workflow.

Contracts and Compliance: Have a lawyer draft airtight client agreements that protect you both.

Bonus Tips:

Get a Mentor: Connect with a seasoned advisor who can offer guidance and share their experience.

Start Small and Scale: Begin with a few strategic clients, and as your expertise and reputation grow, expand your clientele.

Embrace the Freelance Mindset: Be prepared for the hustle; managing your own business requires discipline and adaptability.

Remember, building a successful freelance practice takes time, dedication, and top-notch client service. Stay passionate, stay focused, and let your expertise pave the way to becoming a trusted advisor for your wealthy clientele.

[wannabecatwriter]

"I think she's still spooked," Jasper admitted. "She's been acting kind of paranoid ever since that party."

"Can't say I blame her. Imagine just seeing a known killer at your workplace, just chilling among regular people, without anyone the wiser. Although, to be fair, many of those weren't regular people," Wyatt chuckled.

"How so?" Jasper asked.

"We ran a few background checks on the people present at the club that night. I think Chandra Smith, with her obvious pyramid scheme, might actually have been one of the more honest individuals present there."

"No way!" Jasper was agape.

"Uh-huh. Dirty business practices, tax evasion, real estate scams... Of course, going after any one of them would pay their lawyers' fees for years and they would walk free. That's white collar crime for you - it pays. But they're not the ones we're interested in anyways, at this time, at least. We want to nail Gritton and whoever he's working with."

[halles-comet]

Me yelling at my landlord about how attempting surcharges without a fee-free option on the rent paying website is a violation of the California Civil code which I double checked with my real estate lawyer friend after seeing it on Reddit:

[attorneyssphuket]

Title Search in Thailand

When considering a property purchase in Thailand, a thorough title search is an essential step. This process involves examining the property's historical ownership records to ensure clear and legal ownership.  

Why is a Title Search Necessary?

Verifying Ownership: A title search confirms that the seller is the legitimate owner of the property and has the authority to sell it.  

Identifying Encumbrances: It reveals any existing liens, mortgages, or legal claims against the property that could impact the transaction.  

Detecting Fraudulent Claims: A comprehensive search helps uncover fraudulent claims or disputes related to the property's ownership.

Assessing Property Boundaries: It clarifies the exact boundaries of the land and any potential boundary disputes.

The Title Search Process in Thailand

Hiring a Qualified Professional: It's advisable to engage a lawyer or a reputable real estate agent specializing in Thai property law to conduct the title search.

Visiting the Land Department: The Land Department is the primary government agency responsible for land registration and title deeds in Thailand.  

Reviewing Land Title Deeds: The professional will review the property's title deeds, which are legal documents that establish ownership rights.  

Checking for Encumbrances: The search will identify any outstanding debts, taxes, or legal restrictions on the property.  

Verifying Property Boundaries: The professional will examine survey maps and land plots to confirm the property's boundaries.

Common Types of Land Titles in Thailand

Chanote Title Deed: This is the most secure type of land title in Thailand, providing clear ownership rights.  

Nor Sor Sor 3 Gor: This title is less secure than a Chanote, but it still provides a degree of ownership protection.

Nor Sor Sor 4 Gor: This is the least secure type of land title, with limited legal protection.

Additional Considerations

Condominium Title Search: For condominium purchases, a title search is also crucial to verify the unit's ownership, any outstanding fees, and the condominium's legal status.  

Foreign Ownership Restrictions: Foreigners may face certain restrictions on property ownership in Thailand. A title search can help clarify these restrictions and ensure compliance with relevant laws.  

Conclusion

A thorough title search is an indispensable part of the property buying process in Thailand. By investing in a professional title search, buyers can protect themselves from potential legal and financial risks and ensure a smooth and secure property transaction.   Sources and related content

[norabrice1701]

Consequence

 A Ghost!Horstmayer x Fem!Reader AU

Summary: “Seriously?” You say, sighing in vague annoyance. “A ghost?” You don’t consider yourself to be a superstitious person, and you certainly don’t believe in haunted things lurking around dark corners.

Of course, it doesn’t make sense. Of course, ghosts aren’t real. You just need your overactive imagination to calm down.

But then comes the night that changes everything...

Word Count: 6.3k

Warnings: Explicit 18+ NSFW smut; explicit language; references to 1918 pandemic and lost love; Horstmayer needs a hug

A/N: Last year, it started with a pirate!Horstmayer fic and now we have ghost!Horstmayer on this Christmas Eve. Curl up somewhere warm with something warm & cozy, and I hope you enjoy! And to those who celebrate the holiday - I wish you all a Happy & Merry Christmas 🎄😊❤️

You inherit the apartment from your Great-Aunt Alphonsine. Heartless as it sounds, you didn't even know that you had a Great-Aunt Alphonsine until the lawyer calls you. 

“The care and maintenance of the apartment is part of your Great-Aunt’s estate. Should you choose to retain the dwelling, you will only be financially responsible for the consumables.” 

“The consumables?” You echo in confusion. “What does that mean? Consumables as in… water and electricity?” 

“No, miss. Consumables as in food, paper products, toiletries, and so forth. Your Great-Aunt’s estate has allocations for utilities, cleaning services, repair services, tax fees, and insurance costs. She was adamant that you shoulder no additional financial burden with the inheritance of her beloved home.” 

On and off over the years, your mother has spoken of the estranged family that lives in France, but surely, this has to be too much. You’d never met Great-Aunt Alphonsine, and doesn’t she have any immediate family of her own? Or is this her way of trying to reunite the family? 

Regardless, you still can’t believe it. Even now as you stand - still dumbfounded by the simple fact that you’re actually here in Paris - staring at the building’s elegant stone and wrought-iron facade, you want to pinch yourself. 

Nearly overnight, you’ve gone from a cramped, nearly-windowless apartment to this sweeping, third-story, top-floor apartment with commanding views of the Luxembourg Gardens. Nearly overnight, you no longer have to choose between paying rent or paying down student loans. Nearly overnight, you find yourself faced with the decision of what to do with such a classy place, but you figure that you should at least see the interior before deciding. 

And the interior doesn’t disappoint. Cozily appointed and elegantly furnished, the whole apartment proves an expert study in Edwardian class and comfort. Each room hosts gleaming wood fireplaces, lush rugs, and plushy armchairs and settees. The living room with a piano in one corner and a simple writing desk tucked in another corner looks like the perfect place to continue work on your novel. The dining room is warm and intimate, and blessedly, the kitchen has been updated with modern appliances. 

The hallway hosts three inviting bedrooms and one sophisticated bathroom. Each progressive room makes you feel sloppy in your jeans and sweater, yet also puts you completely at ease. The old-world charm and elegance of the whole place should probably be intimidating, but there is something undeniably homey and inviting about it.  

You make your decision and settle in right away. The living room becomes your favorite haunt and think-tank, while the master bedroom serves as your private lair. You’ve never known such stylish comfort or pleasant environs. In fact, it’s a marvel that your Great-Aunt has managed to outfit her home in a way that doesn’t feel old and stuffy but still retains the splendor of a bygone age. 

As time passes, you meet the cleaning lady by name of Marie-Rose who tiptoes around on silent footsteps, and the all-around handyman, Georges, who is never without a jovial smile beneath his bushy mustache. 

