Comprehensive Guide to Real Estate Legal Services in Pegram
Buying or selling property in Pegram requires careful attention to local rules, contracts, and closing procedures. At Jay Johnson Law Firm, we provide clear legal guidance tailored to Pegram and Cheatham County matters, helping clients understand their rights and obligations throughout a real estate transaction. Whether you are purchasing a home, transferring property, or navigating title issues, our approach focuses on practical solutions, transparent communication, and proactive problem solving to reduce delays and protect your interests during every stage of the process.
Real estate matters often involve many moving parts, including title searches, disclosure obligations, and lender requirements. Our firm assists clients with document review, negotiation of contract terms, and coordination with escrow or title companies to ensure transactions proceed smoothly. We emphasize clear timelines and thorough review so you know what to expect at each step. For homeowners, investors, and sellers in Pegram, having a legal partner to catch potential issues early can avoid costly setbacks and provide greater confidence when signing binding documents.
Why Legal Guidance Matters for Real Estate Transactions
Legal guidance in real estate supports accurate contract language, proper transfer of title, and compliance with state and local requirements, which can prevent disputes later. For buyers, careful review reduces the risk of unwanted liens or unexpected encumbrances. For sellers, proper disclosures and contract terms protect against post-closing disagreements. A legal review can streamline closings by resolving document defects in advance and ensuring loan and escrow conditions are clearly met. Ultimately, this service reduces stress and protects financial interests in what is often a client’s largest transaction.
About Jay Johnson Law Firm and Our Real Estate Practice
Jay Johnson Law Firm serves clients across Cheatham County and surrounding Tennessee communities, offering practical legal support for residential and commercial real estate matters. Our team advises on purchase and sale agreements, title issues, contract negotiations, and closing coordination. We prioritize prompt communication and careful document review so clients understand each obligation and deadline. With a focus on local regulations and common issues in the Pegram area, we help clients reach efficient outcomes while protecting their property interests throughout every stage of a transaction.
Understanding Real Estate Legal Services in Pegram
Real estate legal services cover a range of tasks that ensure property transfers comply with Tennessee law and local requirements. Services commonly include drafting and reviewing contracts, conducting title searches, resolving liens, preparing deeds, and coordinating closings. Attorneys review contingency language, help negotiate repairs or credits, and advise on disclosure obligations. In Pegram, attention to county recording practices and local zoning or HOA rules can be particularly important. Knowing what legal support can do helps clients avoid surprises and keeps transactions moving according to schedule.
Legal assistance also helps manage risks connected to financing contingencies, inspection results, and boundary or survey disputes. When issues arise, prompt legal review can identify practical options such as corrective documents, escrow holdbacks, or negotiated indemnities. For sellers, counsel can draft disclosure forms and sales addenda to limit later disputes. For buyers, counsel can confirm title is marketable and advise on insurance and protections. Both buyers and sellers benefit from a thoughtful approach that anticipates common challenges and documents solutions clearly.
Definition and Scope of Real Estate Legal Services
Real estate legal services encompass preventative and transactional work to facilitate the transfer and ownership of property. This includes contract drafting and review, title and lien resolution, deed preparation and recording, closing coordination, and negotiation support. The scope can vary depending on the transaction complexity, whether residential or commercial, and whether there are boundary, zoning, or lender requirements to address. The work often involves collaborating with lenders, title companies, surveyors, and real estate agents to make sure legal obligations are met and the transfer occurs with clear title and agreed terms.
Key Elements and Processes in a Real Estate Transaction
A typical real estate transaction involves offer and acceptance, contract contingencies, title search and clearance, financing or cash arrangements, inspections and repairs, and the final closing where documents are signed and recorded. Legal review focuses on contract terms, condition timelines, and remedies for breaches. Title clearance can reveal liens, judgments, or easements that need resolution prior to closing. Coordination with lenders and title companies ensures funds are transferred securely and deeds are recorded properly. Attentive management of these elements reduces delays and supports a successful closing.
Key Terms and Real Estate Glossary for Pegram Transactions
Understanding common terms used in real estate can make transactions clearer and less stressful. Terms such as title, deed, escrow, lien, contingency, and closing each have specific meanings that impact rights and obligations. Knowing these definitions helps clients make informed decisions and respond appropriately when documents use legal phrases. This glossary highlights terms most frequently encountered in Pegram and Tennessee matters, providing simple explanations so buyers and sellers can better understand their contracts and the steps involved in completing a transfer of property.
