Trusted Legal Guidance for Every Real Estate Transaction
Real Estate Law
Listed below are the matters that we handle in real estate law:
- drafting conveyance documents
- residential purchases and refinances
- land contracts
- commercial purchases and refinances
- landlord-tenant
- quiet title actions
- partition actions
- deed disputes
- title disputes
- all types of real estate litigation
- property tax issues
- foreclosure
- lien law
Real Estate Law
The American Bar Association lists over 81 legal specialties. Real estate and finance law are their own legal specialties. So how do you determine which attorney you should work with? When making a decision ask, which attorney has the most experience? Do they seem professional and dedicated? Do I see myself working with this real estate attorney on future real estate deals?
Finally, you should research the prospective real estate attorney. Check their articles, testimonials, white papers, and peer designations. Review what other people have to say about working with the attorney. Check online reviews and directories: it will shed light on who they are and their legal and business style.
Throughout Michigan and Ohio, clients entrust David Soble and his “Proven Resource” legal team with their biggest investments – our focus in every transaction is too reduce legal risks and financial exposure.
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Est distinctio tenetur ex et ut sint enim. Hic et molestiae voluptates quia id et nihil. Consequatur omnis quia deserunt
Ut aliquam autem rerum et architecto asperiores. Veniam et est tenetur. Et et quisquam quas tempore quam atque sed sit.
Et accusamus numquam non. Itaque esse vitae sit. Ipsam veritatis modi repellendus. Aliquid ut vel ex. Hic sit vel culpa.
Ut natus consequuntur cumque at. Ea repellendus laudantium accusantium autem est enim optio. Eum aliquid ipsam nam ea ut. Cupiditate
Labore doloribus fugiat tenetur voluptas. Autem aut laudantium eum ullam est dolorem aut sed. Voluptate quia dolore natus non ipsa.
FAQs
Frequently Asked Questions
The City wants me to fix up or demolish the old barn on my Property, do I have to?
Generally, municipalities have the right to enforce building and zoning ordinances that do not comply with safety, fire or blight codes. While the property may not be open to the public, there are a host of other reasons the government can issue a citation. So, you may have to either fix up the barn or demolish it. However, you should have a real estate attorney to review your city’s zoning code to see if you might have any other available options.
What happens to the Mortgage on a Home when there are two Co-Owners and the Co-Owner that has the Mortgage passes?
The lender cannot simply foreclose on a property where there is a death of a co-owner of a mortgaged property. Similarly, the lender cannot foreclose on a property where a transfer occurs after the death from the decedent to a spouse or to their children. However, if one does not continue to pay on the mortgage, the lender will be able to foreclose on the Property.
After purchasing a home, I discovered some maintenance issues. Can I recover from the prior owner?
Under the Michigan Seller Disclosure Act, it is very unlikely that this maintenance defect is a defect that should have been disclosed by the seller. Unless the maintenance defect was one that affected the structural or mechanical condition of the property, it does not appear as though the Seller was obligated to disclose the maintenance defect. I would say your money is better spent on new paint rather than hiring an attorney to try and recover from the prior owner
Can I sue an appraisal company for preparing a bad appraisal that cost me $10k on the sale of my home?
It’s highly unlikely that you’d prevail at court by suing a licensed professional appraiser for their opinion of value despite the fact that it negatively impacted your sales price. Therefore, I’d save your money on attorney fees. The duty of the appraiser is not to you, but to the buyer and to the lender. Banks make their decisions to lend based upon these opinions. Instead, the provisions of your purchase agreement should have given you, as the seller, the discretion to proceed with the sale or not. Another option would have been to require the buyer to come up with the difference between the appraised value and the agreed upon purchase price. Finally, you could have disputed the appraisal by having another appraisal. However, in that instance the decision to proceed is up to the buyer since they are the one obtaining the mortgage.
I don't think my realtor got me the best deal, do I have any recourse?
In the end, you control your own deal. If you did not want to sign the agreement, you did not have to sign the contract. However, by signing the agreement, you agreed to the terms therein. You could file a complaint with LARA – State of MI, but being from out state now, it will only serve as a complaint. Suing the realtor would be an option if you had better evidence of malfeasance. Unfortunately, accepting a deal that you later regret does not necessarily mean that the realtor “ripped” you off.
Why Clients Choose Us
Soble Law, led by attorney David Soble, is a boutique law firm based in Michigan, focused on real estate law, probate, and contract litigation. With over 35 years of legal and big corporate banking experience, David Soble and his legal team offer a niche alternative to large national firms to informed clients who value senior-corporate-level counsel, financial and realty-industry insight, and education-forward service. They provide practical legal solutions that protect clients’ property and financial interests. Known for their no-nonsense approach, the firm represents individuals, families, and businesses across Michigan and Ohio, offering clear guidance through complex legal matters.
- Former Big Bank "Insider"
- HigHest Peer and Client Ratings
- 24 Hour Response
- 30 +Years of Legal & Business Experience
- Affordable & Approachable
- Innovative & Creative solutions
We Reduce Legal Exposure & Financial Risk. Every Day.
Real Estate Law
Real estate and finance law are their own legal specialties. So how do you determine which attorney you should work with...
Contract Law
Contracts regulate expectations between parties. Working without a contract is comparable to walking a high wire without a net.
Business Law
Attorneys having years of both practical business experience as well as legal expertise are rare. David Soble is one of these...
Financial Disputes
David Soble has decades of experience as a 'big bank insider." He and his business management team are uniquely situated when it comes to handling our clients stressful financial....