“This is an easy fix, mademoiselle.” Georges says, extending the ladder legs. “I’m glad that you called.”  

“I appreciate that you came so quickly, but really, there was no rush.” And you mean it. Replacing a burned out lightbulb in the living room chandelier isn’t an urgent matter, but Georges wouldn’t hear of it. 

“Well, Mademoiselle Alphonsine was just the kindest lady, and I wouldn’t want to do her an insult by way of you, now.” 

Your mouth pulls to an awkward, closed-mouth smile. “I wish that I had known her better.” Or at all, really. 

Georges unboxes the new lightbulb, nodding up at you with a reassuring smile. “I’ll have this replaced in no time. Don’t you worry, mademoiselle.” Despite your insistence otherwise, he refuses to call you anything else. “But keep an eye out for that ghost, would you please?” 

He starts to climb the ladder, and you arch a dubious brow. “Seriously?” You say, sighing in vague annoyance. “A ghost?” You don’t consider yourself to be a superstitious person, and you certainly don’t believe in haunted things lurking around dark corners. 

“Oh, you can be sure of it. Mademoiselle Alphonsine had many stories about her resident ghost - even said that she glimpsed him in the foyer mirror once. Eyes like golden chocolate, she said.” 

“Golden chocolate?” You hum skeptically. “And I’m sure that every time this old building creaked, that was the ghost, too?” 

Georges nods as he works. “Mademoiselle Alphonsine swore that he was always here - as a chill when she entered a room, as a phantom whisper against her cheek, as a fallen and broken object.” 

“That’s the most ridiculous thing I’ve ever heard.” You scoff, shaking your head. “I mean, it makes sense why a single, elderly lady living alone would conjure tales about a ghost when things went bump in the night. It’s the most basic trope in all of horror-dom! And once she believed it, I’m sure it just became easier each time something ‘supposedly-mysterious but easily-explainable’ happened for her to just chalk it up to her resident ghost.” 

Georges laughs softly but nothing about it is comforting. “Then, don’t believe in the ghost at your own peril, mademoiselle. But far be it for me to speak ill of the dead - either Mademoiselle Alphonsine or her resident ghost.” 

Of all the ridiculous nonsense. There are no such things as ghosts, regardless of what your Great-Aunt or her handyman think. 

And yet… you can’t fully banish the lingering thought. Especially in the dark hours of night when the city grows still, when the building grows silent, when shadows dance on the walls. You start to notice the ambient creaks and groans of the centuries’ old building. You start to notice the reflections in polished surfaces, unable to stop the creeping moments of suspicion and the urge to do a double-take over your shoulder. 

Eyes like golden chocolate, indeed. 

Of course, it doesn’t make sense. Of course, ghosts aren’t fucking real. You just need your overactive imagination to calm down. 

But then comes the night that changes everything. 

The day has been absolute hell in a handbasket, and you need to lose yourself. So, you do: retiring to your bed with a half-full bottle of wine and your favorite vibrator. It has been a while since your last boyfriend, and you treat yourself far better than he ever did. Still trembling from your first orgasm, you writhe against the bedsheets, slowly teasing towards your second. Your slick, sensitized skin sings as you drive the toy harder, chasing the pleasurable swell inside you. The wood and plaster walls echo with your soft cries and whimpers - and in the moments your eyes wink open, you see yourself in the mirror mounted above the bedroom fireplace. 

The debauched sight that you paint should probably be shameful, but you’re too far gone to care. Your hair fans across the pillowcase, sleep shorts and underwear discarded with your sleep shirt rucked up. With one hand twisting and pinching against your breast, the other works the toy inside you. The desperate heat builds to a crescendo as you drag against your white hot spot of pleasure, tearing a long cry from your lips as you start to boil over. 

Glass cracks and shatters across the room, slicing through your fog of arousal. You scream at the sudden burst of sound, and the toy slips from your grip. Your body fights a new surge of adrenaline-fueled energy as you stare at the fractured mirror over the bedroom fireplace. Cracked lines radiate across the reflective surface originating from a point in the middle. Several glass shards have broken loose, now smashed against the polished wood floor. 

Your heart races as you sit up to get a better look, overcome with the impending rush of your denied orgasm and the fear that bolted down your spine at the sight. Especially as you stare at the distorted reflection in the mirror’s broken remains. It looks… you gulp. Another shiver runs through you as you squint harder in the low light. The shape coalesces into a distinct, shadowed outline of a head and shoulder - and eyes. 

Eyes that glint with golden chocolate. 

You blink, and the image disappears. Or… has it even been there in the first place?

The thought keeps you awake longer than you care to admit. And ever since, you haven't been able to shake the unnerving feeling that you’re being watched. 

Sure, it sounds cliche. Fuck that, it’s definitely cliche. You’re starting to be no better than your Great-Aunt, really: living alone in an old house with an antique mirror that had finally just cracked from age. You don’t need to let the power of suggestion get to you. Of course, there hasn’t been a ghost with golden chocolate eyes watching you in your bedroom. The implications of that are just too fucked up. 

But none of that stops a shiver from crawling down your spine when living room floorboards squeak while you sit unmoving on the couch. It doesn’t stop you from giving the foyer mirror a suspicious side-eye every time you walk past or glimpse shadowy movement on its reflective surface. 

All of it stirs traitorous, lingering questions to life. Has Great-Aunt Alphonsine been right? Does her home indeed have a resident specter of some sort? Could there really be such a thing as ghosts? 

The nagging questions torment you for the better part of two weeks, not helped each night when you crawl into bed and stare at the bare patch of wall above the fireplace where the mirror used to hang. But finally, emboldened by another bottle of wine, you open an incognito browser window and let your search history spiral down a rabbit hole. 

Are ghosts real 

Why do ghosts haunt

Can you banish ghosts

Can you contact ghosts

Madame Lastra incantation 

Dr. Vladimir Zugravs’s Collection of Spells and Other Curios book

The next day finds you at the National Library of France. Of course, the section you seek resides in a quiet, dusty corner of the archives that surely crawls with ghosts of its own. Fluorescent light bulbs buzz overhead as you scan the spine titles and catalog numbers. Eventually, you find Dr. Zugrav’s book and pull it from the shelf as your heart leaps. Thumbing through the pages, you glimpse all sorts of sketches - diagrams of plants, people, symbols - and page after page of obscure, occultist lore. 

When you find the page entitled ‘Madame Lastra’s Incantation for Contact Beyond the Living World’, a forbidden thrill runs through you. Fuck, you can’t believe this actually exists, and worse… would it actually work? 

Back in the warmth of your living room, you pour over the pages with rapt interest. It… honestly, it sounds so easy. Does it really only take sandalwood scented air and a red beeswax barrier coupled with the right words to contact the dead? You read the pages again and again, looking for the obvious catch. If it is supposedly just that simple, then why doesn’t everyone know about this? 

But once you have the sandalwood incense and red beeswax candle, you wait until Saturday night. The fact that it’s Christmas Eve just happens to be a coincidence. You already told your parents that you aren’t able to come home for Christmas, and if you really have the chance to make a new friend, then… well, who wants to be alone on Christmas Eve? 

