Q4 Seller’s Counsel Rate

Selling commercial real estate involves more than agreeing on a purchase price. The contract, due-diligence obligations, title matters, conveyance documents, and allocation of risk can affect both the transaction and the seller long after the agreement is signed.

For a limited time, The Law Office of Charla Brown Mcklevey PLLC (the “Firm”) is offering an opportunity to receive seller-side legal representation for a promotional flat attorney’s fee of $5,000.

This limited offer is designed for qualifying Florida commercial real estate sales with total consideration not exceeding $2,500,000.

Availability is limited and subject to the Firm’s existing commitments and capacity.

Offer at a Glance

$5,000 flat attorney’s fee
Florida commercial property only
Maximum transaction value: $2,500,000
One tax parcel
$2,500 initial payment; $2,500 before closing
Submit interest form by October 15, 2026
Accept representation and complete initial payment by October 31, 2026
Representation through March 15, 2027; extensions subject to written approval and an additional fee
Eligibility, exclusions, and Firm capacity limitations apply

Who may request the promotional rate?

The Q4 Seller’s Counsel Rate is available only to qualifying sellers who:

submit the online interest form using the same name and email address by October 15, 2026;
complete the required consultation and the Firm’s conflicts and eligibility review;
receive and accept a written offer of representation; and
sign the engagement agreement and complete the required initial payment by October 31, 2026.

Submitting an interest form, paying for a consultation, or satisfying the general eligibility requirements does not guarantee acceptance of the representation or eligibility for the promotional rate.

Important deadlines

To request and preserve the promotional rate, the prospective client must:

submit the interest form by October 15, 2026;
complete the required consultation and the Firm’s conflicts and eligibility review;
receive and accept a written offer of representation;
sign the engagement agreement and complete the required initial payment by October 31, 2026; and
complete the qualifying transaction by March 15, 2027.

A prospective client does not need to have a buyer or signed purchase agreement when requesting the promotional rate. However, the transaction must satisfy the Firm’s eligibility requirements and be capable of completion by March 15, 2027.

Continued representation after March 15, 2027 requires the Firm’s written agreement and an additional extension fee.

What is a qualifying transaction?

A qualifying transaction is generally an arm’s-length sale of one existing tax parcel of Florida commercial real estate:

for total consideration not exceeding $2,500,000;
owned by one individual, one existing entity, or one existing trust;
involving no more than ten existing tenant leases;
involving an ordinary cash or commercially financed purchase;
presenting no known litigation, contested ownership, material title defect, or extraordinary legal complexity; and
capable of completion by March 15, 2027.

For purposes of this offer, commercial real estate may include office, retail, industrial, commercial multifamily, commercial vacant land, and other non-owner-occupied property held primarily for business or investment purposes.

Owner-occupied residential property and residential property containing four or fewer dwelling units do not qualify unless the Firm expressly agrees otherwise in writing.

The Firm will determine whether a proposed transaction qualifies after consultation, conflicts screening, and review of the relevant circumstances.

What the $5,000 attorney’s fee generally includes

For a qualifying transaction, the promotional fee generally includes:

the required consultation;
initial transaction assessment and strategy;
preparation of one purchase and sale agreement using the Firm’s form, or review of one agreement presented by the buyer, broker, or another party;
up to five substantive contract-negotiation rounds;
advice concerning customary seller rights, obligations, representations, and closing conditions;
routine coordination with the client, broker, buyer’s counsel, lender, title agent, and settlement or closing agent;
ordinary responses concerning the seller’s due-diligence obligations;
routine review of title matters affecting the seller’s contractual obligations;
review of customary conveyance and seller closing documents;
advice concerning customary lease-related provisions of the purchase agreement and routine coordination of the seller’s lease-delivery, estoppel, assignment, security-deposit, and proration obligations for property subject to no more than ten existing leases;
routine review of an existing seller entity’s or trust’s documents and authority to complete the sale;
preparation of customary transaction-specific resolutions or certificates authorizing the sale;
legal representation through completion of the transaction; and
routine post-completion follow-up directly related to the transaction.

The precise scope of representation will be stated in the engagement agreement. If the engagement agreement differs from this general description, the engagement agreement will control.

