I Need a Professional: Questions & Answers

Usually a probate attorney. A probate attorney handles estate administration after a death, including the court process, creditor issues, and the transfer or sale of property. If the estate includes real property, a probate attorney is typically one of the first professionals involved. Estate planning, elder law, family law and real estate attorneys cover other situations.

No. Washington State does not require an attorney for probate. But the process involves court filings, legal deadlines and documentation that can be hard to handle alone, especially when real estate is involved. A probate attorney guides the executor or personal representative through filing with the court, notifying creditors, inventorying assets and transferring property to the heirs. The guide notes most families find an experienced attorney saves time, money and family conflict.

As soon as possible after a loved one passes. There are legal deadlines for filing with the court and for notifying creditors, and early guidance helps avoid costly mistakes. A probate attorney handles the required court filings, creditor notices and asset inventory documentation, and works alongside real estate professionals when a home has to be sold.

It comes down to timing. An estate planning attorney helps people plan ahead, creating wills, trusts, powers of attorney and directives for how assets should be handled. A probate attorney handles estate administration after a death, including the court process, creditor issues, and the transfer or sale of property. In short, estate planning happens before a death; probate deals with the estate afterward.

An elder law attorney focuses on the legal needs that come with aging: long-term care planning, Medicaid eligibility, guardianship, conservatorship and incapacity planning. Their work can also include powers of attorney, advance directives, veterans' benefits and the legal side of moving to assisted living or memory care. They help families decide about care, housing and assets before a crisis. When the family home is involved, an elder law attorney is often the most important advisor.

Not always. Many transactions do not require one. A real estate attorney may be helpful when a sale involves contracts, disputes, title problems, ownership questions, easements, litigation or other legal complexity, for example when ownership is unclear, several people disagree about what should happen with the property, or a title issue creates delays. When legal complexity arises, an attorney can be an important part of the team.

Often a real estate attorney. Real estate attorneys often help with title problems, ownership disputes, deed questions, easements, boundary issues and other legal matters tied to property rights. When the house is being sold, title professionals also research the ownership history, identify liens or encumbrances and resolve title defects. For estate properties, the title search is especially important to confirm that the personal representative or trustee has proper authority to sell.

A divorce or family law attorney. A divorce attorney handles asset division, spousal support, parenting plans and court filings, and works to make sure the family home or other real property is fairly addressed in the overall settlement. A family law attorney handles custody, parenting plans, guardianship and spousal support, and that work often intersects with real estate when a home or shared assets must be part of a legal resolution.

In many cases, yes, though it depends on court orders, agreements between the parties and the legal structure of the proceeding. If one person wants to buy out the other, that requires an agreed-upon and defensible market value. A shared, objective market value is often the most important tool for moving a family law property matter forward.

Choose one yourself; Real Property Planning does not refer clients to attorneys. Look for experience with Washington probate specifically and familiarity with the county where the estate is being administered. Confirm any lawyer's license with the Washington State Bar Association (wsba.org). Reach out early, ideally within the first two weeks, since Washington probate has filing deadlines.

Ask how they bill, whether hourly, flat fee or another way, and for an estimate in writing. Washington law sets no fixed price or percentage; attorney fees must be just and reasonable, are disclosed when the estate closes, and heirs can ask the court to review them. Also ask about their experience with Washington probate specifically and with the county where the estate is being handled, and confirm the lawyer's license with the Washington State Bar Association.

Before the documents are needed. An estate planning attorney helps create wills, trusts and powers of attorney. If you don't have these documents, or yours are outdated, now is the time: the ability to sign legal documents can be affected by cognitive decline, and once that happens the window may close. A Washington estate planning attorney can typically complete the process in a matter of weeks. Review the plan periodically, especially after major life changes.

It depends on the issue. Many elder law and estate planning attorneys can prepare a basic package of documents: a power of attorney, healthcare directive and will. An elder law attorney focuses on Medicaid and long-term care planning, guardianship, conservatorship and incapacity planning. An estate planning attorney handles trusts and multi-state or blended-family estates. Real Property Planning does not refer clients to attorneys; confirm any lawyer's license with the Washington State Bar Association.

