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Shanna Elizabeth Welsh

Real estate Attorney at San Diego, CA

4.6   20 reviews

also known as Shanna Welsh-Levin, Shanna Levin

  • Licensed for 18 years
    State CA
    Acquired 2004
    Active No misconduct found

We have not found any instances of professional misconduct for this lawyer.

About Shanna

Learn Shanna’s areas of practice.

Practice areas
  1. Real estate
    Residential and Commercial Real Estate Purchase and Sale Transactions, Short Sale Negotiations, REALTOR counsel, LLC formation, Title issues and lien negotiations, Quiet Title actions and Lis Pendens, predatory lending, contract review, non-disclosure litigation, fraud litigation, boundary line and easement disputes, distressed homeowner and foreclosure counseling, mediation, settlement

    18 years, 150 cases

  2. Landlord or tenant
    We only represent Landlords regarding evictions, lease drafting, security deposit disputes, eviction settlement, and provide comprehensive landlord services

    16 years, 100 cases

  3. Lawsuits and disputes
    Vehicle title disputes, Defamation and Anti-SLAPP

    18 years, 50 cases


So. Cal. Realty Law works with landlords and investors to protect their unique real estate investments. We will not let anyone else take away the wealth you worked so hard to build. This full-service real estate law firm was founded in 2011.  We represent real estate professionals, property owners, landlords, and commercial tenants, to resolve disputes of all kinds.  WE DO NOT REPRESENT RESIDENTIAL TENANTS.

The legal services offered by the firm include commercial and residential real estate transactions, negotiation, civil litigation, mediation, arbitration, unlawful detainer (eviction) - landlords only, commercial lease drafting, commercial tenant lease review and eviction, HOA disputes, and a wide variety of other real estate-related services.  We handle disputes deriving from real estate transactions, real estate fraud litigation, and quiet title litigation. Attorney Welsh-Levin maintains a California Bureau of Real Estate license as a real estate broker, and is a member of the California Association of Realtors(r), as well as the national and local associations of Realtors(r).  

If we do not handle the subject matter, we will refer you to another respected professional who does.  The office also handles defamation issues, such as slander, libel, Anti-SLAPP litigation, and civil appeals.

As a personal interest and mission, my firm is proud of its extensive knowledge and ability to work with distressed homeowners, including options to avoid foreclosure, working with Fair Housing laws, and assisting REALTORS® with difficult transactions, short sales, and general legal consultation relating to real estate transactions.

On the personal side, I focused my undergraduate eduction on the studies of Anthropology and Music, but my college professor and saxophone instructor, Dr. Nathan Davis at the University of Pittsburgh, suggested that I attend law school after college graduation.  This is the best advice that I have ever received.  The practice of law appeals to me and is well suited to my personality.  I enjoy my law practice and appreciate my niche in real estate.  I am thankful to be able to focus exclusively on real estate law.  I love having a dual profession, and working with other real estate professionals.

In 2015, I became a mom, and this role also suits me well.  I love being a mom.  Now that I have children, I realize that my law office was like my first "child".   I would say that I have an enjoyable and well-rounded life.