Payment schedule

The $5,000 promotional attorney’s fee is paid in two principal installments:

First half: $2,500, consisting of the $250 consultation fee and an additional $2,250 due when the Firm accepts the representation and the engagement agreement is signed.
Second half: $2,500 due no later than five business days before the scheduled completion of the transaction.

The $250 consultation fee must be paid before the consultation and is earned when the consultation occurs. If the Firm accepts the representation, the $250 consultation payment will count toward the first $2,500 installment.

Payment for the consultation does not guarantee that the Firm will accept the representation or determine that the proposed transaction qualifies.

Advance funds will be held, earned, transferred, and refunded as described in the engagement agreement.

Fee-Earning Schedule

The two-installment payment schedule identifies when the client must pay the fee. The following separate schedule identifies when portions of the $5,000 fee are earned as the Firm completes the covered services:

Service milestone	Fee earned
Before required consultation	$250
After Firm engagement, transaction assessment, and initial strategy	$650
At Effective Date of one Purchase and Sale Agreement (PSA) including contract drafting or review and negotiation of the initial PSA	$1,600
At the end of the buyer’s inspection or due-diligence period or deadline, if any, as determined under the note below *	$1,500
At final conveyance and closing	$1,000
Total attorney’s fee	$5,000

*Note – This milestone applies to any period or deadline in the initial signed PSA during which the buyer may inspect or investigate the property or terminate based on its findings, regardless of its name. If there is no such period or deadline, the milestone is earned on the earlier of 60 days after the PSA’s effective date or 15 days before its initially scheduled closing date. If the 15-day date has already passed when the PSA becomes effective, the milestone is earned upon substantial performance of the Firm’s seller-side preclosing services. A later waiver, extension, or amendment does not change the applicable milestone date.

“Final conveyance and transaction-completion services” may include legal review or preparation of customary seller conveyance documents, review of the settlement statement and other transaction-completion documents, coordination concerning the seller’s execution obligations, and legal representation through completion of the transaction.

That milestone does not mean that the Firm has agreed to serve as title agent, escrow agent, settlement agent, or closing agent. Those services, if requested and available, are separately engaged and priced.

Fees earned through completed milestones remain earned even if the transaction is later delayed, terminated, or unsuccessful. Unearned funds will be handled as provided in the engagement agreement.

Contract negotiation rounds

The promotional fee includes a cumulative total of five substantive contract-negotiation rounds.

A negotiation round generally means one consolidated exchange of proposed substantive revisions to the purchase agreement or a material amendment, whether communicated through a redline, written comments, email, telephone conference, or a combination of communications addressing the same set of proposed revisions.

Clerical corrections, scheduling communications, and other non-substantive exchanges generally do not constitute separate negotiation rounds. The Firm will determine reasonably and in good faith when a new substantive round has begun.

After the five included rounds have been used, additional negotiation and related expanded-scope services will be billed at the promotional hourly rate of $150 per hour, in increments of one-tenth of an hour, after notice to the client.

The $150 hourly rate is limited to qualifying additional services performed in connection with this promotion. It is not the Firm’s regular hourly rate and does not apply to other engagements.

The five-round allowance applies to the representation as a whole and does not restart if a replacement buyer or replacement agreement is introduced.

Existing entities and trusts

An existing entity or trust may qualify for the promotional rate.

The fee includes routine review of reasonably available organizational or trust documents to confirm the seller’s existence, good standing, signing authority, and authority to complete the transaction. It also includes customary transaction-specific resolutions or certificates reasonably necessary to authorize the sale.

The promotional fee does not include:

forming, reinstating, domesticating, merging, dissolving, or restructuring an entity;
preparing or amending an operating agreement, bylaws, trust, or other governing document;
resolving missing or inconsistent ownership records;
resolving disputed ownership or signing authority;
replacing a deceased, incapacitated, resigned, or disputed trustee or other fiduciary;
obtaining contested member, manager, shareholder, trustee, beneficiary, court, probate, or guardianship approval; or
representing multiple owners, fiduciaries, beneficiaries, or other constituents whose interests may differ.

Those services are excluded or require a separate written agreement and additional fee, unless otherwise agreed in writing by the Firm.