So, you sit in the foyer and light the incense. As the woodsy smell permeates the air, you light the candle and let it burn for several minutes to form a blood-red puddle of molten wax. With careful movements, you dribble the wax in a line just behind the front door, spanning wall to wall as the book instructured. Admittedly, you do cringe at the sight of the vibrant red wax cooling against the finely polished wood floor - and god, maybe you should go to a therapist after this - but for now, you’re too committed to stop. 

When the line looks thick enough - honestly, the book wasn’t too specific - you set the candle next to the incense and sit cross-legged, staring at the front door and the fresh line of wax. You turn the page and your breathing quickens. Adrenaline surges through you, taking a deep breath to listen to the gentle piano Christmas carols that play in the background as a low fire burns in the living room fireplace accompanied by the soft glow of a table lamp. 

In a clear, purposeful voice - the book is incessant on that part - you recite the words. It sounds even stupider and laughingly implausible as your voice echoes off the woodwork, as if waiting for the punchline of some elaborate joke. But then… the fire flares in the living room from the corner of your eye and a wave of intense heat rolls over you. Lightning strikes outside the windows and roaring thunder threatens to burst your eardrums. Strobing lightning continues to blind you as shapes and shadows melt and shift around you. With wide eyes, you glance around as fear otherwise paralyzes you. 

God, shit, fuck… what have you done? 

Thunder shakes the building incessantly, but your blood freezes as audible, distinct footsteps creak down the hallway. Your heart sticks in your throat as blood pounds in your ears, turning around to see… an unknown man emerge from the shadows. 

His thick chestnut hair and beard hold a neat style as he frowns down at you. He wears dark, high-waisted trousers of an antiquated fashion with a white dress shirt, matching vest, and tie neatly knotted at his throat. Firelight and lightning gleam off a wristwatch set against a thick leather band wrapped around his right wrist. He looks for all the world like he just stepped out of a late Edwarian-era photograph, and a chill runs through you. 

He rests his hands in his trousers’ pockets as he comes to a stop at the living room threshold, his face hard with disapproval. “I understand that modern sensibilities have changed,” he says with crisp, Germanic syllables. “But have you completely dispensed with all sense of general propriety?” 

You stare back at him, agape and lost for words. Too many questions overload your brain as you meet his sharp, golden chocolate eyes. Eyes that are all too familiar from a hazy moment in your bedroom’s shattered mirror. 

He blinks those otherworldly eyes as irritation tightens the corners of his mouth, and he nods vaguely over your shoulder. “Referring, of course, to the mess that you have made on his floor. Terribly inconsiderate of you as a guest, considering how that red dye will no doubt leave a permanent stain.” 

Your eyebrows climb to your hairline. “A guest…? But I live here.” 

He shakes his head in slow reproach. “This is not your home anymore than it is your Great-Aunt’s or mine - we are all houseguests here.” He advances slowly, coming more into the flickering firelight and your pulse quickens as he continues. “But, perhaps you are not as worthy as she was - first, for damaging his floor, and second, in this unwelcome -.” His words stop short as his face pinches in open confusion and disbelief. 

You freeze in equal uncertainty, watching his keen gaze fix on the roaring fire. Lightning still flashes all around - or, perhaps strobe is a more accurate word - especially as you realize that thunder no longer accompanies each bright bolt of light. Without another word, he strides forward with his attention clearly diverted from you. 

With trembling movements, you push to your feet as you continue to stare at him. Just who in the hell is this man? He can’t just come into your house uninvited… or was he invited? You stand just inside the living room, staring at the broad line of his back as he pauses in front of the fireplace. He holds his left hand in front of the flames as if warming chilled skin, but the look of astonishment on his face makes your brow furrow. 

Chilling realization creeps through you as he continues to stare at his hand in a mix of disbelief and reverence. You wet your top lip, exhaling sharply. “You’re Great-Aunt Alphonsine’s resident ghost, aren’t you?” 

“I prefer that you call me Karl Horstmayer.” 

You gasp as realization slams through you, and holy shit… the incantation has worked. The truth before your eyes stuns you as lightning flares at random, disorienting intervals. You blink away from him in your stupor, still trying to process it all, and your mindless gaze sweeps around the room. At least, until you notice that the familiar table lamp has just… disappeared. In fact, the fireplace and lightning are the only light sources around you. 

Your mind reels at the implications, and you turn towards the windows that overlook the gardens across the street. It’s impossible to make out anything of the city beyond - no streetlights, no rustling trees - as if everything outside has been swallowed up by the soundless lightning storm. 

Everything about that thought sends your mind into overdrive as your heart races. “Does…  does that mean that I’m… dead?” 

He shrugs a disinterested shoulder, still studying his hand. “What is dead?” 

“Dead is how y-you’re a ghost.” Your words shake with mounting uncertainty. “And how I’m… I’m - where are we, anyway?” 

“Why do you assume that I have all the answers?” His words cut sharp. “Aren’t you the one with the occultist book?” 

“The book doesn’t say anything about this!” Honestly, if the incantation is going to transport you to some freakish vortex between life and death, the book should at least fucking mention it. 

If your outburst bothers Karl, he gives no visible indication. Instead, he simply lowers his hand back to his side as the corner of his mouth lifts with a sad, fond edge. “All I know is that I have not felt such warmth in well over a century.” 

Despite your unease, your brow knits as you process his words. “No? Not even when… well, assuming that you’ve walked this apartment as you are now,” you gesture at him, suddenly feeling woefully out of your depth. “Does that mean that you don’t feel physical sensation…?” 

“Not as such.” He answers softly. “But the eternal now has no physical concept, so your question is invalid.” 

“That makes no sense.” You shake your head, returning your gaze to him as you wait for him to respond. 

But neither of you speak for several long minutes. Brilliant purple-white light continues to burst out the windows, punctuated only by crackles from the fireplace and the eerie melody of distorted Christmas carols. You strain your ears to listen, just able to recognize ‘Silent Night’ despite how melancholy and dissonant the tune sounds. 

You force a swallow, continuing the conversation in his stead. “I mean - clearly, this is a physical place. I’m standing here, a-and you’re standing there. And there’s a fire, and music… and you called it his place.” You pause, blinking over at him as he stands unmoving, still just staring into the fire. “So, if I’m a guest and you’re a guest… then, whose place is this?” 

Heart-wrenching sadness eats at the lines of his handsome face despite his failing attempts to hold a stoic appearance. It ages him so young - younger than you’d initially estimated due to his deceptive facial hair. What has happened to this young man? By all accounts, he looks healthy - as if he could still be alive today. 

The muscles of his throat work around a hard swallow. “This is the home of the Audebert family. Camille Audebert, in particular.” He pinches his mouth shut as if needing a moment to collect himself. 

Concern stirs in your chest as you wrap your arms around yourself and step into the living room. “And who was... is Camille Audebert?” 

Karl’s eyes swim with firelight and distant memory. “Someone who I met on a Christmas Eve long ago. Someone who… who I had hoped to find again. But someone who died in this house before I could get here.” 

“I’m sorry to hear that.” You take another careful step forward. “How did he die?” 

“The flu of 1918 swept through Paris, sparing neither the rich or the poor, and he succumbed much like countless other victims.” 