Client's Choice 2013
Client's Choice

Contact Shanna

So. Cal. Realty Law
10601-G Tierrasanta Blvd. #365
San Diego, CA, 92124


4.6 / 5.0
  20 customer reviews
5 Star
4 Star
3 Star
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1 Star
Client's Choice 2013
Client's Choice
Client's Choice is an Avvo award granted to attorneys with a significant number of client reviews over 4 stars in a given year.
Posted by Pauline | January 13, 2014
Excellent Representation regarding Title Issues, Short Sales and Complicated Real Estate Transactions
Shanna offers quality service with a great work ethic. If you want an honest analysis with respected representation, I recommend Shanna because she has the qualities and disposition we look for in her profession.
Posted by Amy | April 6, 2017
This review is from a potential client who consulted with this attorney.
| Consulted Attorney
Real Estate Law- Best out there
Shanna Welsh has helped me in several ways in the past couple of years I have known her. 1. I had a client with a terrible tenant, they needed help evicting and Shanna helped facilitate that with very little recourse! 2. My other client had a letter written to him from his neighbor asking for him to 'help' in the cost of a retaining wall to build his neighbor's custom new garage. Shanna helped put a stop to that! 3. Shanna also helped us with easement issues and property line disputes. She is SO professional and caring. I prefer to deal with women due to the time and thorough details and true listening skills. You want Shanna Welsh as your attorney in these situations!
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Posted by anonymous | March 18, 2022
This review is from a person who hired this attorney.
| Hired Attorney
Client , landlord
We couldn’t be happier and luckier to be working with Shanna Welsh -Levin . This law firm is best in town for landlords . Shanna is superbly professional , brilliant , knowledgeable, caring and pro active attorney . Her staff is as amazing , friendly , polite , prompt. Shanna gave us advice that no attorney before her ever did . Her client’s well being and success are her priority ! We are lucky to be clients of this unique superb law firm ! Their billing is simple and crisp .
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Posted by Amy | March 11, 2022
This review is from a potential client who consulted with this attorney.
| Consulted Attorney
Thank You!
SoCal Realty has the expertise I wasn’t successful in finding elsewhere. Their knowledge and compassion made transformed a situation in which I had been feeling powerless into one in which I not only became empowered but prevailed without any need for combativeness or protracted difficulty. Everyone I dealt with here exuded kindness and warmheartedness, which truly acted as a tonic for me while in stressful circumstances. I am SO grateful I found this firm and that they had the availability to take me on as a client. I highly recommend them.
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Posted by Sami | December 25, 2021
This review is from a person who hired this attorney.
| Hired Attorney
Terrific experience!
Shanna Welsh-Levin was absolutely amazing. When my small business was devastated by COVID-19, I knew I needed to make sure I fully understood my rights as a commercial tenant. My case lasted over a year, and throughout that time, Shanna was incredibly patient, professional, and responsive. Most outstandingly, she was extremely generous with her time, despite her competing obligations. For example, she once called me on a Saturday afternoon because a trial had prevented her from returning my Friday call, and she knew that waiting until Monday would've made it a stressful weekend. I would highly recommend So Cal Realty Law to anybody seeking an attorney in this area!
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Posted by Cristine | August 17, 2020
This review is from a person who hired this attorney.
| Hired Attorney
We hired Shanna Welsh-Levin outside of Avvo. We were referred to Shanna by our estate planning attorney as scope of work required expertise in real estate law. Brick by brick Shanna Welsh-Levin built our property tax case on a solid foundation of knowledge, caring and considerable persuasion. Literally, we would have lost our family home without her. We are grateful beyond imagination and recommend her unreservedly. To us, Shanna is sincere, straightforward, strategic and innovative. We offer this {with thanks to Bob!} by way of appreciation: How many years can one overpay tax On property divided in half? How many checks can one family write Without feeling hopeless and daft? Yes, 'n' how many lawyers can a person consult 'Til genius intervenes on one's behalf? The answer my friend, Is Shanna Welsh-Levin The answer is Shanna Welsh-Levin. How many lawyers truly care about your case Reasoning wisely to help you prevail? How many lawyers truly treat you with grace Innovating with fair and persusive detail? Yes. 'n' how many sweet doves will sleep peacefully Because of what this lawyer creates? The answer my friend, Is Shanna Welsh-Levinp The answer is Shanna Welsh-Levin. Sincerely, the Rosas family
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Posted by Ellie | December 15, 2017
This review is from a person who hired this attorney.
| Hired Attorney
Great attorney! Highly recommended!
I transferred my case to Ms. Welsh-Levin from a prior office. I was extremely grateful to find Ms. Welsh- Levin, and the SoCal Realty Law team who cleaned up the mess and resolved my matter through a successful mediation. This team works together as one unit and for the best for the client.
Posted by Allen | April 7, 2017
This review is from a person who hired this attorney.
| Hired Attorney
I Got Out Of A 12 Month Lease Agreement And All My Money Back With Shanna's Help!