Title
Title refers to the legal right to own, use, and transfer property. A clear title means there are no unresolved claims, liens, or defects that would prevent the owner from transferring the property. Title searches and title insurance help confirm whether the title is marketable and whether any third-party interests must be resolved. Understanding title issues is important before closing because unresolved matters can delay or invalidate a transfer. Resolving title defects may involve paying off liens, correcting recording errors, or obtaining necessary releases from prior owners or creditors.
Deed
A deed is the legal document that transfers ownership of property from one person to another. It must meet state recording requirements and typically includes a description of the property, the names of the grantor and grantee, and signatures required under Tennessee law. Different types of deeds convey different assurances about the title, so it is important to know which deed is being used and what protections it provides. Proper preparation and recording of the deed finalize ownership transfer and ensure the public record reflects the new owner.
Escrow
Escrow refers to a neutral third party who holds funds, documents, and instructions until certain conditions are met in a transaction. An escrow agent manages the disbursement of funds for earnest money, loan payoffs, seller proceeds, and closing costs while ensuring that documents are recorded in the correct order. Escrow protects both buyers and sellers by following agreed instructions and releasing funds only after required conditions are satisfied. Using escrow reduces the risk that funds or documents will be mishandled during the closing process.
Contingency
A contingency is a condition in a real estate contract that must be met for the transaction to proceed. Common contingencies include satisfactory inspections, loan approval, appraisal value, and clear title. If a contingency is not met within the agreed timeframe, buyers or sellers may have options to renegotiate, request repairs or credits, or terminate the contract according to the agreed terms. Clearly drafted contingency language helps set expectations and timelines, and legal review can ensure contingency rights are protected while maintaining momentum toward closing.
Comparing Limited and Comprehensive Real Estate Legal Services
Clients can choose varying levels of legal involvement, from a limited review of key documents to comprehensive representation throughout the transaction. Limited services may include reviewing purchase agreements or providing a single consultation, which can be cost effective for routine deals. Comprehensive services address negotiation, title clearance, full closing coordination, and handling disputes that arise. Selecting the right level of service depends on transaction complexity, risk tolerance, and the need for ongoing legal support. Clear communication about scope, costs, and responsibilities helps clients make the best choice for their situation.
When Limited Legal Review May Be Appropriate:
Routine Transactions with Standard Contracts
A limited review may suit routine residential transactions where contracts are standard, title searches show no encumbrances, and financing and inspections proceed without complication. For buyers and sellers with straightforward situations and minimal risk factors, a focused review of the purchase agreement and key closing documents can identify major concerns and suggest simple revisions. This approach can reduce legal costs while still providing a level of protection and clarity before documents are signed and funds are released at closing.
Low-Risk, Well-Understood Property Transfers
A limited approach can also be appropriate for transfers between family members or transactions where the parties already understand the property’s condition and title status. When surveys are current, no liens exist, and both sides agree on terms, focused legal input to ensure correct deed language and recording may be enough. Even in these situations, a brief legal review helps confirm that the transfer is properly documented and recorded, which prevents future disputes and supports a smooth change in ownership.
When Comprehensive Legal Support Is Advisable:
Complex Title or Lien Issues
Comprehensive services are recommended when title searches reveal liens, unresolved encumbrances, or discrepancies in public records that could threaten the transfer. Resolving these matters may require negotiation with creditors, correction of recorded documents, or filing affidavits to clear title. A full-service approach addresses these tasks and coordinates with title companies and county recorders to obtain clear title before closing. When defects are present, hands-on management reduces the likelihood of last-minute delays and protects the buyer’s and seller’s interests during resolution.
High-Value or Commercial Transactions
For high-value residential closings or commercial property deals, comprehensive legal representation provides contract negotiation, detailed due diligence, risk assessment, and closing management tailored to the transaction’s scale. These matters often involve complex financing terms, environmental considerations, survey issues, and zoning or easement concerns. Comprehensive legal assistance coordinates multiple professionals and ensures that contractual protections and contingencies are properly structured to protect financial interests and reduce exposure to unforeseen liabilities during and after the transfer.
