David Soble

David Soble

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I hate when someone finds themselves at a legal disadvantage - they're "stuck" when they unknowingly relying on outdated or impractical information and forms off of the "internet."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

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, Land Contract Forfeiture, 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
  • 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
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Ohio
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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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The Ohio State University Michael E. Moritz College of Law Logo
Michigan State University
B.A. (1987) | History
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Michigan State University Logo
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
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American Bar Association
Current
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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
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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
Videos
Arbitration vs. Court Litigation is the question a viewer asks real estate attorney David Soble in this video.Arbitration vs Court Litigation

Arbitration vs. Court Litigation is the question a viewer asks real estate attorney David Soble in this video.

What is a quit claim deed and how does it work is the question a viewer asks real estate attorney David Soble to answer.What is a Quit Claim Deed and How Does It Work

What is a quit claim deed and how does it work is the question a viewer asks real estate attorney David Soble to answer.

Who gets the house in a divorce is the question a viewer asks Real Estate Attorney David Soble. David Soble answers the viewers question. He is happy to answer your legal questions too, please ask legal questions in the comment section below.Who Gets The House In A Divorce

Who gets the house in a divorce is the question a viewer asks Real Estate Attorney David Soble. David Soble answers the viewers question. He is happy to answer your legal questions too, please ask legal questions in the comment section below.

How to remove a co-signer from a mortgage is the question a viewer asks Real Estate Attorney David Soble.How To Remove A Co-signer From A Mortgage

How to remove a co-signer from a mortgage is the question a viewer asks Real Estate Attorney David Soble.

Inheriting a house is the topic Real Estate Attorney David Soble is talking about on this video. It comes from a viewers question about inheriting a home with a mortgage that the viewer would like to sell.Inheriting A House

Inheriting a house is the topic Real Estate Attorney David Soble is talking about on this video. It comes from a viewers question about inheriting a home with a mortgage that the viewer would like to sell.

Mortgage Fraud Lawyer, David Soble, answers a viewer's question about a construction loan that the viewer thinks may be mortgage fraud.Mortgage Fraud Lawyer

Mortgage Fraud Lawyer, David Soble, answers a viewer's question about a construction loan that the viewer thinks may be mortgage fraud.

Real estate attorney David Soble, answers a viewer's question about purchasing a home and would like to know the difference between a land contract and a rent to own contract.Land Contract vs. Rent to Own

Real estate attorney David Soble, answers a viewer's question about purchasing a home and would like to know the difference between a land contract and a rent to own contract.

Action to Quiet Title is explained by Real Estate Attorney David Soble as he answers a viewers question about Quiet title.Action To Quiet Title

Action to Quiet Title is explained by Real Estate Attorney David Soble as he answers a viewers question about Quiet title.

Signing legal documents in blue ink is important and Real Estate Attorney David Soble explains why in this video.Signing Legal Documents In Blue Ink

Signing legal documents in blue ink is important and Real Estate Attorney David Soble explains why in this video.

Free legal forms is the topic Real Estate Attorney David Soble discusses in this video. He talks about what you need to know and what can hurt you when using a form you know nothing about. A free legal form is free for a reason.Free Legal Forms - What You Need To Know

Free legal forms is the topic Real Estate Attorney David Soble discusses in this video. He talks about what you need to know and what can hurt you when using a form you know nothing about. A free legal form is free for a reason.

Foreclosure notice whether it is a residential or commercial property, Real Estate Attorney David Soble, will explain what happens and why you should act immediately after receiving a foreclosure notice.Foreclosure Notice

Foreclosure notice whether it is a residential or commercial property, Real Estate Attorney David Soble, will explain what happens and why you should act immediately after receiving a foreclosure notice.

Legal Forms relating to real estate issues is the topic Real Estate Attorney David Soble talks about in this video. He answers a viewer's question about using online forms to purchase real estate.Legal Forms

Legal Forms relating to real estate issues is the topic Real Estate Attorney David Soble talks about in this video. He answers a viewer's question about using online forms to purchase real estate.