As a business owner of an internet based company looking for a larger office space I found one that suited my immediate needs. I viewed the office 3 times and asked the property managers several questions to confirm my needs if I committed to the unit. One very specific need to my business is the access to high speed internet. I asked the property manager if there was high speed internet to the unit and she confirmed, in fact there was for multiple providers. That made me feel great because I liked the location, the neighboring businesses, office layout and the size of the unit. After the 3rd visit to the property, I committed and wanted to move forward with a 1 year lease. So, the next day (February 8th) they had the lease drawn up and all the terms were agreed upon. Keep in mind I had asked about 5 times regarding the access to high speed internet, which providers I can subscribe to and they continued to confirm that once I get the keys, I can call and setup the internet service. The property management allowed me early occupancy on Feb 15th so I can get setup and moved in by the lease start date of March 1st. On the 15th I meet the property manager at the unit, we walk through, sign the lease and I get the keys to the office. She shakes my hand and says congratulations and we go our ways. I'm excited and go back to my old office to start packing up to move. The next day we start moving stuff into the office and I send an email to Spectrum, who was my current provider at the time at my old office, so I can have the service transferred. The next day I get an email back telling me I cant get Spectrum there because there is no service established to the building. The property manager mentioned to me there was a tenant who had Spectrum in the past so I was confused. So I called another Spectrum office and the confirmed service was never installed to the building ever. So, I go on to contact AT&T and get the same answer. There was no high speed fiber cables running into this office building at all. The tenants in the building were all running on dsl dial up internet through the phone port, which is not going to work for my business needs. I emailed the property manager to get on it and she got the same answer and said I need to pay several thousand dollars and $600/month to get the lines ran to the unit. I was not expecting this, so I went to seek out the help of Shanna Welsh-Levin. I told Shanna the story in detail, and she gave me some good suggestions. I accepted the fact that I couldn't occupy the unit anymore and we moved forward with her advice to write a letter to terminate the lease. She did advise me that I was tied into the lease for 1 yr and it could turn into losing my deposit and rent and still be on the hook for the remaining months of rent. I read the letter she drafted and it had the scariest language, which highlighted the facts that I was lead on to believe there was high speed internet service to the unit, prior to the lease. I thought immediately this would make the property manager want to end the lease and return my deposit and rent back. I sent the letter over to the property management company that day and 2 days later they agreed to end the lease and refund my money in full. After getting the news, I went and removed everything out of the unit and back to my old office for the time being. This is clearly a case where I needed legal help to get out of this and Shanna lifted all of the stress once she understood my situation and told me how to fight the battle. I will not hesitate to refer Shanna regarding real estate related legal issues. She is really dedicated and very interested in what I was dealing with. Thank you Shanna and all the best! Allen
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Posted by Adam | December 1, 2016
This review is from a potential client who consulted with this attorney.
| Consulted Attorney
A real pro
Shanna is always learning and always giving, both very admirable qualities. She stays on top of new laws and is very knowledgeable navigating best methods for avoiding litigation when possible. She also serves as a leader for our BNI Downtown Connection business networking group and is excellent!
Posted by Cindy Sullivan | December 1, 2016
This review is from a potential client who consulted with this attorney.
| Consulted Attorney
Excellent Customer Service
Shanna is an excellent attorney and I highly recommend her! She is extremely knowledgeable in her field, she has integrity, and she is a very kind person. Thanks Shanna for doing what you do so well!
Posted by Pete | December 1, 2016
This review is from a potential client who consulted with this attorney.
| Consulted Attorney
Shanna is top notch and so easy to deal with! She answered questions for me on various unrelated topics that weren't even for the reason I hired her, like 1031 exchanges etc. I am so thankful to have found her! I would highly reccomend her to anyone that has unresolved Real Estate issues. She is professional with a " neighbor like" friendly approach. What a great resource! Excellent!
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Posted by Seth | August 27, 2015
This review is from a person who hired this attorney.
| Hired Attorney
Customer Service
Shanna has that 'teacher-approach' when it comes to real estate law. There are not many attorneys that posses this quality and I appreciate it greatly; there are so many facets to this area of law that you NEED an expert especially with the CA laws the way they are. From the simple things to the most complex of cases, I trust Shanna to handle anything we can bring her. The final piece of advise I can think to give is just talk with her; she will tell you if she can help you or not; another quality that I admire in a professional in any industry.
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Posted by Eric | June 25, 2014
Handling in real estate foreclosure/surplus fund/improper bank actions is professional, efficient and simply great!