Benefits of Choosing a Comprehensive Real Estate Approach
A comprehensive approach to real estate matters offers the benefit of continuity and proactive management throughout the transaction. With full representation, legal counsel monitors deadlines, addresses title issues early, negotiates contract terms, and coordinates with lenders and title companies. This integrated handling reduces the chance of last-minute surprises and helps ensure that all necessary documents are in order for a timely closing. Clients gain a single point of contact who understands the full context of the transaction and can respond swiftly to issues as they arise.
Comprehensive services also provide stronger protection when disputes occur or when conditions change during the process. Counsel can propose workable solutions, prepare corrective documents, or negotiate amendments to avoid litigation. For sellers, comprehensive review helps minimize post-closing claims by ensuring accurate disclosures and contract language. For buyers, it ensures title is marketable and closing proceeds with required protections in place. Overall, thorough legal involvement increases predictability and preserves value for both parties.
Clear Title and Reduced Closing Delays
One leading benefit of comprehensive legal services is the emphasis on title clearance and minimizing closing delays. By conducting thorough searches early and addressing any liens, judgments, or recording errors promptly, counsel reduces the chance of unexpected obstacles at closing. This includes working with creditors and prior owners to obtain releases or preparing corrective recordings where needed. Proactive title work helps ensure funds are disbursed and deeds recorded without extended holdbacks, making the transfer process smoother for all parties.
Stronger Contractual Protections
Comprehensive representation strengthens contractual protections by carefully drafting and negotiating terms that reflect the parties’ intent and allocate responsibilities and remedies in a balanced way. This includes clear contingency language, timelines for inspections and financing, and remedies for breach. Properly structured agreements reduce ambiguity and the risk of disputes after closing. Counsel also helps clients understand potential obligations, such as prorations, closing costs, and post-closing responsibilities, so that the financial impact of the transaction is clear upfront.
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Practical Tips for Smooth Real Estate Transactions
Start Title and Document Review Early
Initiating a title search and legal document review early in the transaction timeline reduces the risk of surprises that delay closing. Early review uncovers liens, easements, and recording defects that may require resolution and provides time to prepare corrective documents or negotiate solutions. Coordination with lenders and title companies during this early phase helps align expectations and schedules, allowing any needed actions to be completed before the scheduled closing date. Planning ahead saves time and stress when the closing approaches.
Keep Clear Communication with All Parties
Document and Record Thoroughly
Accurate documents and proper recording protect both parties after closing. Ensure deeds, affidavits, and settlement statements are prepared correctly and recorded with the county recorder’s office as required. Retaining copies of closing documents and confirmations of recorded instruments provides proof of ownership and supports resolution of any future questions. Attention to proper notarization, legal descriptions, and signatures prevents complications and reinforces the security of the transaction for the new owner.
Why You Should Consider Legal Assistance for Real Estate Matters
Legal assistance provides clarity and protection during property transfers by ensuring contracts reflect your intentions and by identifying title or recording issues early. For buyers, counsel confirms that title is marketable and that contingencies are preserved. For sellers, review ensures disclosures and contractual terms are accurate and enforceable. When negotiations or disputes arise, legal representation helps explore options and negotiate outcomes that align with your goals. The objective perspective a lawyer provides often leads to more predictable closings and reduces the chance of costly delays or disputes.
Additionally, legal involvement can protect your financial interests in complex or high-value transactions by coordinating due diligence, handling payoff and lien resolution, and ensuring closing funds are properly disbursed. Counsel can craft contingency language and closing conditions to minimize risk and prepare corrective documents if prior recordings are inaccurate. For clients in Pegram and Cheatham County, familiarity with local recording offices and customary practices adds practical value, contributing to an efficient and well-documented transfer process.
Common Situations That Require Real Estate Legal Support
Typical circumstances that call for legal help include title defects, boundary or survey disputes, complex financing arrangements, estate transfers, and transactions involving out-of-state owners. Other situations include unresolved liens, divorce-related property transfers, commercial leases tied to purchase agreements, and transactions requiring special municipal approvals. When the facts are straightforward, a limited review may suffice, but when records show discrepancies or the transaction involves unique terms, legal guidance becomes important to ensure rights are protected and the closing proceeds without unexpected setbacks.
