Court-Appointed Guardianship & Trustees
When the order requires disposition of real property, you need movement without surprises. Russell Real Estate Group acts as your real-estate arm. We handle access, cleanouts, repairs, retail or as-is investor execution, lien and fine resolution, title and escrow coordination, and court-aligned contracts. You keep command of the case. We deliver a clean, documented closing with approved fees shown on the settlement statement for payment at closing, subject to approvals.
Who We Serve
Professional guardians, trustees, fiduciaries, and counsel managing court-directed sales across Seattle and Washington state.
Legal fees are carved out of sales proceeds regardless of lack of equity.
Appraisal partnerships capable of five business day delivery. Legal cost paid directly from Escrow to ensure speedy payment of legal fees.
We can clear liens, disconnected utilities, city levied fines, and any expenses that can prevent the home sale.
Affiliated contractors capable of small or major home repairs with quick turn around and quality finishes.
Removal of heavy or hazardous materials such as paraphernalia and trash.
Removal of biohazards such as human bodily fluids, fecal matter, and animal waste.
Selling a court ordered house
Two Clear Paths on Every Matter
Retail for exposure
Make-ready scope, contractor coordination, marketing launch, showings, calibrated offers, inspection and appraisal management. Best when condition and time support broader market reach.
As-is investor for speed
Verified buyer placement, strict timelines, minimal contingencies, access and occupancy logistics, hazard and cleanout services when required. Best when timelines are tight, condition limits financing, or access is constrained.
Both paths include lien and fine resolution, title and escrow coordination, and settlement statement alignment so approved fees appear for payment at closing.
How Legal Fees Are Paid
Our aim is to have approved legal fees shown on the settlement statement and paid at closing. When equity is limited, we may pursue:
Negotiated buyer contributions and closing cost structures
As-is investor purchases to shorten timelines
Short-sale approvals with documented fee disbursements
All arrangements depend on case facts, court approval, and counterparties.
Uncooperative Tenants and Occupants
We coordinate lawful access plans and documentation, including notices and cash-for-keys where appropriate. Our investor network is prepared to purchase properties with non-cooperative occupants. We secure properties discreetly, work with city contacts, and manage safety and access so the file keeps moving.
Hazard, Cleanout, and Make-Ready
If condition is the bottleneck, we remove it. Heavy debris, paraphernalia, insects and rodents, mold, expired food, and biohazards are remediated by affiliated teams. For retail routes, we scope targeted repairs to reach buyer-ready condition. For speed, we place an as-is investor.
Appraisal and Valuation
Appraisal partners target five business-day delivery when the file requires it. We provide comps and select BPO or appraisal routes to support pricing and court review.
Escrow and Contract Coordination
We coordinate inspections, verifications, disclosures, lien resolution, contingency control, buyer management, loan progress, and payoff. Contracts reflect required court language, notice, overbid procedures where applicable, and confirmation steps to reduce rework and avoid post-approval delays.
Why Choose The Russell Real Estate Group
We have years of experience navigating through guardianship sales and have continuously achieved successful results.
YEARS OF
EXPERIENCE
TOP SHORT SALE
EXPERT
PROPERTIES SOLD
SINCE 2001
FAQs
How fast can you list?
Often within 72 hours of receiving authority, access, and title.
Can you sell as-is?
Yes. We can place a verified investor buyer or complete rapid make-ready for retail.
What if there is little or no equity?
We may explore buyer contributions, short-sale approvals, or investor terms, subject to approvals.
Do you handle tenants, occupants, or squatters?
Yes. We coordinate lawful notices, access plans, and documentation in a manner suitable for the file.
Will court requirements be met?
Yes. We align contracts, timelines, and reporting to local rules and confirmation standards.