Occupied property and existing leases

A property subject to no more than ten existing tenant leases may qualify. The promotional fee includes advice concerning the purchase agreement’s customary lease-related provisions and routine coordination concerning the seller’s lease-delivery, estoppel, assignment, security-deposit, and proration obligations.

The promotional fee does not include a comprehensive review or audit of the underlying leases, lease amendments, rent records, operating-expense reconciliations, security deposits, or tenant files. If review of an underlying lease becomes reasonably necessary to address a representation, consent, estoppel, default, or other transaction issue, that review may be billed at the promotional hourly rate of $150 after notice to the client.

Lease disputes, tenant defaults, lease amendments or terminations, SNDAs, contested estoppels, missing or materially inconsistent lease records, and other nonstandard tenant matters are excluded or require an additional fee.

Multiple amendments to the same lease will generally be treated as part of that lease if the complete, organized lease file is provided to the Firm at the same time.

The promotional fee does not include:

preparing or negotiating new leases;
preparing lease amendments or terminations;
resolving tenant defaults or disputes;
reconstructing incomplete or materially inconsistent lease files;
conducting a lease, rent, common-area-maintenance, operating-expense, or security-deposit audit;
preparing or extensively negotiating tenant estoppels;
preparing or negotiating subordination, nondisturbance, and attornment agreements;
obtaining contested tenant consents; or
advising on material landlord-tenant issues unrelated to the sale.

Those services are excluded or available for an additional fee.

Vacant commercial land

The sale of one existing parcel of vacant commercial land may qualify if the property is being sold in its current configuration without seller development obligations.

For purposes of this offer, seller development obligations include, but are not limited to, obligations to:

subdivide, split, or replat the property;
seek rezoning or a comprehensive-plan amendment;
obtain or modify entitlements or permits;
enter into or amend a development agreement;
construct or extend infrastructure or utilities;
perform environmental remediation;
create or materially negotiate access, drainage, or utility rights;
resolve a boundary or access dispute;
transfer or negotiate density, development, mineral, timber, water, or similar rights; or
obtain, modify, or transfer permits, plans, studies, or impact-fee credits.

A development transaction or vacant-land sale involving seller development obligations, material zoning issues, disputed access, environmental remediation, infrastructure commitments, or negotiated development rights is excluded or requires a separately agreed additional fee.

Multiple parcels and expanded transactions

The promotional fee applies to one existing tax parcel.

Transactions involving multiple tax parcels, assemblages, split parcels, portions of parcels, or property requiring a lot split, replat, or subdivision do not qualify unless the Firm agrees otherwise in writing.

The Firm may, in its discretion, treat an incidental parking, storage, access, or similar parcel associated with the principal commercial property as part of a qualifying transaction.

Title, settlement, and closing services

The client is not required to select the Firm as title, settlement, escrow, or closing agent to qualify for the promotional attorney’s fee.

If requested and available, the Firm may separately offer:

title-insurance services;
title examination;
escrow services;
settlement services; and
closing services.

Those services require separate disclosures or agreements, and their premiums, charges, and expenses are not included in the $5,000 promotional attorney’s fee.

Clients who prefer a single point of contact may ask about the availability of the Firm’s title and settlement services.

Signing arrangements, mobile closings, and remote online notarization

The promotional attorney’s fee does not include mobile-notary services, remote online notarization, mail-away signing services, courier services, overnight delivery, or other special signing arrangements, unless agreed in writing by the Firm.

Depending on the transaction, the requirements of the settlement agent, and the Firm’s availability, alternative signing arrangements may be permitted for an additional charge.

The client is responsible for all third-party charges associated with:

mobile notaries;
remote online notarization;
identity verification;
audiovisual recording or platform charges;
witnesses;
couriers;
overnight delivery; and
similar signing accommodations.

If the Firm is asked to coordinate or supervise an alternative signing arrangement beyond the included scope of legal representation, additional attorney’s fees may apply. Any additional fee will be disclosed before the service is performed.