Usually two reviews. A qualified Washington attorney can review the document before a sale to confirm the scope and validity of the authority, and an outdated power of attorney is worth having reviewed and updated before the transaction begins. The title company will also review it; under Washington law it must accept a notarized power of attorney, or ask for the agent's certification, within seven business days. Real Property Planning does not refer clients to attorneys.

A certified appraiser gives an objective, defensible opinion of value backed by formal methodology and local market data. Unlike a broker's price opinion, a certified appraisal is built on structured analysis and documented evidence. Appraisal reports are accepted by courts, lenders and the IRS, and are often required in probate, estate settlement, divorce, tax appeals and senior housing decisions. That difference can help prevent a dispute or protect a fiduciary.

No. A comparative market analysis (CMA) is produced by most listing agents and reflects a general price range based on nearby sales. It is not a formal appraisal, and it typically does not account for the home's condition in a documented, methodology-based way. Some situations, such as date-of-death valuations, call for a formal appraisal.

Through the Washington State Department of Licensing, which licenses certified residential appraisers; they must meet education, experience and continuing education requirements, and licenses can be verified with the department. A certified appraisal follows the Uniform Standards of Professional Appraisal Practice (USPAP), with a physical inspection and a written report. A broker's CMA does not follow USPAP and does not carry the same legal weight, so for estate or tax use, confirm the appraiser's credential first.

Because selling or transferring real estate can have tax consequences. When a senior is leaving a longtime home or a property is going through probate, a CPA can help identify tax implications, coordinate financial records, and support decisions that affect timing, proceeds and potential liabilities. CPAs and financial advisors also advise on estate tax obligations, capital gains, stepped-up basis and whether holding or selling makes more financial sense.

Often both. A CPA focuses mainly on taxes: filing returns, calculating tax owed and advising on tax strategy. A financial planner takes a broader view, covering investments, retirement income, long-term care planning and overall financial goals. For estate matters, many families benefit from working with both.

Not always required, but often very helpful. Inheriting real estate has tax implications, especially capital gains and the stepped-up basis. When you inherit a home, its tax basis is stepped up to the market value at the time of the original owner's death, not what they paid. That often greatly reduces or eliminates capital gains tax if you sell soon after inheriting. A financial advisor or CPA can explain how it applies before you decide.

A financial planner and an elder law attorney. Medicaid eligibility rules for reverse mortgage borrowers are complex, which is why families are advised to consult both before proceeding. One risk to raise: if a borrower is away from the home for more than 12 consecutive months in a healthcare facility and no co-borrower lives there, the loan may become due. Lending professionals can also help explain the options; the Find a Professional page lists independent ones you can contact directly.

A bookkeeper maintains the day-to-day financial records: recording transactions, reconciling accounts, tracking receivables and payables, and keeping the books current. A CPA is a licensed accountant who can prepare and sign tax returns, perform audits and give formal accounting opinions. The two roles complement each other rather than substitute for each other; clean books from a bookkeeper make a CPA's work faster, cheaper and more accurate at tax time.

Because most estate steps depend on them. When the person who died owned a business or rental property, the executor inherits responsibility for its financial records. The business has to be valued, a final return filed, outstanding obligations identified and assets distributed accurately. Messy books make all of that harder. Getting records in order early is often the difference between a straightforward settlement and a prolonged one, and that work comes before the CPA's.

Look for someone whose experience matches the size and complexity of the business, who is comfortable with the software you already use, and who explains your financial position in plain language rather than only producing reports. Ask how often you will hear from them, what a typical month looks like, and how they handle a backlog if the books have fallen behind.

An aging life care manager, also called a geriatric care manager, is a trained professional, often a social worker or registered nurse, who helps older adults and families with the challenges of aging. They assess physical, emotional and environmental needs, coordinate medical care, and act as an advocate during major transitions. Services often include in-home assessments, care plans, coordination with doctors and facility placement guidance.

They do different jobs. A home caregiver gives hands-on daily help, such as bathing, meals or mobility. A care manager works at a higher level: assessing needs, creating care plans, communicating with doctors and facilities, and guiding family decisions. Many families benefit from having both working together.

Common times are when a parent's health or memory is declining and the family isn't sure what help is needed, when family lives far away and needs a local advocate, after a hospitalization changes care needs, or when deciding between in-home care and a facility. Medicare generally does not pay. Most care management is private pay, though some long-term care insurance policies may cover the fees.