A chill runs down your spine as your heart lodges in your throat. “The flu of 1918… that sounds unreal….” Your voice trails off as the unnerving lightning reflects off your skin and clothes. “Is that also when you… died, too?” 

“No.” He offers a weak shake of his head. “I followed… in 1919, I think it was. You’ll forgive me on the exact year…” 

You ach an incredulous brow, unable to believe it. “And you’ve been here - in this place… this apartment since 1919, give or take.” 

His heavy eyes drop closed as he bows his head solemnly. 

Your tongue runs across your top lip. “Then, why don’t you just leave?”

“That’s not how it works.” His voice chills you to the bone. “Actions on the mortal plane ripple through eternity, and a deal with the devil is just that.” 

“But you’re…,” you start as you struggle to understand. “Surely, you’re not… like a demon or something.”

“No,” he gives a short shake of his head. “But one needn’t be a demon to find themselves in hell.” 

You regard him in a moment of contemplation. Is he really trapped here? What deal has he possibly made? You exhale an uncertain sigh, hesitating until you catch yourself. For fuck’s sake, this man is a ghost – what do you really have to worry about? “So, what -” your words stick in your throat despite yourself. “How long do you have to stay here?” 

He turns an almost pitying, closed-mouth smile towards you. “Time is a mortal construct. It doesn’t exist in the eternal now. As such, I shall simply reside as I am until… until the stars turn cold, I suppose.” 

Your heart goes out to him as your gaze softens. “That sounds incredibly lonely. With no one for company.” 

“Yet, you’ve proven that it’s possible.” His brow furrows as if he just realized something that hasn’t occurred to him before. He turns towards you with his haunting, perceptive gaze. “Tell me, why did you seek this meeting tonight?” 

The intensity of his firelit gaze leaves you fumbling for words. Why exactly have you contacted him? Is it merely to satisfy your own curiosity? Is it just to vindicate your Great-Aunt? 

“And tonight, of all nights,” he continues, not unkindly as he gestures vaguely with his left hand. “I am not unfamiliar with the carols in the air, though again… to hear them so vividly now is….” He trails off with a shake of his head. 

“Vividly?” You arch a dubious brow. “It sounds like they’re playing underwater on an untuned piano.” 

“And yet all I hear is clear, harmonized perfection.” He drops his eyes closed in clear indulgence of a treat that he’s been so long denied. 

A shiver races down your spine at the thought and you can’t help but wonder. Each time that you play music in the house and enjoy tonal melodies, does he hear the sort of tuneless, distorted musical notes that you hear now? Is your presence in whatever this place is somehow letting him experience the world of the living from beyond the grave? The implications of that only make your mind spin and a distant ache blooms in your skull. You take a deep breath, massaging your temples and feeling woefully out of your depth. 

Nothing about this makes any sense – but honestly, what did you expect by using some incantation to contact a dead ghost? And now… just where the fuck do you go from here? How long are you going to stay here? How long does the incantation last? And, really, just what do you have waiting for you back on the other side tonight? 

Your gaze falls to the blazing fire for another long minute. If Karl Horstmayer is indeed dead, then why shouldn’t you just be honest? You nibble your bottom lip before speaking. “I guess it’s just…” you trail off, sighing as anxious butterflies erupt in your stomach. “It’s Christmas Eve, and I just… I didn’t want to be alone.” 

He shifts almost uneasily on his feet. At first glance in the swirls of blinding light, perhaps a blush dances high on his cheeks above his beard, but you can’t tell for sure. It does nothing to detract from his handsomeness, and an appreciative smile edges your face. 

He catches your gaze, his own pensive and analytical as he regards you. “And straddling the veil between worlds is the best way to remedy that?”

Your mouth pinches with irritation. “I… well, yes – I mean, you’ve been watching me and because I… I saw you.” You don’t want to delve into the details since - fuck, this man has seen everything that happened in your bedroom. “I saw your brown eyes - eyes of golden chocolate - just like my Great-Aunt had said.”

His eyes darken with obvious memory as the shared knowledge of the night that your bedroom mirror shattered hangs between you. Heat flares along your skin despite the fire’s warmth, gathering low in your belly under his intense scrutiny. From his words so far, the extent of his physical sensation may still be a mystery, but clearly, he isn’t emotionally unaffected by the events that took place in this house. 

You wet your top lip as your breathing quickens. “You say that the eternal now has no physical concept, yet you were able to break the mirror that night. For that was you… watching me….” 

A startlingly ashamed look crosses his face as he drops your gaze. “As only the dead can. Not one of my finer moments, I regret to say.” 

His dizzying verbal circles make your head spin, but they’re far from off-putting. “But you only feel guilty now that I’ve confronted you about it, right? Never thought you’d get caught, right? And why would you if I’m your first-ever visitor...” And, shit, the implications for the future crash down around you. As long as you stay in this house, he will be here watching you – each time you shower, eat dinner, sleep, pleasure yourself or share your bed with anyone else. Honestly, the thought should probably repulse or terrify you, but there’s something oddly… comforting about it. In the knowledge that you’ll never truly be alone. 

But what about Karl? Is he forever condemned to just watch humanity pass him by from within the confines of this apartment? “So, what does that mean, then?" You ask softly. "‘As only the dead can’…?”

“Precisely that. A spectral existence has no physical concept in the eternal now.” 

“That’s such bullshit.” You shake your head pleadingly, stepping around the couch towards him before you think better of it. “As we’ve both agreed – we’re both standing here. And you’ve felt the fire’s warmth on your skin, heard clear music – so, don’t tell me there isn’t anything physical in this moment.” You reach your hand out to his white shirt sleeve covered arm to prove your point.  

Your fingers connect with the fine fabric and solid forearm beneath, gasping as sapphire sparks burst into view and wink out with wispy trails of smoke. The scent of cedar and citrus fills your nose – and in that moment, you see everything. 

A life shrouded by the shadow of an older brother. A steadfast dedication to military service befitting a dutiful second son. A horrific world war that shatters the globe and leaves permanent scars. A forbidden, blossoming love in a snowy trench on an unexpectedly peaceful night that tragically, abruptly ends in a global pandemic. A destructive desire driving him to reunite with his beloved. 

And in that moment, when his eyes meet yours, his face blanches with the discovery of profound knowledge. As if he, too, sees everything in your life that led you to this moment as you stand with your hand on his arm somewhere between life and death. 

The breath punches from your chest as the images run through your mind and emotions boil within you. Your heart constricts yet threatens to burst, your stomach tightens with anxious knots yet lightens with hopeful anticipation. Your eyes see only him, blind to the rest of the world as you want to cling to him, to lose yourself in him, to have him lose himself inside you. 

Blood pulses through you, pooling low and needy as damp heat soaks your core. All at once, you realize how hard you’re breathing, stunned and reeling. 

You force a swallow as dizziness consumes you. “I don’t… I don’t know what’s happening.” 

He gives a slow, bewildered shake of his head, obviously just as speechless as he gasps for breath alongside you. With your mind awash in a sea of unfamiliar memories and new sensations, your hand trails up his forearm, almost disappointed that more sparks don’t appear. You raise your other hand to his chest, both exhaling long moans when you press your palm flat over the woolen waistcoat. A shower of deep blue sparks rain down around your hand as more of that intoxicating scent suffuses the air. 