Litigation
We regularly and successfully litigate real estate and contract issues. While we prefer to first resolve our client's issues reasonably and amicably, we can and certainly will escalate....
Probate & Estate Planning
For most people, their home, or other real estate, is the most valuable asset that they own. We're dedicated to protecting our clients' assets and ensure that their legal interests...
We Reduce Legal Exposure & Financial Risk. Every Day.
Real Estate Law
Real estate and finance law are their own legal specialties. So how do you determine which attorney you should work with...
Contract Law
Contracts regulate expectations between parties. Working without a contract is comparable to walking a high wire without a net.
Business Law
Attorneys having years of both practical business experience as well as legal expertise are rare. David Soble is one of these...
Financial Disputes
David Soble has decades of experience as a 'big bank insider." He and his business management team are uniquely situated when it comes to handling our clients stressful financial....
Litigation
We regularly and successfully litigate real estate and contract issues. While we prefer to first resolve our client's issues reasonably and amicably, we can and certainly will escalate....
Probate & Estate Planning
For most people, their home, or other real estate, is the most valuable asset that they own. We're dedicated to protecting our clients' assets and ensure that their legal interests...
We're one of the best reviewed law firms in the state.
Don’t take our word for it! See hundreds of our reviews on Google, AVVO, Martindale-Hubbell and Linked In.
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Check Out Our Resource Library. We have numerous free books, articles, and industry checklists for your use.
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Aliquid ut sequi libero ea nemo. Consequatur veniam vero ea et. In vero explicabo qui tempore corrupti. Itaque molestiae quasi
Est distinctio tenetur ex et ut sint enim. Hic et molestiae voluptates quia id et nihil. Consequatur omnis quia deserunt
Ut aliquam autem rerum et architecto asperiores. Veniam et est tenetur. Et et quisquam quas tempore quam atque sed sit.
Et accusamus numquam non. Itaque esse vitae sit. Ipsam veritatis modi repellendus. Aliquid ut vel ex. Hic sit vel culpa.
Ut natus consequuntur cumque at. Ea repellendus laudantium accusantium autem est enim optio. Eum aliquid ipsam nam ea ut. Cupiditate
Labore doloribus fugiat tenetur voluptas. Autem aut laudantium eum ullam est dolorem aut sed. Voluptate quia dolore natus non ipsa.
FAQs
Frequently Asked Questions
The City wants me to fix up or demolish the old barn on my Property, do I have to?
Generally, municipalities have the right to enforce building and zoning ordinances that do not comply with safety, fire or blight codes. While the property may not be open to the public, there are a host of other reasons the government can issue a citation. So, you may have to either fix up the barn or demolish it. However, you should have a real estate attorney to review your city’s zoning code to see if you might have any other available options.
What happens to the Mortgage on a Home when there are two Co-Owners and the Co-Owner that has the Mortgage passes?
The lender cannot simply foreclose on a property where there is a death of a co-owner of a mortgaged property. Similarly, the lender cannot foreclose on a property where a transfer occurs after the death from the decedent to a spouse or to their children. However, if one does not continue to pay on the mortgage, the lender will be able to foreclose on the Property.
After purchasing a home, I discovered some maintenance issues. Can I recover from the prior owner?
Under the Michigan Seller Disclosure Act, it is very unlikely that this maintenance defect is a defect that should have been disclosed by the seller. Unless the maintenance defect was one that affected the structural or mechanical condition of the property, it does not appear as though the Seller was obligated to disclose the maintenance defect. I would say your money is better spent on new paint rather than hiring an attorney to try and recover from the prior owner
Can I sue an appraisal company for preparing a bad appraisal that cost me $10k on the sale of my home?
It’s highly unlikely that you’d prevail at court by suing a licensed professional appraiser for their opinion of value despite the fact that it negatively impacted your sales price. Therefore, I’d save your money on attorney fees. The duty of the appraiser is not to you, but to the buyer and to the lender. Banks make their decisions to lend based upon these opinions. Instead, the provisions of your purchase agreement should have given you, as the seller, the discretion to proceed with the sale or not. Another option would have been to require the buyer to come up with the difference between the appraised value and the agreed upon purchase price. Finally, you could have disputed the appraisal by having another appraisal. However, in that instance the decision to proceed is up to the buyer since they are the one obtaining the mortgage.
I don't think my realtor got me the best deal, do I have any recourse?
In the end, you control your own deal. If you did not want to sign the agreement, you did not have to sign the contract. However, by signing the agreement, you agreed to the terms therein. You could file a complaint with LARA – State of MI, but being from out state now, it will only serve as a complaint. Suing the realtor would be an option if you had better evidence of malfeasance. Unfortunately, accepting a deal that you later regret does not necessarily mean that the realtor “ripped” you off.
Q: I went to your website. Why do you put probate and real estate as one “area of practice” when clearly they are two separate areas of law?
Many areas of law overlap – real life does not happen in a vacuum and neither do fact patterns or legal outcomes. To use your example above, we may have a client who is dealing with probating a will, but then there are issues as to how title to a residence is held. There may be a tenant residing in the home of the decedent, or a mortgage remains outstanding after a homeowner’s death. Sometimes we may find ourselves in circuit court, probate court and even district court all because of a probate case, but one that has underlying real estate legal issues. The same will hold true for other areas of law as involving divorce matters, contract matters, and business matters. In our world, real estate law serves as the hub of a wheel intersecting with other legal areas or ‘spokes.