Usually not directly. In most cases, senior housing advisors are paid by the community or facility once a placement is made, so there is no direct cost to the family. It is still good to ask how an advisor is paid before you start working together. An advisor assesses care needs, preferences and budget, and compares options such as assisted living, memory care and adult family homes.

A senior housing advisor focuses mainly on finding the right place to live, whether assisted living, memory care, independent living or an adult family home. A care manager takes a broader role, coordinating medical care, family communication and long-term care planning. Many families benefit from both. Advisors can be involved earlier than most families think; even if a move is 6 to 12 months away, an early conversation helps families understand options and costs.

Aging life care managers often come from backgrounds in nursing, social work or counseling, and many hold certifications through the Aging Life Care Association (ALCA). Their job is to assess medical, emotional and daily living needs, create a care plan, and coordinate with doctors, facilities and family. Ask about payment up front: most care management is private pay, though some long-term care insurance policies may cover the fees.

Several professionals can help. An aging life care manager's services typically include in-home assessments, and they can help a family weigh whether aging in place, assisted living, memory care or an adult family home fits. Occupational therapists and in-home care agencies also help guide these decisions, and a Certified Aging-in-Place Specialist is a contractor trained in the modifications themselves. A professional home safety assessment can clarify what is working and what needs attention.

A senior move manager helps older adults and families plan and manage the physical and emotional process of leaving a longtime home, whether the move is to assisted living, a family member's home or a smaller residence. Services typically include space planning, sorting belongings, coordinating donation and disposal, packing, overseeing the move, and unpacking and resettling. Many also coordinate with estate sale companies and cleanout crews to handle what remains.

It depends on how much help is needed. Moving and relocation services handle packing, transport, storage and delivery. A senior move manager covers the larger process, including space planning, sorting and organizing belongings, donation and disposal, and unpacking and resettling in the new home. They work at the client's pace, with attention to the emotional weight of leaving a home full of memories.

Most work on commission, typically 25% to 40% of total sales, with no upfront cost to the family. Some charge additional fees for advertising, setup or cleanup. Always ask for a written agreement before you begin, and ask what happens to items that don't sell, such as donation coordination, consignment or a full cleanout.

Ideally before the home is listed, so the house can be shown empty or staged once the sale is done. Estate sale companies typically need 1 to 3 weeks to prepare, so if the timeline is tight, discuss your closing date with the company upfront. Afterward, the company usually coordinates donation pickups and cleanout so the home is ready for the next step.

In most cases, yes. Personal property such as furniture, clothing and household items can be sold during probate. Selling the real property, meaning the house itself, typically requires court approval. If you are unsure what can be sold and when, ask the estate's probate attorney.

Estate liquidators assess, organize, price, market and run the sale of a home's contents, then handle unsold items through donation, consignment or disposal. Look for knowledge of fair market value for antiques, collectibles, furniture, jewelry and household goods, plus experience running an organized sale. Many hold professional memberships or certifications reflecting ethical standards. Get a written agreement and ask about unsold items before signing.

Local professionals can handle most of it without the family traveling. An estate cleanout company or senior move manager can sort, pack, donate and remove belongings, and estate sale professionals handle valuation, the sale and removal, often generating proceeds that offset preparation costs. Out-of-state families also usually need someone local to visit the property and document its condition, and clear, regular updates. See Find a Professional for independent professionals you can contact directly.

An estate liquidator can help. A qualified one knows the fair market value of antiques, collectibles, furniture, jewelry and household goods. Items are researched and priced on current resale values, comparable sales and condition; higher-value pieces may be appraised separately, and some are better routed to specialty auction houses. Usually don't do a major cleanout before valuation: important documents, valuables and items with sentimental or estate value can be lost.

A reputable company provides a written contract that clearly states the commission rate, the services included, when you will be paid, and how unsold items will be handled, such as donation coordination, consignment to resale shops or a full cleanout. Ask too whether there are additional fees for advertising, setup or cleanup, and get the agreement in writing before the work begins.