You struggle for breath as a fresh wave of heat surges through you, touching the essence of your being. It extends beyond physical or emotional, as if… as if his spirit touches yours, speaking in a language that you don’t understand yet comprehend implicitly. And god, just listen to yourself, but your brain - and body - are truly too far gone to care. His warm, heavy hand falls against the small of your back, and you arch against the touch with a soft cry on your lips. 

Electricity jolts through you, driving you closer in his embrace, overwhelmed at the onslaught of sensation erupting from his touch. Everything about the moment compels you closer to him, each touch igniting more sparks and reaching some deep-rooted part of your soul that belongs only to him. 

Your lips fuse together in an intoxicating haze as that delicious scent wraps around you and sapphire light gleams beyond your closed eyelids. He can’t be close enough to you as tongues tangle and you cling to the solid, sturdy build of shoulders. His broad hands find your hips, pulling you flush against him - body to body, soul to soul. 

He needs to be closer - so much closer - and your hands tear at his tie, his vest, his shirt buttons. The heat of the fire is a distant memory compared to the scorching touch of his skin as your own clothing falls away with wisps of smoke and showers of sapphire starbursts. Everywhere he touches draws you helplessly towards him as he dissolves into you and pulls you down to the plush, thick rug in front of the fire. 

Your legs wrap around his waist with mindless instinct, driven only to connect with him in the most intimate way as your soul demands. Breath leaves you and sanity abandons you as he slides deep into your core, piercing your heart and soul as he buries himself in your heat. His groans drown against your lips as smoke and sparks shroud the frenzied rocking of his hips and he drives himself to fill you completely. 

Unrecognizable cries leave your lips, echoing in the void as you take everything he gives you and surrender yourself completely. The crescendo builds with unstoppable intensity as you claw at his back, tasting the salt on his neck and relishing the burn of his beard on your skin. A moan tears from you as you convulse around him, and a heavy force claws at the very essence of your being, shearing something inside you as euphoric ecstasy pulls you under. 

The deafening roar of his own release mixes with your deafening cry as blood pounds in your ears. Your vision swims in hazy light as your body drifts away from you, and you struggle to breathe under the gnawing sensation. His solid weight against you fades as darkness eats at the corners of your mind, and you feebly cling to him with all that you possess. 

His lips ghost against yours as your hands fall slack and thought abandons you completely. 

You blink awake, foggy headed and bleary eyed. Desperate to ignore the throbbing pain in your skull, you squint against the bright, invasive morning sunlight – Christmas morning sunlight – and don’t know what to think. Especially as you become aware of three things in quick succession.

One – the thick living room rug scratches and itches against your bare skin. A dark blue blanket covers you, surprisingly soft by contrast to the rug but completely unfamiliar to you. You grip it close, aware that it’s the only thing shielding your naked body from the clear windows. 

Two – you feel absolutely drained. As if you haven’t slept or eaten in days, or maybe both. Your minimal movements against the rug are sluggish and uncoordinated as you continue to wake up and come back to yourself. Quite obviously, whatever you experienced last night has taken a heavy toll. 

Three – you aren’t alone. A larger, broader, obviously nude and obviously male body presses against your backside as you lay against the uncomfortable carpet. You scrub a hand over your face, trying to wipe away the cobwebs and not disturb your slumbering bedmate. 

Good god, what had actually happened last night? With fleeting clarity, you remember the lightning-drenched living room, the uncanny golden chocolate eyes, and the scorching pleasure – but now faced with the cold light of dawn, has any of that actually been real? Or did you really just knock back one too many cocktails, pick up a guy, and lose yourself in delusional fantasy?

You groan, stretching against the carpet and catching a glimpse at your smartwatch. Fuck, it’s already so late. With another groan, dreading the inevitable awkwardness of saying goodbye to a one-nightstand that you don’t even clearly remember, you roll over and prepare to face your fate. 

You jump in surprise against the blanket, shocked to see two golden chocolate eyes blinking blearily back at you. Your heart pounds as you stare at Karl’s familiar features and bearded face as he lays beside you with dark swirls of his chest hair just visible above the blanket’s edge. 

You gape, unable to believe it. “What the hell are you doing here?!”

“Here?” He groans, looking back at you in equally growing confusion. “What is… why are you here?”

“Why am I here?” You parrot back, gripping the blanket close, hyper-aware of both your naked bodies beneath the navy fabric. “This is my house, and you’re the dead ghost, and…” Your words trail off as your mouth fails to keep up with your raging thoughts. Does this mean that you have died, too? Are you now condemned to stay in this house with him for eternity? 

A car horn blares outside the window, drawing your startled gaze. How does that make any sense? If you are dead, then why are you able to hear a car plain as day? You force a hard swallow as you try to think through the sluggish fog in your head. Maybe you aren’t dead, after all, but instead, maybe he is… does it make sense for him to be… alive? 

But, seriously… have you somehow fucked him back to life? However crass and ridiculous that sounds. Is that why those strange, sapphire sparks had ignited between you? Has your life force somehow rejuvenated his own...? 

Your head hurts too much for such mind-bending thoughts. Slowly, you turn back to him, catching his gaze as he studies you with equal bewilderment. His mouth pinches to a tight, hesitant line as he obviously considers a thought. 

Tentatively, he reaches a hand forward, brushing the back of his knuckles along your forearm. No blue sparks or blue glow emanate from his gentle caress, but a low, thrumming rhythm grows in your blood. You gasp as the beating pulse aligns with the cadence of your own heartbeat, reverberating in tandem harmony. “Is that…,” you ask in a breathless whisper, “your heartbeat?” 

His own breathing stutters as the contact lingers, and he twists his wrist to wrap his fingers around your forearm. “It’s your heartbeat, it has to be…” he whispers reverentially. “Mine stopped beating so long ago….” 

“Then, why are you here?” Heat sings in your veins as your body recognizes its missing half - the answer to make you whole, body and soul. 

He pulls his hand back, and the cloying sensations instantly dull. You’re still drained beyond comprehension and in serious need of sustenance, but whatever his touch has just ignited begins to fade without the sustained physical contact. 

Just what the fuck have you done? Are you somehow forever bound to him? And him to you? How would you ever know? And is that what you really want? What about the rest of your life? What about the rest of his life? At least, now that he seems to have one again…. 

He shakes his head, sighing heavily. “We may never know the answer. But before we start trying to figure it out,” his face softens as the corner of his mouth lifts. “I guess there’s only one thing to be said.” 

“Oh? And what’s that?” 

He fixes his golden chocolate eyes to yours, and… okay, maybe seeing those eyes every morning wouldn’t be so bad. A smile tugs at your mouth as you stare at him, hearing his accented words wrap around you and echo with the fading thrum of his twin heartbeat. “It’s not my holiday… but Merry Christmas, Liebling.”

[sassyfrassboss]

I think she spent a ton on PR. Millions most likely. I also would be willing to bet she spent millions on decorating that house. Their security also has to be pricey because it seems like they hire a ton of guards when they go out for events.

Glad to see you back, for however long we have you. sorry to hijack your inbox..