Title Defects or Liens
When title searches reveal liens, judgments, or other encumbrances, legal intervention is often necessary to negotiate releases, obtain payoff agreements, or prepare corrective recordings. Resolving these matters may require cooperation from prior owners, lienholders, or creditors and must be completed before the title company will issue a policy or the deed can be recorded. Legal counsel coordinates these efforts and helps craft solutions that permit the closing to move forward while protecting the buyer and seller from future claims.
Complex Financing or Unusual Contract Terms
Complex financing arrangements, including seller financing, assumable loans, or transactions with multiple funding sources, can raise unique legal questions about obligations and timing. Unusual contract provisions, such as contingent leases, multiple contingencies, or significant seller concessions, also benefit from careful legal drafting and negotiation. Counsel helps structure the agreement to reflect the parties’ intentions and to allocate responsibilities and remedies, reducing the chance of misunderstandings and providing a clearer path to a reliable closing outcome.
Estate or Probate-Related Transfers
Transfers that arise from an estate or probate process involve additional procedural steps and documentation to confirm authority to sell and to ensure the correct distribution of proceeds. Legal assistance can review probate orders, prepare the necessary deeds, and coordinate with personal representatives or heirs to clear title and proceed with a sale. These matters may include deadlines and court requirements that benefit from attentive management to complete the transaction properly and comply with Tennessee probate rules.
Local Real Estate Legal Services for Pegram and Cheatham County
Jay Johnson Law Firm provides local legal representation for property matters in Pegram and surrounding areas. Our services include contract review, title clearance, deed preparation, and closing coordination tailored to local recording practices. We work with buyers, sellers, lenders, and title companies to move transactions forward efficiently and to resolve issues that could cause delay. For clients in Cheatham County, our knowledge of area procedures and local contacts supports a smoother process and clear communication at each stage of the transfer.
Why Choose Jay Johnson Law Firm for Your Real Estate Matter
Selecting legal representation means choosing a firm that values timely communication and thorough document handling. Jay Johnson Law Firm focuses on practical solutions and clear explanations so clients understand their options and the likely outcomes. We assist with contract drafting, title matters, and closing logistics while keeping clients informed about milestones and deadlines. For sellers and buyers in Pegram, this approach reduces stress and provides certainty in the steps required to complete a property transfer.
Our local presence and familiarity with Cheatham County recording practices and common transaction issues help anticipate potential complications and resolve them early. We coordinate with lenders, agents, and title companies to align expectations and prevent last-minute issues that can postpone closings. This collaboration, combined with careful document preparation, supports timely and well-documented transfers of ownership that protect the parties’ interests and minimize post-closing disputes.
Clients also appreciate practical guidance on negotiation points, disclosure obligations, and closing costs so decisions reflect both legal and financial considerations. By clarifying responsibilities and drafting clear contract language, we help clients avoid misunderstandings and reduce the risk of conflict after closing. For anyone involved in a real estate transaction in Pegram, working with knowledgeable counsel provides a structured process and confidence that required legal steps are being handled correctly.
Contact Jay Johnson Law Firm for a Consultation on Your Pegram Real Estate Matter
The Real Estate Legal Process at Our Firm
Our process begins with an initial consultation to review the transaction’s facts and documents, followed by a scope agreement outlining services and timelines. We then conduct a title search and document review, advise on contract terms and contingencies, and coordinate necessary corrections or negotiations. As closing approaches we liaise with the title company and lender to confirm requirements and prepare final documents. After closing, we ensure deeds and recordings are completed correctly and retained, providing clients with documentation for their records.
Step One: Initial Review and Document Preparation
The first step focuses on understanding the transaction details and preparing or reviewing necessary documents. This includes examining the purchase agreement, seller disclosures, any existing mortgage or lien information, and survey records if available. Early identification of deadlines for inspections and financing contingencies allows us to propose language that protects client interests. Preparing clear settlement instructions and confirming the payoff figures and prorations early helps reduce the risk of delays during the final stages of the transaction.
Contract and Disclosure Review
A careful review of the purchase contract and seller disclosures identifies obligations, timelines, and potential areas for negotiation. We verify contingency periods, inspection items, and requirements for closing documentation. Reviewing these items early helps clients understand what conditions must be satisfied and what remedies may be available if issues arise. We also suggest clarifications or additions to the contract to better protect client interests and to ensure responsibilities are clearly allocated between parties.