Usually simple ones. The highest-impact improvements are fresh neutral paint, deep cleaning, cleaned or replaced carpets and tidy landscaping. Major renovations rarely pay off in estate sales; the goal is a home that looks clean and well maintained, not brand new. Staging can also help, since staged homes tend to sell faster and often get stronger offers, especially when the décor is dated.

Yes, generally. Repairs, cleaning and staging are usually treated as property maintenance and can go ahead during probate. The estate typically pays these costs, and they are deducted before distribution to heirs; the probate attorney can confirm which expenses are appropriate. Most preparation takes 2 to 6 weeks depending on condition, so lining up help early, ideally before the estate sale, keeps things on schedule.

Usually an experienced real estate professional, on a walk-through once the home is cleared. Make a clear list of immediate safety or habitability issues, deferred maintenance such as roof age, HVAC, plumbing and electrical, cosmetic condition, and items likely to come up in a buyer's inspection. Then decide what is worth fixing: safety issues and items that affect financing, light cosmetic updates with a strong return, and not major remodels.

Title professionals research the property's ownership history, find liens or encumbrances, resolve title defects and issue title insurance. Escrow officers are neutral third parties who hold and distribute funds, collect signatures and make sure all conditions are met before closing. In estate sales this matters more, because old deeds, unrecorded transfers or liens can surface, and the title search confirms the personal representative or trustee has authority to sell.

A typical residential escrow in Washington takes 30 to 45 days from mutual acceptance to closing. Probate and estate sales may take longer depending on court timelines, coordinating heirs and clearing title. Title and escrow teams experienced with estates know how to work with court documents, Letters Testamentary, trust certifications and multi-heir situations.

Medicare is a federal health insurance program mainly for people 65 and older, regardless of income, plus certain younger people with disabilities. Medicaid is a joint federal and state program that helps cover healthcare costs for people with limited income and resources. Some people qualify for both at once, called dual eligibility, which can provide more comprehensive coverage.

No. Medicare does not cover long-term custodial care in assisted living or memory care facilities. It may cover short-term skilled nursing care, up to 100 days, after a qualifying hospital stay. For long-term care, families often look at Medicaid, long-term care insurance or private pay. A Medicare specialist can help clarify what is and is not covered in a specific situation.

A licensed Medicare specialist or insurance broker can help compare plans, understand costs and enroll in coverage. Look for someone licensed in Washington State who represents multiple carriers and has experience working with seniors in transition. Timing matters too: plans can be changed during the Annual Enrollment Period, October 15 to December 7 each year, and late enrollment can bring permanent premium penalties.

No. Nobody pays to be listed, and the site states it does not receive compensation for these listings. Listed professionals are independent specialists, each met with personally by the site's owner, and you contact and hire them directly. Real estate brokerage and appraisal services mentioned on the site are provided by a licensed Washington broker and certified appraiser through separate brokerage and appraisal businesses, not through Real Property Planning.

No. Real Property Planning is an educational and connection hub. It does not provide legal, tax, accounting, financial, brokerage or appraisal services, and nothing on the site is professional advice. Professionals referenced on the site are independently licensed and work through their own separate businesses. The real estate brokerage and appraisal services mentioned on the site are provided by a licensed Washington broker and certified appraiser through a separate brokerage and appraisal business.

Start by matching the problem to a category. The site groups independent professionals into four: legal (estate planning, probate, elder law, family law, divorce and real estate attorneys), financial and valuation (CPAs, financial planners, mortgage lenders, appraisers), senior housing and care (advisors and care managers), and property and transition support (brokers, liquidators, title and escrow). A short conversation early usually prevents bigger problems later.

Check directly with the licensing body before hiring anyone. Real estate brokers and appraisers are licensed by the Washington State Department of Licensing. Attorneys can be checked in the Washington State Bar Association lawyer directory, insurance agents with the Office of the Insurance Commissioner, contractors with the Department of Labor & Industries, and adult family homes in the DSHS Adult Family Home Locator. Real Property Planning shows license details as professionals supply them and does not audit them.

You are free to choose someone else. A listing only means the professional appears in the directory; it is not an endorsement, a recommendation or a guarantee of their work. Each listed professional is an independent business responsible for its own services, fees and client relationships, and you contact them directly. You can hire any licensed professional you choose, and should verify a license with the licensing body before hiring anyone.