To your point Sassy, I would like to add/point out something... The luxury lifestyle (faux Royal) Lifestyle MM is trying to emulate is expensive as we have all said before. There is a reason celebrities don't spend the way MM does. And those that do, have money coming in by the tens of millions every year guaranteed, be it real estate, Investments, Own businesses, and stuff like that, the likes of Beyonce, Taylor swift, Lady Gaga, Rihanna, Johnny Depp, Kim K and the rest. They can afford the 24hr high tech security because they can rely on their other incomes to generate revenue (Whilst they sleep they are still earning money) i.e Beyonce (doubt this will happen), she can balance it out by doing a concert in Dubai, for 23 million dollars. (there is a reason they were able to buy the most expensive home in California worth 200 million) or release and album and do a tour like other artists. People like Depp can do it because for their own health (drug/alcohol addiction) and they also amassed wealth to the point it wouldn't hurt them one bit to have said security. Lets not talk about Kim K.

There is a reason actors and A listers don't so security, except for specific events, its expensive, attracts attention, and literally screams look at me.

Buying a 14million dollar home, with a mortgage, property taxes, 24hr security, Household staff, Archewell staff, Private Jets, PR management, Lawyers retainer and fees for all the lawsuits they come up with. exclusive packages, Clothes, Interior design of the olive garden... All of this with no guarantee of returns. (because MM is lazy). I wonder which financial/Wealth manager advised them because... I would have fired them immediately. No wealth manager worth their salt would let their client hedge their bets on the spotify, random house and Netflix contracts that have yet to be fulfilled. They would tell you, let the money come in the bank accounts and then make those purchase... especially during the start of Covid.

As much as i don't like Todger at least he is working for his supper. Heart of Invictus, The South Africa doc (should he get someone good to direct it, it could be good), The Spare, and the interviews/promotion of the book i.e Gabor Mate, Job at Better Up.

Madam got 80M and thought that will be enough? What exactly has she done for that money? The bench? Archetypes?, 40 X40?,Pearl? all flops... her Ideas are not generating income of any kind.

The doc was both of them so credit goes to both.

Great points!

Thanks! I will try and stick around for a few days this time. I do lurk on here but tend to come back for the juicy stuff.

They are living a champagne lifestyle on a basic beer budget.

[attorneysinphuket]

Due Diligence in Thailand

Due diligence is an indispensable process when investing in property in Thailand. The complex legal and regulatory environment, coupled with the potential for fraud, makes it imperative to conduct thorough investigations. This article delves into the critical aspects of due diligence in Thailand.  

Understanding the Thai Property Market

Before embarking on due diligence, it's crucial to grasp the unique characteristics of the Thai property market:

Land Ownership: Foreigners cannot own land outright. However, there are mechanisms like leasehold agreements and condominium ownership.

Title Deeds: Chanote titles are the most secure, but other forms like Nor Sor 3 and 4 exist.

Legal Framework: The Thai legal system differs from Western systems, and understanding its nuances is vital.

Market Conditions: Local market trends, economic indicators, and oversupply or undersupply issues can impact property value.

Key Areas of Due Diligence

A comprehensive due diligence process involves several key areas:

1. Property Verification

Title Deed Verification: Ensure the title is genuine, clear, and free from encumbrances. Verify ownership history and any outstanding debts.  

Land Survey: Confirm the property's boundaries and any encroachments.

Land Use Zoning: Verify that the property's intended use complies with zoning regulations.

Building Permits: For constructed properties, ensure all necessary permits were obtained and are valid.

2. Legal and Regulatory Compliance

Ownership Structure: Understand the legal entity owning the property (company, individual, etc.) and its implications.

Contract Analysis: Carefully review the purchase contract, including terms, conditions, and obligations.

Tax Implications: Assess potential tax liabilities, including transfer taxes, property taxes, and income taxes.

Environmental Due Diligence: Check for environmental issues, such as contamination or protected areas.  

3. Financial Analysis

Property Valuation: Obtain a professional valuation to determine fair market value.

Financial Performance: If the property generates income (e.g., rental), analyze financial records.

Debt Analysis: Verify any existing mortgages or debts against the property.

4. Physical Inspection

Property Condition: Conduct a thorough inspection to assess the property's condition, including structural integrity and maintenance.  

Infrastructure: Evaluate access to utilities, transportation, and amenities.

Neighborhood Assessment: Consider the overall neighborhood environment, safety, and potential for future development.

5. Market Analysis

Rental Yield: If investing for rental income, analyze rental market trends and potential yields.

Capital Appreciation: Assess the property's potential for price appreciation.

Exit Strategy: Consider how you will sell the property in the future, including potential challenges and costs.

Engaging Professionals

Given the complexities involved, seeking expert assistance is highly recommended:

Lawyer: A Thai lawyer with real estate expertise can provide legal guidance and protect your interests.

Property Consultant: Local knowledge and market insights can be invaluable.

Surveyor: Accurate land surveys are essential for property verification.

Valuer: A professional valuation helps determine fair market value.

Additional Considerations

Timeframe: Due diligence can be time-consuming, so allocate sufficient time for the process.

Costs: Budget for the expenses associated with due diligence, including legal fees, surveys, and inspections.

Cultural Differences: Understanding Thai business practices and cultural nuances can facilitate the process.

By conducting thorough due diligence, investors can significantly reduce risks and increase the chances of a successful property investment in Thailand.

[valuelawcal]

Lawyer Fees for Buying a House Edmonton

When buying a house in Edmonton, lawyer fees for buying a house Edmonton usually range between $900 and $1,600. These fees cover critical services such as contract review, title searches, and ensuring all legal documents are accurate and complete. Having a real estate lawyer ensures a smooth transaction, protecting your investment and addressing any potential legal issues. With their assistance, you can feel confident during the home-buying process.

[themirokai]

How do I find a good contract lawyer?

Hi there! I poured myself another glass of wine for this one. When I first saw your ask come in, my first response was "fuck if I know" but I do think I can do better than that. For the purposes of this answer, I'm assuming you're in the US because if not my answer really is "fuck if I know."

But in all honesty, finding a "good" lawyer, which we should define as "the right lawyer to meet your needs" can be really hard. I'm the general counsel for a small business and I'm currently looking for outside counsel to represent us in a state I'm not barred in and it *sucks.*

The first thing is to be able to articulate what kind of contract you're dealing with. The vast majority of my experience is with small business and real estate contracts. I definitely wouldn't be the right person to, for example, review a publishing contract for you.

From there, it's worth seeing if anyone you know has dealt with a similar situation and can recommend someone.

If that doesn't work, you might see if your state bar association has a section specific to what you need. For example, a lot of state bars have an Entertainment Law section. See if the section's website has a directory or any other resources.

You might end up just needing to google it. Make sure you search for your state and the specific subject matter you're dealing with + contract lawyer.

Once you have a few names, you can do the basic due diligence of searching your state bar's directory to make sure they're licensed in your state. Most (all?) state bars will also have a directory you can search of disciplinary actions so you can make sure the lawyer doesn't have a record of getting sanctioned.

Beyond that, my personal preference is for small firms. Meaning absolutely no disrespect to solo shops (I was a solo shop for a few years) but solo practitioners often have no one to turn to when things go sideways. There are plenty of solos who are better at it than I ever was, but when I'm hiring a lawyer I prefer someone who has backup.