Mortgage Dispute Resolution is discussed in this video as Real Estate Attorney David Soble answers a viewer's question.Mortgage Dispute Resolution

Mortgage Dispute Resolution is discussed in this video as Real Estate Attorney David Soble answers a viewer's question.

Inheriting a house can sometimes become a situation that may need to involve a real estate attorney. Attorney David Soble answers a question from a client about inheriting a house with  siblings on the deed.Inheriting A House- Legal Concerns

Inheriting a house can sometimes become a situation that may need to involve a real estate attorney. Attorney David Soble answers a question from a client about inheriting a house with siblings on the deed.

Attorney specializing in mortgage disputes is the topic real estate attorney David Soble discusses in this video. He talks about the rights the borrower has and the importance of knowing your rights when it comes to your mortgage contract.Attorney Specializing In Mortgage Disputes

Attorney specializing in mortgage disputes is the topic real estate attorney David Soble discusses in this video. He talks about the rights the borrower has and the importance of knowing your rights when it comes to your mortgage contract.

Real estate attorney vs. title company- In this video Real Estate Attorney David Soble talks about the differences between a real estate attorney and a title company and the importance of using both when entering a real estate transaction.Real Estate Attorney Vs. Title Company

Real estate attorney vs. title company- In this video Real Estate Attorney David Soble talks about the differences between a real estate attorney and a title company and the importance of using both when entering a real estate transaction.

A real estate contract drafted by a real estate attorney is important to ensure the contract is written properly as Real Estate Attorney David Soble discuses in this video.A Real Estate Contract Drafted By A Real Estate Attorney

A real estate contract drafted by a real estate attorney is important to ensure the contract is written properly as Real Estate Attorney David Soble discuses in this video.

Terminating a contract, Attorney David Soble discusses the many different ways to terminate a contract. You may be surprised.Terminating A Contract-Many different ways!

Terminating a contract, Attorney David Soble discusses the many different ways to terminate a contract. You may be surprised.

Legal Issues For Home Sellers is the topic Real Estate Attorney David Soble talks about in this video.Legal Issues For Home Sellers

Legal Issues For Home Sellers is the topic Real Estate Attorney David Soble talks about in this video.

How to prepare for due diligence is the topic Real Estate Attorney David Soble talks about in this video. He explains many different aspects of due diligence and the importance of due diligence.How To Prepare For Due Diligence, Attorney David Soble will tell you.

How to prepare for due diligence is the topic Real Estate Attorney David Soble talks about in this video. He explains many different aspects of due diligence and the importance of due diligence.

Why Hire A Real Estate Attorney? Real Estate Attorney David Soble explains the importance of hiring an attorney that specializes in the law that is pertinent to your legal concern.Why Hire A Real Estate Attorney? Things you need to know!

Why Hire A Real Estate Attorney? Real Estate Attorney David Soble explains the importance of hiring an attorney that specializes in the law that is pertinent to your legal concern.

How To Write A Purchase Offer the right way! Attorney David Soble shares a purchase agreement a real estate investor brought to him to review. David reviews the purchase agreement and shares tips to improve the purchase agreement.How To Write A Purchase Offer The Right Way!

How To Write A Purchase Offer the right way! Attorney David Soble shares a purchase agreement a real estate investor brought to him to review. David reviews the purchase agreement and shares tips to improve the purchase agreement.

Michigan Real Estate Attorney Advises Michigan Investors on the benefits of forming an LLC. Attorney David Soble shares a story about the reality of having an LLC.Michigan Real Estate Attorney Advises Michigan Investors on forming an LLC

Michigan Real Estate Attorney Advises Michigan Investors on the benefits of forming an LLC. Attorney David Soble shares a story about the reality of having an LLC.

Loser pays the legal fees? In this video Attorney David Soble uncovers who pays the legal fees the answer may surprise you!Loser Pays The Legal Fees? The answer may surprise you!

