Buyer and seller representation means having your own attorney protect your interests from offer to deed transfer. Francisca reviews the contract, contingencies, disclosures, and title commitment, then explains each one in plain language. For sellers, she drafts special provisions and checks the Texas Seller's Disclosure Notice. For buyers, she spots red flags while you can still negotiate or walk away. In Texas, a title company handles most closings, so her role is making sure the paperwork matches your deal.

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A purchase agreement sets the price, deadlines, and conditions of a home sale, and closing guidance makes sure nothing slips between contract and keys. Most Houston resale deals use forms promulgated by the Texas Real Estate Commission (TREC). The form is only as good as the blanks: the option period, financing deadlines, survey terms, and who pays for repairs. Francisca reviews each one against your goals, then walks you through the title commitment, closing disclosure, and deed before you sign at the title company. If a late issue appears, such as a missing survey or a lender delay, she explains your options before a deadline passes.

Real estate contract drafting and review gives you terms that hold up when the deal gets tested. Francisca drafts and negotiates contracts for sales between family members, unique properties, and deals that don't fit a standard form. She also reviews contracts someone else wrote, including builder contracts, renovation agreements, and roommate agreements. Texas agents must use state forms, but you can require an attorney-drafted contract. 

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A contract addendum adds or changes terms in a real estate contract without rewriting the whole agreement. Common Houston examples include selling furniture or appliances with the house, letting a seller stay after closing, a buyer moving in early, repair credits, and special provisions about a pool, a shed, or a tenant in place. Each addendum needs to match the main contract's deadlines and say exactly who pays for what. Francisca drafts addendums that fit your deal, so the extra terms are as clear as the main agreement. She can also review an addendum the other side proposes before you sign it.

A builder contract controls the price, timeline, materials, and warranties on a new Houston home, and builders usually write it to protect themselves. Francisca reviews the contract before you sign, flagging allowances that run short, open-ended price increases, delay terms, and warranty limits, then negotiates changes where she can. She also explains how the Texas Residential Construction Liability Act works. Under that law, a homeowner with a defect claim must give the builder written notice and a chance to inspect and make an offer before filing suit. Knowing that process up front helps you document problems the right way.

Renovation and subcontractor agreements set the scope, price, schedule, and payment terms for remodeling work, and they protect your home from liens. In Texas, a contractor can only place a lien on your homestead if a written contract was signed before work began. Francisca drafts and reviews remodeling, repair, and subcontractor agreements for homeowners, investors, and contractors. She sets payment schedules tied to finished work, change-order rules, and lien releases. 

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A custom lease agreement sets clear rules for a residential rental, written for your property instead of copied from a generic form. Francisca drafts leases that cover rent and late fees, repairs, pets, security deposits, and how the lease ends. Every lease should match the Texas Property Code, including notice rules and the flood disclosure Texas landlords must give. She drafts leases for landlords and reviews them for tenants. 

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A roommate agreement sets the rules for people who share a home but aren't a couple. It covers rent shares, utilities, deposits, guests, chores, and what happens when one roommate wants to leave early. Most leases make every tenant responsible for the full rent, so if one roommate stops paying, the landlord can come after the others. A written agreement gives roommates a clear way to settle that among themselves. Francisca drafts roommate agreements for renters and for homeowners renting a room. For romantic partners who live together, a cohabitation agreement is usually the better fit.

Deeds and owner-financing documents transfer property and set the terms when a seller acts as the lender. Francisca prepares deeds for sales, gifts, and transfers to an LLC or trust. She also drafts owner-finance packages with a promissory note, deed of trust, and disclosures. Texas tightly regulates contracts for deed on homes. The seller must record the contract and send the buyer an annual accounting statement, and violations can carry serious penalties. 

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Title issue guidance helps you clear problems that could stop a sale or cloud your ownership. Common Houston examples include an old lien that was paid but never released, a missing heir from a prior owner, a boundary or survey conflict, and a deed with the wrong legal description. A title company lists these issues in the title commitment as requirements to close. Francisca reviews the commitment, explains what each item means, and prepares the curative documents, such as releases, affidavits, and corrective deeds, needed to clear them, so your sale or refinance can move forward.

A landlord document package gives you the leases, notices, and templates to run your rentals with confidence, whether you own one property or 100. Francisca builds each Texas package around your properties, with forms for move-in, late rent, repairs, lease violations, and move-out. She also reviews your process for Texas compliance, including security deposit and repair rules. 

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Landlord-tenant dispute help resolves conflicts over rent, repairs, deposits, and move-outs before anyone goes to court. Francisca advises landlords and tenants on their rights under Texas law. She prepares required notices, writes demand letters, and negotiates lease terminations, move-out terms, and cash-for-keys agreements that avoid an eviction filing. This work is pre-litigation only. 

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A 1031 exchange lets an investor defer capital gains tax by selling one investment property and buying another of like kind. The deadlines are strict: you must identify replacement property within 45 days of the sale and close within 180 days. A qualified intermediary must hold the sale proceeds, because touching the money can disqualify the exchange. Francisca coordinates the legal side with your intermediary and CPA. She reviews both purchase contracts so their deadlines fit the exchange timeline, and she checks that title is held the same way on both sides of the trade.

Francisca has handled thousands of transactions, from first-home purchases to multi-lot subdivisions and speculative construction. That volume means she has seen how deals go wrong and writes documents to prevent it. You work with her directly, not a rotating set of associates, and Bitsy Deubler, the firm's Legal Operations and Client Experience Specialist, keeps each matter moving.

Her practice also covers business law, asset protection, and estate planning. One attorney can connect your rental's lease, the LLC that owns it, and the estate plan that passes it to your family. Every matter carries a flat fee, and she received the Avvo Clients' Choice Award 2026.