David Soble

David Soble

Great legal reputations are earned.
  • Real Estate Law, Business Law, Collections...
  • Michigan, Ohio
Claimed Lawyer ProfileQ&ASocial Media

(Check out the feedback from happy clients on Google, AVVO and Social Survey by visiting www.provenresource.com)

As a former "big Bank" real estate and contracts attorney, I love to demystify complicated real estate and financial legal concepts and problems for people who are frustrated, "spinning their wheels" with incompetent or dismissive real estate or banking "professionals."

I hate when someone finds themselves at a legal disadvantage - they're "stuck" when they unknowingly relying on outdated or impractical information and forms off of the "internet." People often get in trouble when they base their legal decisions off of "outside chatter." They rely on the opinion of someone they hardly know, (or worse, friends or family members) who is NOT a licensed and experienced real estate or finance attorney, and frankly, has no "skin in the game."

For the above reasons, I actively write, publish and create books, articles, podcasts, slide presentations and newsletters -all designed to simplify complicated legal concepts related to real estate and finance. These resources are user -friendly and practical.


>Real Estate Law - Commercial, Residential, Purchase Agreements, Closings, Land Contracts, Escrow and Title Issues, Deeds, Mortgages, Fiduciary Issues, Mortgages, Compliance Matters, Mortgage Foreclosures, Landlord & Tenant, Quiet Title Actions,

>Business Matters - Contract Preparation and Review, Agreement Disputes, Leases, Banking Matters. Commercial Law, Creditor Issues, Leases.

>Lending Issues - Loan Documentation, Compliance, Modifications, Residential, Commercial, Factoring, Equipment, Franchise. Banking Law, Bank Workouts, Business Law Commercial Law, Debtor & Creditor.

>Default Loan Servicing Issues - Collection, Foreclosure, Receiverships, Creditor / Debtor Rights, Negotiations.

Find out why over 75% of my clients are referred. www.ProvenResource.com

Practice Areas
  • Real Estate Law
  • Business Law
  • Collections
  • Landlord Tenant
  • Foreclosure Defense
Additional Practice Areas
  • Contract Disputes
  • Loan Issues
  • Issues with Banks
  • Credit Cards Accepted
    We provide installment payment plans for those clients who qualify.
  • Rates, Retainers and Additional Information
    Affordable flat fee arrangements available.
Jurisdictions Admitted to Practice
  • Chaldean Neo-Aramaic: Spoken
  • Spanish: Spoken, Written
The Ohio State University Michael E. Moritz College of Law
J.D. (1990)
AV Rated - Preeminent
Martindale Hubble
Martindale - Hubbell AV Preeminent® Rating - is said to be the gold standard in attorney ratings. Lawyers are recognize by their peers for their strong legal ability and high ethical standards
AV Rated Preeminent
Martindale Hubbell
David Soble is ranked among an elite group of lawyers that hold a Martindale - Hubbell AV Preeminent® Rating -is said to be the gold standard in attorney ratings. Lawyers are recognize by their peers for their strong legal ability and high ethical standards.*
Client Service Award, 2016
Client Service Award - 2015
Professional Associations
Michigan State Bar # 49662
American Bar Association
Small Business Association of Michigan
Member - "Focusing on the Power of Small Business."
- Current
Activities: The Small Business Association of Michigan is the only statewide and state-based association that focuses solely on serving the needs of Michigan’s small business community. They have been successfully serving Michigan businesses since 1969. Their mission is the success of Michigan's small businesses. They do this through: Advocating for small business Bringing business owners together to share knowledge Creating collaboration and partnerships Delivering group buying power
Speaking Engagements
RADIO SHOW ON NEW RADIO MEDIA https://www.provenresource.com/radiocast
RADIO SHOW ON NEW RADIO MEDIA https://www.provenresource.com/radiocast
Talking Biz - New Radio Media, Farmington Hills, Michigan
TV 33
Guest attorney on New Radio Media - "Talking Biz". Host Paul Bensman
Law Power Hour, Detroit, Michigan
TV 33
Guest appearance on LAW POWER HOUR / TV 33, with Host Barry Keller
National Real Estate Investors Association, Macomb Township
Expert Real Estate Panel
National Real Estate Investors Association - Macomb, Real Estate Experts Panel, Macomb Community College
Legal expert for real estate investors
Dale Carnegie Graduate
Dale Carnegie
Legal Answers
123 Questions Answered

Q. what do I need to do to sell a home jointly owned by me and my incapacitated mother?
A: Having a conservator appointment by the court is probably the best approach since this is an issue of legal capacity and you as a joint owner, have a position of influence over her. However it should be known that someone who is diagnosed with dementia may still have a sufficient understanding of the document that they are signing and the document's effect. Each person's situation is different and so an evaluation by a medical professional as to what that specific person is capable of understanding is important.
Q. I have two defendants in a roof install case...both want any case filed in their Michigan County. The roof was
A: Unless you have a signed contract that specifies a specific county of jurisdiction, you would file in the state district court closest to where you live and where the property is located.
Q. could knowledge of a lawsuit be considered as actual service?
A: No, you must be properly served, however, if you cannot be served personally for some reason, then the plaintiff / County, can serve you through court ordered publication in the legal news or even a posting. In the case of property tax forfeiture, posting and publication may be adequate notice.
Q. could knowledge of a lawsuit be considered as actual service?
A: In matters involving county tax foreclosure notice of service is given through publication in the legal news as well as posting the property with notice of the suit. The county will also send notice via regular mail too. Finally, you can challenge failure to provide proper notice by filing a quiet title action against the County if information shows they did not follow the process properly.
Q. Want property conveyed as "husband and wife or the survivor", is this not possible in Michigan
A: There is "magic' legal language that must be used to convey property. The language will vary with your circumstances and what you are trying to accomplish. Many a lawsuit has occurred when the legal language does not match the intent of the grantor. Consult with a competent real estate attorney.
Q. My wife died recently. The house is in her name. Do I need to go through probate to get into my name?
A: Yes, but the process should not be terribly difficult if there is a named personal representative in her will. If no will exists then expect to take a bit longer. See www.provenresource.com/probate
Q. If I defaulted on a land contract, but seller does not have a land patent, can the seller officially order forfeiture
A: I am not clear as to what you mean by "land patent." Am I to assume that you mean that your seller lack rights to or does not have a vested interest in the property. If so, then they cannot bring an action without some form of assignment of interest of the land contract or an actual recorded interest in the property.
Q. My fiance and I bought a house. He is on the mortgage , both on deed. Can he remove me from the deed without consent?
A: The only way he can be removed from the deed is either with a court order or by his own endorsement.
Q. Is it mandatory in the State of Michigan that the seller have Title Insurance included in the closing costs?
A: Are you the buyer or the seller - can't tell from your question, however, generally, seller's of real estate usually pay for the owner's policy that is issued to the buyer. This can be negotiated in the purchase agreement and so there are always exceptions. Buyer can buy their own owner's policy. See more at www.provenresource.com
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Contact & Map
31800 Northwestern Hwy
Suite 350
Farmington Hills, MI 48334
Toll-Free: (888) 789-1715