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David Soble

David Soble

Having a relationship with an effective real estate & contract attorney matt
  • Real Estate Law, Business Law, Collections...
  • Michigan, Ohio
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Summary

(Check out the feedback from happy clients on Google, AVVO and Social Survey.)

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I hate when someone finds themselves at a legal disadvantage - they're "stuck" when they unknowingly relying on outdated or impractical information and forms off of the "internet."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.

Specialties:

>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
Fees
  • Free Consultation
  • 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
Michigan
Ohio
Languages
  • Chaldean Neo-Aramaic: Spoken
  • Spanish: Spoken, Written
Education
The Ohio State University Michael E. Moritz College of Law
J.D. (1990)
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Awards
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
Avvo
Client Service Award - 2015
Avvo
Professional Associations
Michigan State Bar # 49662
Member
Current
American Bar Association
Current
Speaking Engagements
REAL ESTATE REALITIES - On WWW.NEWRADIOMEDIA, SATURDAYS at 10 a.m., NEW RADIO MEDIA
RADIO SHOW ON NEW RADIO MEDIA https://www.provenresource.com/radiocast
REAL ESTATE REALITIES, SATURDAYS at 10 a.m., NEW RADIO MEDIA
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
NREAI
Legal expert for real estate investors
Certifications
Dale Carnegie Graduate
Dale Carnegie
Legal Answers
104 Questions Answered

Q. I have a Durable P.O.A for my uncle. He has dementia. Can I quit claim deed his land to a relative, he has no will.
A: Provided that the durable power of attorney is filed in the county where the property is situated AND there is a provision in the document itself that allows for a transfer, the answer is "yes." Be careful to ensure that you are getting fair market value for the property, otherwise your transfer could be challenged. More importantly, you are acting in a fiduciary capacity and therefore the "relative" cannot be you. To see more go to www.provenresource.com
Q. I’m assuming the mortgage and buying out my partner due to a breakup. Will I have to pay a state/county tax in Michigan
A: By paying "state or county tax" I am going to assume that you mean 'transfer" tax. Assumption of a mortgage should not be a taxable event since you state that you are already a partner / member of organization. You also can check with your CPA since he will know your tax status best.
Q. Have survey dispute with neighbors They are now selling house Should we contact their realtor
A: No. You could be seen as interfering with a third party's transaction. The Michigan Seller Disclosure Act requires your neighbor to disclose to potential buyer if there is a boundary issue. Additionally, until a court order clarifies the boundary, it is nothing more than a dispute with no basis and with no legal determination.
Q. I bought property using cash as the owner wanted cash. We transferred deed, now hes trying to say i didnt pay him.
A: If you have a signed properly created deed and there are no other written contract provisions that stipulate any other contingencies for that conveyance ---then based on your short narrative, it appears that you would own this property.
Q. Can a person on ssi disability own property when ssi limits the amount of cash that they can have ($2,000.00) in bank
A: Generally speaking a person who collects disability can own real estate. If you are speaking in terms of financing a property with a mortgage, then your disability income should be included in the income calculations, provided the disability is not temporary. So for financing purposes, disability income may not help you qualify to refinance or purchase a home.
Q. Can a management company change the amount due on your rental by raising the pet fee mid lease?
A: I agree that changing rules regarding pets are not the same as changing fees. This opinion however is limited in scope as a competent real estate attorney would need to see a copy of a lease.
Q. Can I purchase the redemption rights for $1000 from the owner on the property if the sheriff's sale happen last week?
A: Yes. The homeowner can alienate or sell their redemption rights. However, the Michigan Court of Appeals recently held in a case held that the mortgagor may, after the original mortgage transaction, sell or convey his or her equity of redemption to the mortgagee by a separate and distinct contract entered into for good faith and for valid consideration, but “the exchange must be fair, frank, honest, and without fraud, misconduct, undue influence, oppression or unconscionable advantage of the poverty, distress or fears of the mortgagor.” This means that you must have the proper conveyance and releases. Otherwise, you open yourself up to a lawsuit. Contact a competent real estate attorney. www.provenresource.com
Q. What is the best way to break a lease due to continuous noise (freight train blares whistle repeatedly, nightly)?
A: It could be argued that since knew of the train tracks before moving in you should have verified the train schedule with the Amtrak, etc. The Landlord should not be the source of the train schedule. That said, you could argue that the property is not habitable because of the train schedule. Tough argument to make. I think the best thing to do is to get a release from the LL for a negotiated sum or fee. Hope this helps.
Q. Redemption period ended 7/9, we are still in house til 16 th. Can lender put us back on title so we can refinance
A: It is highly unlikely that the lender will work with you as a 'refinance,' however, if you show that you have been approved for a mortgage WITHOUT CONDITIONS, and there is no third party bidder, you could take a stab at it with the lender REO department. If this is a government backed mortgage (FHA or FNMA) then the odds are not good.
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31800 Northwestern Hwy
Suite 350
Farmington Hills, MI 48334
USA
Toll-Free: (888) 789-1715