Title Search and Initial Title Assessment
Conducting a title search early in the process reveals existing liens, easements, or recording issues that might affect the transfer. We review title commitments to identify items that require attention before closing and work with the title company to determine the path to a marketable title. Addressing these items early allows time to obtain releases, clear payoff amounts, or prepare corrective instruments so that the closing proceeds without unexpected encumbrances or recording defects.
Step Two: Negotiation and Issue Resolution
Once initial reviews are complete, we negotiate on behalf of clients to resolve inspection findings, financing contingencies, or title objections. This step may involve drafting amendments, escrow instructions, or payoff agreements and communicating changes to the other party and relevant third parties. Handling these negotiations proactively keeps the transaction on track. Our role includes documenting agreed resolutions and ensuring that amended terms are reflected accurately in final closing documents and settlement statements.
Handling Inspections and Repair Negotiations
If inspections reveal issues, we assist in framing requests for repairs or credits and negotiating reasonable remedies that align with client priorities. Clear documentation of agreed repairs and timelines prevents misunderstandings. When repairs are completed prior to closing, we confirm compliance and, if necessary, prepare escrow instructions or holdbacks to protect the buyer while ensuring the seller’s obligations are met. Negotiations aim to reach practical outcomes that allow the transaction to proceed.
Resolving Title and Lien Concerns
Addressing title objections may require payoff of liens, obtaining releases, or preparing corrective deeds and affidavits. We coordinate with creditors, title companies, and prior owners to clear encumbrances. When lien resolution requires additional steps, such as reconveyances or the preparation of satisfaction documents, we manage those tasks to ensure the title company can issue the necessary title insurance and the deed can be recorded. Timely resolution of title matters is critical to maintaining the closing schedule.
Step Three: Closing and Post-Closing Matters
The final phase includes preparing closing documents, confirming funding instructions, and attending or coordinating the closing to ensure signatures and disbursements occur as intended. After closing, we verify recording of the deed and assist with any required post-closing steps such as notifying relevant parties of the transfer or overseeing final prorations. Keeping copies of recorded documents and settlement statements ensures clients have a clear record of the transaction and helps resolve any post-closing inquiries.
Preparing Closing Documents and Settlement Statements
Preparing accurate closing documents and settlement statements clarifies who pays which costs and how funds are disbursed. We ensure deeds are correctly drafted with proper legal descriptions and that closing statements reflect agreed prorations and payoffs. Confirming these details reduces the risk of post-closing disputes and ensures funds are distributed according to the contract and lender instructions. Properly executed documents also support seamless recording with the county office after the closing is complete.
Recording and Document Retention After Closing
Following closing, we confirm deeds and related instruments are recorded at the county office and provide clients with copies of recorded documents and settlement statements for their records. Proper recording secures the public record of ownership and protects the new owner’s interests. Retaining copies of all closing documents makes it easier to resolve any later questions about the transaction and provides proof of terms, payments, and transfer history should issues arise in the future.
Real Estate FAQs for Pegram Property Transactions
Do I need a lawyer to buy a home in Pegram?
You are not always required to hire a lawyer to buy a home in Pegram, but legal assistance can provide meaningful benefits in many transactions. A lawyer reviews contract terms, ensures contingencies are properly stated, examines title commitments, and helps resolve potential issues that could delay closing. For transactions with complex financing, title defects, or significant negotiations, legal guidance can clarify rights and obligations and limit the chance of costly misunderstandings. If your transaction is straightforward and parties are comfortable with standard forms, a limited review may suffice. However, for greater protection during the process, a lawyer can coordinate with lenders and title companies, prepare necessary documents, and provide a consistent point of contact to keep the closing on schedule and properly documented.
What is title insurance and should I get it?
Title insurance protects against certain defects in title that are not discovered before closing, such as undisclosed liens or recording errors. The buyer commonly obtains an owner’s policy to protect their ownership interest, while the lender will often require a lender’s policy to secure the mortgage. Title insurance gives financial protection against covered title defects and can provide assistance in correcting problems that arise after closing. Although not legally required for all transactions, title insurance is often recommended because it reduces the financial risk tied to unseen title issues. Discuss policy coverage and exceptions with your title company and legal advisor so you understand what is protected and any issues that may require additional action prior to closing.
How long does a typical closing take in Cheatham County?