Shanna is an excellent Real Estate lawyer. My case is fairly complicated. She can quickly get the full picture by summarizing from a fact sheet she collected. Her analysis is thorough, unbiased and no hand-waving. Her recommendation is concrete and practical and she left no doubt what the best solution for her client should be. She is a great lawyer overall. Her legal charge is reasonable too as she spent 2 hours for the price of just one hour. Highly recommended!
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Posted by Danielle | July 10, 2013
one of the best real estate attorneys out there!!!
I have been working and referring clients to Shanna now for just over 2 years. She has always gone above and beyond with assisting them to all extents. Her extensive knowledge of the Real Estate industry from a legal perspective is impressive and has saved many clients from hardship that could have happened without her support! Whether the client needs basic/simple feedback or representation to very involved and complicated transactions Shanna is always there 100%. Being a Mortgage Lender myself, Shanna is a golden egg to have in my sphere and is on the top of my list as in referring my clients to. She has also been a great resource for myself and my colleagues in the industry. Thank you Shanna!!
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Posted by Rich | July 10, 2013
My go-to real estate attorney
Shanna is hardworking and thorough in everything she does, which translates well in the legal field. As a real estate agent, I have sought the advice and counsel of Shanna on numerous occasions. Each time she provided sound advice and presented options for me and/or my clients. I have never questioned Shanna's knowledge of real estate law, and am thankful she is always available to assist me.
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Posted by Juan | July 9, 2013
Shanna Welsh is one of the most competent real estate lawyers in San Diego County. Honest, dedicated and caring.
My mother's passed away over a year ago. The trustee and oldest brother was being revengeful and a renegade that was not including this sibling in an of the decisions or distribution of property assets. I wanted to buy the house of my parents. I sought out Ms. Welsh since I had meet her at a foreclosure prevention workshop some months before, where Ms. Welsh was giving up her Saturday to do pro bono work at the Housing Opportunities Collaborative HOME Clinics. Ms Welsh is a trusted advisor to many families struggling to keep their homes, in face-to-face interviews that are authoritative, timely and gratis. Consequently, after making a appointment and sitting down with her, she ascertained that due to the reverse mortgage that was on the house and a living trust in place, that she had not practiced in the area of probate and trusts. She gave me several referrals to competent probate/trust lawyers, that I subsequently contacted. I was very grateful and surprised that she did not charge me one dollar for that consult. Ms. Welsh is a compassionate person, a very competent lawyer with impeccable principals. I would recommend her services to anyone and I have done so on several occasions to family and friends.
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Posted by Amy | July 2, 2013
Shanna Welsh Review, Real Estate Attorney
Shanna takes her time and is truly out for your best interest. She is one of the best attorneys I have ever worked with!
Posted by Chris | July 1, 2013
Shanna is TOPS in Real Estate Law
Shanna has handled several short sale clients for me as the negotiator and attorney. She privately meets with my clients and confirms which options are best for them and allows them to make informed decisions in which direction to proceed. If a short sale is the option they choose, she seamlessly negotiates the terms of their short sale within their needs and the contracts. We have closed several transactions. One was with a previous negotiator and was at a stand still. Shanna took over the file and we are set to close in 2 weeks! After nearly a year with the previous negotiator! The clients are informed and their expectations are met. The agents are satisfied as the transaction time frames have not exceeded 60 days! Shannah is a pleasure to work with and one of my finest resources in the industry. Oh, and she's a lot of fun too!
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Posted by anonymous | January 14, 2023
This review is from a person who hired this attorney.
| Hired Attorney
Waste of $450
Would not provide a free consultation on a problimatic home purchase with a preditory investor/flipper. so i agreed to pay for one hour she called a stratigy session. Only because she was reffered by my business labor law attorney. Her assistant said if she could not help I wouldn't be charged. She stated obvious contract info with no good advice or options other than my protection was to walk away from buying the home. Very disapointing and I felt not respected durring the stratigy of NO stratigy session. waste of time and money!
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Posted by james | July 27, 2017
This review is from a person who hired this attorney.
| Hired Attorney
Flat Rate mediation was everything but...personal conversations about her pregnancy billed as "consultations"
Very disappointed to be reporting I would not hire SoCal Realty Law to represent any matters, mediation, litigation, or otherwise. After signing a flat rate retainer agreement with Mrs. Welsh-Levin, I was sent numerous bills for alleged additional fees, in some cases for thousands of dollars after the mediation was over. Mrs. Welsh-Levin claimed they were "post mediation fees". She charged me to come to her office to pick up a check and claimed it was a consultation. She billed me for a conversation she started about being pregnant and listed it as a "consultation". Even after a "reduction" in the "post mediation" fees she wanted $395. I am filing a complaint with the CA Bar Assoc. and a fee dispute.
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  • Hourly Rates $ 200-300 per hour
  • Contingency 25%-40%
  • Retainer Sometimes
Payment methods
Cash, Check, Credit Card