Other costs and expenses

The $5,000 promotional fee covers qualifying legal services only. It does not include:

title-insurance premiums or endorsements;
title examination or extraordinary title-curative work;
settlement, escrow, or closing-service charges;
surveys, inspections, appraisals, or environmental reports;
lien, judgment, municipal, permit, utility, association, or other searches;
recording charges, documentary stamp taxes, or governmental charges;
association estoppel or transfer charges;
payoff, satisfaction, or lender charges;
wire, courier, overnight-delivery, mobile-notary, or remote-notarization charges;
qualified-intermediary fees;
accountant, surveyor, engineer, environmental consultant, local counsel, or other professional fees; or
any other third-party or vendor expense.

The client remains responsible for all applicable costs and expenses.

If the original contract does not close

The promotional attorney’s fee is not contingent upon a successful closing. Fees earned for services already performed remain earned if the buyer defaults, the parties terminate the contract, or the transaction otherwise fails to close.

If the original contract terminates, the client may elect to:

receive a refund of any unearned funds; or
request that the unearned funds remain in trust and be applied to one new qualifying sale transaction.

Application of unearned funds to a replacement transaction is subject to:

the client’s written authorization;
conflicts clearance;
the Firm’s acceptance and capacity;
continued satisfaction of the promotional eligibility requirements; and
completion of the replacement transaction by March 15, 2027.

Fees earned through completed milestones do not reset or become unearned. Work that must be repeated for the replacement transaction may cause an additional milestone fee to become due or may be billed at the promotional hourly rate of $150.

The introduction of a replacement buyer or replacement agreement does not restart the five included negotiation rounds.

Unless the Firm and client agree otherwise in writing, any remaining unearned funds will be returned after March 15, 2027.

Section 1031 exchanges

A routine forward-delayed exchange under Section 1031 of the Internal Revenue Code may be accommodated for an additional $1,000 legal fee.

That additional service generally includes coordination with one independent qualified intermediary and review of customary assignment and notice documents related to the sale.

The client must separately retain and pay an independent qualified intermediary. The Firm will not serve as the qualified intermediary and does not provide tax or accounting advice concerning:

eligibility for Section 1031 treatment;
exchange structure;
identification requirements;
replacement property;
tax basis;
recognition of gain; or
other tax consequences.

The Q4 Seller’s Counsel Rate does not include legal representation in the purchase of replacement property, which requires a separate engagement and fee agreement. Reverse exchanges, improvement exchanges, multiple-property exchanges, ownership restructuring, related-party complications, disputed exchanges, and other complex exchange matters are also excluded from the promotional rate and require a separate fee agreement.

Seller financing

Commercial seller financing may be available for an additional legal fee beginning at $2,500, depending on the financing structure, collateral, guaranties, required documents, and anticipated negotiations.

A straightforward commercial seller-financing engagement may include preparation and limited negotiation of:

one promissory note;
one mortgage;
customary commercial loan covenants;
one assignment of leases and rents, if applicable;
one security agreement and UCC financing statement, if applicable; and
customary guaranty documents, if agreed.

Complex collateral arrangements, multiple borrowers or guarantors, intercreditor agreements, subordinations, participations, future-advance structures, extensive financial covenants, loan servicing, modifications, collection, foreclosure, tax advice, and usury analysis are excluded or require additional fees.

Consumer-purpose seller financing does not qualify unless the Firm expressly agrees to provide those services under a separate written engagement.

Excluded or separately priced matters

The promotional fee does not include:

litigation or threatened litigation;
contested deposits or escrow disputes;
defaults requiring enforcement or defensive representation;
short sales, unless agreed by the Firm in writing;
foreclosure matters;
bankruptcy, probate, guardianship, or contested trust matters;
material title defects or extraordinary title-curative work;
significant code, permitting, zoning, land-use, environmental, or development issues;
seller financing, except under a separate agreement for additional fees;
complex Section 1031 exchanges;
entity formation, restructuring, reinstatement, or organizational cleanup;
portfolio or multiple-parcel transactions;
post-completion disputes;
tax, accounting, securities, or investment advice;
transactions involving property outside Florida; or
matters otherwise falling outside the defined scope of a qualifying commercial sale.

If an unexpected issue materially expands the representation, the Firm may exclude that issue from the engagement or propose an additional fee before performing the expanded services.

Qualifying additional services accepted by the Firm may be billed at the promotional hourly rate of $150 per hour unless a different fee is stated in a written addendum.

Completion deadline and extensions

The promotional fee covers qualifying representation through March 15, 2027.