Typical closings in Cheatham County vary depending on lender processing, title clearance, and the need to resolve any contingencies. A standard timeline for a residential closing can range from a few weeks to 45 days from contract acceptance, though delays can occur if inspections uncover problems, financing approval takes longer than expected, or title issues are discovered. Starting key steps early helps keep the timeline on track. Coordination among the buyer, seller, lender, and title company is essential to meet the target closing date. Clear communication about outstanding items and prompt responses to document requests reduce the risk of last-minute postponements and support a timely recording of the deed after closing.
What happens if a title search finds a lien?
If a title search finds a lien, the parties must determine whether the lien will be paid off or otherwise resolved before closing. Common solutions include arranging payoffs through closing proceeds, obtaining release or satisfaction documents from the lienholder, or negotiating escrows for unresolved matters if agreed by the parties and title company. The specific approach depends on the lien type and the parties’ willingness to address it. Legal counsel coordinates with the title company and lienholders to determine required documents and timelines for resolution. Addressing liens early reduces the chance of delayed or failed closings and provides confidence that the buyer will receive marketable title upon completion of the transaction.
Can a deed be corrected after it is recorded?
A deed can sometimes be corrected after recording if an error is discovered, but the appropriate method depends on the nature of the mistake. Corrective deeds, affidavits of scrivener’s error, or other recorded instruments may be prepared to amend errors in descriptions, names, or other matters. Some corrections require the cooperation of prior parties or additional filings to clear the public record. Working with counsel to prepare and record corrective documents helps ensure the correction is legally effective and does not create further issues. Early detection and timely correction limit complications and support a clean public record of ownership for future transactions.
Who pays closing costs in Tennessee?
In Tennessee, the allocation of closing costs is negotiable and typically determined by contract. Customary items that may be paid by the buyer include lender fees, appraisal costs, and buyer’s title policy, while the seller commonly pays for the brokerage commission and payoff of existing mortgages. Prorations for taxes, utilities, and HOA assessments are also accounted for in the settlement statement according to the contract terms. Because practices can vary by locality and transaction type, it is important to review the purchase agreement and settlement statement carefully. Legal review can ensure that fees are allocated as intended and that any unexpected charges are identified before closing funds are disbursed.
How do contingencies work in a purchase agreement?
Contingencies in a purchase agreement set conditions that must be met for the transaction to proceed, such as satisfactory inspections, financing approval, or the property appraising at a minimum value. Each contingency typically includes a deadline and a description of the remedy if the condition is not satisfied. Properly drafted contingency language allows parties to preserve rights to renegotiate or terminate the contract if necessary. Legal review helps ensure contingencies are clear and enforceable and that the timelines and notice requirements are properly framed. This reduces the risk of disputes about whether a contingency was satisfied and clarifies each party’s options if issues arise during the transaction.
What should I bring to a closing in Pegram?
At a closing in Pegram you should bring valid identification, any required funds for closing, and documentation requested by the title company or lender. Sellers should have documents related to payoff figures and any required releases, while buyers should ensure they have loan closing disclosures and proof of homeowner’s insurance if required. Having these items prepared in advance minimizes delays at the closing table. Your legal representative or title agent can provide a closing checklist to clarify which documents and funds are needed. Confirming in advance that all parties have the required paperwork and signatures helps the closing proceed smoothly and avoids the need to reschedule.
How are property taxes handled at closing?
Property taxes are typically prorated at closing so that each party pays the portion of taxes corresponding to the time they owned the property during the tax year. The settlement statement will reflect prorated amounts and any refunds or credits due to the buyer or seller. In some cases, unpaid taxes or special assessments must be paid at closing to ensure clear title. Accurate tax proration depends on local assessment schedules and billing cycles, and legal review can confirm the correct calculation and allocation. Clarifying these items ahead of closing prevents disputes and ensures the settlement statement reflects agreed financial responsibilities.
Can I sell property that is in probate?
Property in probate can be sold, but additional steps are typically required to ensure the sale is authorized and the transfer is valid. The personal representative or executor must have legal authority either through the will or court order to sell estate property. Court approvals or notices may be required depending on the probate stage and local rules. Legal assistance helps confirm that the necessary probate steps are completed and that deeds are prepared to reflect the transfer from the estate. Ensuring compliance with probate requirements protects the buyer and allows the sale to proceed with clear title and proper distribution of proceeds according to the estate’s instructions.