I do mean a bit of disrespect for Big Law. These are the large international firms with dozens of offices and thousands of lawyers. Their fees are jaw dropping and they're set up to cater to massive corporations, not individuals. Your work will be done by someone who just graduated law school and doesn't know what they're doing with a cursory glance from someone who charges $1,000/hour. Don't waste your time.

Look for firms based in your area that have somewhere between 3 and 40 lawyers. To me, that's the sweet spot. Even if you get a junior associate, it will probably get a thorough review by an experienced partner. They're also more likely to be able to work with you on fees.

Again, this is all based on my opinion and specific experience. Good luck out there!

Lawblr, what other advice do you have?

[thaiattorney]

Buying Property in Thailand

Thailand is an attractive destination for property buyers due to its scenic landscapes, vibrant cities, and welcoming culture. However, purchasing property in Thailand, especially as a foreigner, involves navigating a complex legal framework and understanding the local market intricacies. This comprehensive guide will provide detailed insights, enhancing expertise and credibility by delving into the legalities, procedures, and best practices for buying property in Thailand.

1. Understanding the Legal Framework

Key Legal Restrictions:

Land Code Act B.E. 2497 (1954): Foreigners cannot own land in Thailand except under specific conditions.

Condominium Act B.E. 2522 (1979): Foreigners can own up to 49% of the total floor area of a condominium building.

Foreign Business Act B.E. 2542 (1999): Regulates foreign business activities and investments, impacting property purchases for business purposes.

Exceptions and Alternatives:

Board of Investment (BOI) Projects: Foreigners investing in BOI-promoted projects can acquire land under specific conditions.

Long-Term Leases: Foreigners can lease land for up to 30 years, with options to renew.

Thai Company Ownership: Forming a Thai company where foreigners hold less than 50% of shares allows indirect land ownership.

2. Types of Property Available for Purchase

Condominiums:

Freehold Ownership: Foreigners can own condominium units outright.

Ownership Percentage: The foreign ownership quota in a condominium building should not exceed 49%.

Leasehold Properties:

Land and Houses: Foreigners can lease land and houses for up to 30 years, with potential for renewal.

Registration: Leases exceeding three years must be registered at the Land Department to be legally enforceable.

Investment Properties:

Commercial Real Estate: Foreigners can invest in commercial properties through long-term leases or joint ventures with Thai partners.

Resort and Hotel Investments: Special regulations apply to foreign investments in resort and hotel properties, often requiring joint ventures.

3. Due Diligence and Legal Processes

Conducting Due Diligence:

Title Search: Verify the property’s legal status, ownership history, and any encumbrances or disputes.

Zoning and Land Use: Ensure the property complies with local zoning laws and land use regulations.

Environmental Compliance: Check for any environmental restrictions or issues affecting the property.

Engaging Legal and Financial Advisors:

Real Estate Lawyer: Hire a reputable lawyer specializing in Thai real estate to guide you through the legal processes.

Financial Advisor: Consult a financial advisor to understand tax implications, financing options, and investment strategies.

Steps in the Buying Process:

Reservation Agreement: Sign a reservation agreement and pay a reservation fee to secure the property.

Due Diligence: Conduct thorough due diligence with the help of legal advisors.

Sale and Purchase Agreement (SPA): Draft and sign the SPA, detailing the terms and conditions of the sale.

Deposit Payment: Pay a deposit, typically 10-30% of the purchase price.

Transfer of Ownership: Complete the transfer at the Land Department, paying the remaining balance and associated fees.

4. Costs and Taxes Involved

Purchase Costs:

Transfer Fee: 2% of the appraised property value.

Stamp Duty: 0.5% of the purchase price or appraised value, whichever is higher.

Withholding Tax: 1% of the appraised value or the actual sale price, whichever is higher.

Specific Business Tax (SBT): 3.3% of the appraised or actual sale price, applicable if the property is sold within five years of acquisition.

Ongoing Costs:

Common Area Fees: Monthly fees for maintenance of common areas in condominiums.

Property Tax: Annual property tax based on the assessed value of the property.

Utilities and Maintenance: Regular expenses for utilities, repairs, and maintenance.

5. Financing Options

Local Financing:

Thai Banks: Some Thai banks offer mortgage loans to foreigners for condominium purchases.

Eligibility Criteria: Generally, borrowers need to have a work permit, proof of income, and a good credit history.

Foreign Financing:

Home Country Banks: Some buyers secure financing from banks in their home countries, leveraging their assets abroad.

International Mortgage Providers: Specialized financial institutions provide mortgages for international property purchases.

Payment Plans:

Developer Financing: Some developers offer financing plans with staggered payments during the construction period.

Installment Payments: Buyers can negotiate installment payments directly with sellers or developers.

6. Common Pitfalls and How to Avoid Them

Legal Complications:

Unclear Title: Always verify the title to avoid disputes and ensure clear ownership.

Zoning Issues: Confirm zoning regulations to ensure the property can be used as intended.

Contractual Disputes: Have all agreements reviewed by a lawyer to prevent misunderstandings and ensure enforceability.

Financial Risks:

Currency Fluctuations: Be aware of exchange rate risks when making payments in foreign currency.

Hidden Costs: Account for all additional costs such as taxes, fees, and maintenance expenses.

Financing Challenges: Ensure you have a clear financing plan and understand the terms of any loans or payment plans.

7. Enhancing Expertise and Credibility

Demonstrating Professional Credentials:

Legal Qualifications: Highlight the legal qualifications and experience of your advisors and partners.

Professional Experience: Detail your experience in handling property transactions in Thailand.

Memberships and Affiliations: Include memberships in professional organizations like the Thai Bar Association, the Real Estate Broker Association, or international property associations.

Providing Authoritative References:

Cite Legal Documents: Reference specific sections of the Land Code Act and Condominium Act to support your points.

Expert Opinions: Incorporate insights from recognized experts in Thai real estate law and property investment.

Including Detailed Case Studies:

Client Testimonials: Feature testimonials from clients who have successfully purchased property in Thailand with your assistance.

Real-Life Examples: Provide detailed examples of successful transactions, highlighting any challenges overcome and solutions implemented.

Visual Aids and Infographics:

Process Flowcharts: Use flowcharts to depict the steps involved in the property buying process.

Diagrams: Create diagrams to visually explain key legal concepts and ownership structures.

[colindotpdx]

Oregon Judge Tells Family to Kidnap Grandpa 

How can a Clackamas County judge decide where an American citizen lives?

Meet 87-year old Dr. Maynard Orme. 

Dr. Orme is a well-known character in Portland, Oregon. He was CEO of Oregon Public Broadcasting for over 20 years and was prominent in public television in California before that.

He is a civic leader, was on the board of NPR and PBS, was president of Portland Rotary, and served many causes from jazz radio to historic preservation of railways.

In the 1980’s he produced the documentary “Day After Trinity” about Robert Oppenheimer which was nominated for an Academy Award. At the award ceremony, he wore his High School prom tuxedo with a pale blue ruffled shirt. He is smart, witty, highly regarded and the proud father of two daughters.

If you met him you would love him. 