Continued representation after March 15, 2027 requires the Firm’s written agreement.

If an extension to closing beyond March 15, 2027 is accepted, the fee is $750 for each additional 30-day period. Each extension fee includes continued availability for the covered transaction and up to one hour of routine legal services associated with the delayed transaction.

Additional substantive services during an extension period will be billed at the promotional hourly rate of $150.

Payment of an extension fee does not obligate the Firm to extend the representation, expand the original scope, or continue in a matter that the Firm cannot ethically or practically handle.

If no written extension is executed, the promotional representation ends on March 15, 2027, subject to the Firm’s professional obligations.

Limited availability

The Q4 Seller’s Counsel Rate is subject to the Firm’s professional judgment, existing commitments, and capacity.

Eligibility is not determined solely by the order in which interest forms are received. The Firm may decline a matter based on:

conflicts of interest;
timing;
complexity;
subject matter;
incomplete or inaccurate information;
client or matter suitability;
professional obligations; or
the Firm’s capacity.

Neither submitting the online interest form nor having an initial consultation:

creates an attorney-client relationship;
guarantees acceptance;
reserves the promotional rate;
obligates the Firm to provide services; or
establishes that the proposed transaction qualifies.

An attorney-client relationship begins only after the Firm completes its review, expressly accepts the representation, and an engagement agreement is duly executed.

Request consideration

To request consideration for the Q4 Seller’s Counsel Rate:

Submit the interest form (below) by October 15, 2026.
Do not submit confidential documents or sensitive personal information through the form.
Wait for the Firm to complete preliminary eligibility screening and conflicts review.
If invited, schedule and pay for the required $250 consultation.

INTEREST FORM

Contact information

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Thank you for your response. ✨

Name

Phone number

Prospective Seller Information

The property to be sold is owned by(required)

Me individually An entity A trust

Full legal name of the selling property owner

If an entity or trust will be the seller, describe your ownership, management, trustee, or beneficial interest

Names of other owners, members, managers, trustees, or persons with signing authority

Property Information

Property Address

County

Property type

Is the property commercial vacant land?

Is the property one existing tax parcel?

Approximate anticipated sale price

Is the property currently listed?

Broker’s name and brokerage, if applicable

Is the property occupied by tenants?

Number of existing tenant leases

Are there any known tenant disputes or defaults?

Transaction Status

Has a buyer been identified?

Has a letter of intent been signed?

Has a purchase and sale agreement been prepared or signed?

Anticipated contract date (if any)

YYYY-MM-DD

Is the buyer expected to pay cash or obtain financing?

Is the seller considering seller financing?

Is the seller considering a Section 1031 exchange?

Has a title, settlement, or closing agent been selected?

Are there any known mortgages, liens, judgments, code violations, open permits, unpaid taxes, or title defects affecting the property?

Are there any known boundary, access, easement, zoning, environmental, or development issues?

Will the purchase agreement require the seller to subdivide, replat, rezone, obtain approvals, extend utilities, complete infrastructure, perform remediation, or satisfy other development obligations?

Is the property involved in litigation, bankruptcy, probate, guardianship, divorce, foreclosure, or another contested matter?

Are there pending or threatened disputes involving the property, buyer, broker, tenant, contractor, lender, escrow deposit, or ownership?

Will any seller signatory need mobile-notary services, remote online notarization, or another special signing arrangement?

Names of the prospective buyer, buyer’s principals, brokers, lenders, title companies, attorneys, and other known participants for conflicts-screening purposes

Please provide only a brief, nonconfidential description of any additional circumstances that may affect eligibility. Do not upload contracts, organizational documents, trust documents, tax records, financial information, wiring instructions, or other confidential materials unless the Firm later requests them.

Required acknowledgment

Check the box to confirm your understanding(required)

I understand that submitting this form does not create an attorney-client relationship and that I should not submit confidential or sensitive information. I understand that the Firm may decline the matter and that the $5,000 promotional attorney’s fee applies only to a qualifying transaction. I understand that the promotional fee does not include costs, title premiums, settlement services, closing services, third-party expenses, or services outside the defined scope.

The Law Office of Charla Brown Mcklevey PLLC
Predictable Pricing. Practical Protection.