AVVO RATING 8.4 (Excellent)

Work Experience

  • Owner
  • So. Cal Realty Law
  • 2011 - Present
  • Associate
  • Law Offices of Michael Spilger
  • 2005 - 2011
  • Law Clerk
  • Buchanan Ingersol, LLP
  • 2001 - 2004


  • California Western School of Law
  • JD - Juris Doctor
  • 2004
  • University of Pittsburgh
  • Bachelor of Arts and Sciences
  • 2000

Legal Cases

  • Navarro v. Bank of America
  • Case Settled


  • Amikas
  • Board Member
  • 2011 - Present
  • San Diego Association of Realtors
  • Member
  • 2006 - Present
  • San Diego County Bar Association
  • Member
  • 2005 - Present
  • San Diego County Bar Association, Real Property Law Section
  • Executive Committee Member
  • 2010 - 2015
  • Greater San Diego Association of REALTORS
  • Housing Opportunities Committee, Government Affairs Committee
  • 2008 - 2015
View all associations

Languages Spoken

  • English

Honors and Awards

  • Wiley Manuel Award
  • Legal Aid Society of San Diego County
  • 2010


  • California Legislation, 2009 SB 931
  • California Code of Civil Procedure 580e
  • 2010

Speaking Engagements

  • La Jolla Bar Association
  • Landlord Update on the California Eviction Moratorium
  • 2021

Attorney endorsements

Received (7)
Given (2)
Endorse Shanna
Real estate Attorney | Dec 29
Relationship: Fellow lawyer in community
"I met Shanna in 2010 and consider her a great resource for the area of real estate law. Shanna knows this area of law very well and I have no hesitation referring clients to her for complex real estate matters. I endorse this lawyer."
Real estate Attorney | Sep 25
Relationship: Fellow lawyer in community
"I endorse this lawyer. In my opinion no attorney knows Real Estate Law and Landlord Tenant Law like Shanna Welsh. Her knowledge of the law and expertise in Real Estate and Property Law issues set Shanna apart from other attorneys. As an attorney I am confident to refer Shanna all of my Real Estate, Landlord Tenant, and Property Law clients."
Real estate Attorney | Jan 28
Relationship: Fellow lawyer in community
"I endorse this lawyer."
Real estate Attorney | Sep 15
Relationship: Other
"I endorse this lawyer."
Real estate Attorney | Dec 06
Relationship: Fellow lawyer in community
"I have known Shanna Welsh as a colleague for several years and I have always been impressed by her legal abilities. She is talented, knowledgeable, and conscientious. She is at the top of my list for real estate law referrals."
Real estate Attorney | Jul 08
Relationship: Fellow lawyer in community
"Shanna Welsh and I have worked together in the San Diego legal community for the last six years. As a result I can state that I know her well and endorse her without reservation. I base my recommendation on a number of experiences. First, I served as a mediator in a case where she represented one of the parties. Ms. Welsh revealed compassion, a strong work ethic, substantial knowledge of the law, and true attention to detail. The client was most fortunate to have Ms. Welsh as counsel. I have also seen Ms. Welsh serve in a volunteer capacity at many area HOME Clinics in San Diego County over the last five to six years. I do not know a single attorney in San Diego who counseled more borrowers in financial distress over the last five years. Any individual would be most fortunate to have Ms. Welsh as their attorney."
Real estate Attorney | Jul 02
Relationship: Opposing Counsel on matter
"I have referred to Shanna several distressed homeowners and others seeking to make a transition with their property. She has always given them a sense of comfort and better understanding of their situation."
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