But being 87 years old has its drawbacks and he needs help with managing his finances and, for sure, managing his blood-sugar levels.

Last summer, his two daughters who live a thousand miles from their dad, were concerned about the decline in his health despite his being looked after by an old friend who took on the role of live-in paid caretaker a few years ago. After one too many trips to the ER, the family had enough. One family member, a retired doctor, said, “His lack of care is life-threatening. I think this may be the last time I see Maynard alive”. 

The daughters consulted with an Oregon trust attorney to setup his daughters as guardians and Dr. Orme’s caretaker hired a probate elder attorney who insisted on a Guardian/Conservator who would protect his health and his finances.

“We thought we were asking for help and it totally backfired”.

The first recommendation for Conservator turned out to be the woman whose practice was the inspiration for the movie, “I Care A Lot,” that dramatized her career of abuse and corruption in Clackamas County. This should have been a warning. The second suggestion was removed from involvement by the presiding judge for breach of fiduciary duty for offering financial inducement to the paid caretaker, likely in exchange for signing up with him. 

The third recommendation turned out to be no better and the judge named her to also serve as the Conservator to work with the newly hired lawyer.

Let’s check on how they are doing. 

In the months since the probate court appointed “professional fiduciaries”, Dr. Orme has been saddled with an estimate of $500,000 of expenses and fees. The details of his private Living Trust have been made public, a huge part of his valuable personal collections has gone missing and local police have been told not to investigate. Dr. Orme and his family’s complaints have been deliberately ignored, monthly bills have not been paid, his 401K and bank accounts have been liquidated, his mortgages are in default, his real estate has been claimed by the Conservator, his chosen Trustees have been barred from attending to their duties and responsibilities. Friends and family have been denied contact, Dr. Orme was not allowed to spend the holidays with family, and is only allowed to leave his residential unit with the paid caretaker. Dr. Orme suffered depression, his health declined, and he was neglected. 

This is a truly an astonishing catalog of abuse and incompetence that is hard to read and even harder to believe. All of this has been reported by the family to law enforcement, the FBI, and the Adult Protective Services departments in both Oregon and California. 

Old but independent, to sick and broke in six months. A new world record. 

In every imaginable aspect of his life, Dr. Orme was made substantially worse off than before. The private “probate professionals” are billing Dr. Orme thousands of dollars every month whilst neglecting all of their fiduciary duties and neglecting his health.

All this collusion of those paid to protect Dr. Orme took place while the presiding judge of Clackamas County oversees Dr. Orme’s probate case.

“This is judicially enforced exploitation. A Clackamas County probate racket.”

A few months ago, Colin Evans and Michael Kern, two long-time friends of Dr. Orme heard about some of this and arranged to have lunch with him. When they heard from their friend that he was not allowed to visit his daughters and grandkids over Christmas, they supported his wish to leave town and travel to stay with his family in Pacific Palisades, California. He is now safe, happy and with his family, but penniless; prevented from even accessing his Oregon home or his resources from a lifetime of work, he now depends on his family and friends for his care and wellbeing. 

Despite all this depredation, his health and mental faculties have recovered tremendously with help from doctors, family and caregivers. He remains ever cheerful and states repeatedly to everyone including the judge, that he wishes to stay in Pacific Palisades. He has further indicated that he is afraid to return to Oregon, into the hands of paid caretakers and professionals who have medically neglected and exploited him, and whom he certainly no longer trusts. 

One old friend who talked to him after his move to Pacific Palisades said, “I was worried he was failing before. He was foggy but I just talked to him and now he’s BACK”. 

Shameful Probate Horror Story Continues.

Subsequent to his move to Pacific Palisades and despite his repeated statements that he is happy and healthy there, the professionals in Oregon in charge of his wellbeing have engaged in pervasive bullying and harassment in order to force his return to Clackamas County into their clutches. They downplay their bullying, asserting they have a higher status and authority than the family to decide Dr. Orme’s fate.  

His friends and family have been visited by LAPD and Protective Services departments multiple times in Pacific Palisades; the FBI even showed up with accusations that he had been kidnapped and held against his will and without his medications. All of these people found Dr. Orme in great spirits and in great health, with all his required medications, and being looked after with regular visits from two caregivers. They all reported that he is happy and surrounded by joy, grandkids, pets, love, and care.  

Dr. Orme vested a great deal of trust in his Oregon caretaker, and he voluntarily agreed to the professional fiduciary and her retained legal counsel. He does not want to believe that they have conspired to manipulate and defraud him. Yet here we are. From his perspective, all the evidence points in that direction. 

Despite all this, the Conservator has persuaded the Probate Court judge to issue an order for Dr. Orme to return to Clackamas County and to hold his daughter, Jennifer Erwin, in Contempt of Court with a $18,000 fine and additional $500 per day fine until she returns him to the judge. 

Maynard Orme’s only crime is growing old. 

Remember … Dr. Orme has no medical opinion declaring him incompetent, there are no court-ordered restrictions on his travel or association, none of his medications have been defined as life-threatening, and he has a well-designed Living Trust for his property that allows him to decide how his assets are used. Yet he is being treated as if none of these were true.

All of us should be terrified by this. We all aspire to be this well organized so that our autumn years are comfortable and stress free; that our children are left with clear instructions. 

Step back a second to realize how repugnant this court order is.  The Probate Court has no power to arrest or extradite Dr. Orme, so the judge has chosen to solely punish Ms. Erwin until SHE returns him to the Clackamas County Courthouse. It’s a Solomon’s Choice. If Dr Orme is forced to return to Oregon, his will, well-being, and civil rights are sacrificed. His daughter may be subject to criminal charges for abuse, exploitation, and kidnapping.  If Dr. Orme remains in California, as he is entitled to do, his daughter is held in Contempt and the court can order fines, attorney fees, compensation for damages, and even confinement to jail. 

Indeed this judge has the power to arrest Jennifer Erwin should she come to Oregon and not give up her father into the hands of predatory professionals who see him as nothing more than a revenue stream. This is an impossible choice for Dr. Orme’s daughter that amounts to judicial blackmail and over-reach from the bench and an abuse of the judicial process. 

The family is traumatized but saddled up and into the fight.

Rest assured that this is not the end of this story. Dr. Orme is lucky enough to have access to expert legal counsel, and a network of friends ready to help. One of his daughters has made a career of crafting true crime stories for film and television and works tirelessly with the FBI to support anti-human trafficking efforts. They will fight back against a predatory system and pursue any and all appropriate legal recourse. 

The judge is up for re-election in May of 2024 and the professionals shall be reported.

But the message for anyone getting older or anyone looking after elder relatives - and that means everyone - is that they should avoid at all costs engaging with professional guardians, conservators, and especially their bullying lawyers in any part of America. 

Kristin Booth Glen, a former New York judge who helped craft oversight in that state said, “Keeping people out of guardianship in the first place is the single most important thing to do, because once you’re in it, it’s the toilet you get flushed down.” 

Photos: Above: Maynard and me reading this article. Below: Video o Maynard fact checking, Maynard and Jennifer at his grandkid's baseball game, Maynard escaping Oregon with Jennifer, Maynard showing me around his friend's collection of automata, Maynard with one of the engines at his Oregon Rail Heritage Foundation.