Loser pays the legal fees? In this video Attorney David Soble uncovers who pays the legal fees the answer may surprise you!

Attorney Fee Types- Attorney David Soble explains the hourly rate and how the fee varies with the experience level of the attorney you decide to hire.Attorney Fee Types- Hourly rate and exerperience level of Attorney

Attorney Fee Types- Attorney David Soble explains the hourly rate and how the fee varies with the experience level of the attorney you decide to hire.

Sign on the dotted line or wait to consult with an attorney. Attorney David Soble talks about situations where people are in a rush to sign their name to important documents. Especially today when signing is so easy with IPhones, emails, IPads and any other electronic devices.Sign On The Dotted Line Or Wait To Consult With An Attorney

Sign on the dotted line or wait to consult with an attorney. Attorney David Soble talks about situations where people are in a rush to sign their name to important documents. Especially today when signing is so easy with IPhones, emails, IPads and any other electronic devices.

Seller Disclosure Act: What sellers need to know about disclosing home defects. Legal liabilities for failing to properly disclose under the Michigan Seller's Disclosure Act.Seller Disclosure Act

Seller Disclosure Act: What sellers need to know about disclosing home defects. Legal liabilities for failing to properly disclose under the Michigan Seller's Disclosure Act.

Prepaid Legal Services: The Pros and Cons of Group Legal InsurancePrepaid Legal Services

Prepaid Legal Services: The Pros and Cons of Group Legal Insurance

Client Reviews Of Michigan Real Estate Attorney.Client Reviews Of Michigan Real Estate Attorney

Client Reviews Of Michigan Real Estate Attorney.

Susanne Earle is a Leadership Coach, Career and Personal Development Coach, Human Resources Consultant, and President of Game Change Coaching & Consulting. Susanne will be speaking on “Growing Yourself and...Susanne Earle, Leadership Coach-Webinar 4/17/18

Susanne Earle is a Leadership Coach, Career and Personal Development Coach, Human Resources Consultant, and President of Game Change Coaching & Consulting. Susanne will be speaking on “Growing Yourself and...

Founding Member of Proven Resource LLC and Soble PLC,  for over 25 years, David Soble has represented lenders, loan servicers, individuals, and business owners in real estate, finance, and...5 Things To Look For When Hiring An Attorney-David Soble Webinar 4/17/18

Founding Member of Proven Resource LLC and Soble PLC, for over 25 years, David Soble has represented lenders, loan servicers, individuals, and business owners in real estate, finance, and...

A Strong Woman's Financial Transformation in 2018 - "10 Things People Should Know When Faced with a Legal or Financial Challenge"David Soble's Webinar-February 20, 2018

A Strong Woman's Financial Transformation in 2018 - "10 Things People Should Know When Faced with a Legal or Financial Challenge"

A Strong Woman's Financial Transformation in 2018 - "Capital & Lending Issues Faced by Women Entrepreneurs and the Competitive Benefits of SBA Financing"Bruce Nosanchuk Webinar-March 20, 2018

A Strong Woman's Financial Transformation in 2018 - "Capital & Lending Issues Faced by Women Entrepreneurs and the Competitive Benefits of SBA Financing"

A Strong Woman's Financial Transformation in 2018 - "Legal Issues Faced by Women Entrepreneurs"Laura Eisele Webinar- March 20, 2018

A Strong Woman's Financial Transformation in 2018 - "Legal Issues Faced by Women Entrepreneurs"

Legal Answers
175 Questions Answered

Q. The company that manages my condo is holding up a sale. Do we have a legal standing?
A: No, sorry, but you don't. The buyer of your property has the right under Michigan law to review the association's financial status and by-laws. If they are unhappy with the association's records, they can walk away. Otherwise, absent any other outstanding sale contingencies, the buyer should proceed to close.
Q. My husband and I are joint owners of our home. He passed away, and I would like to transfer the deed into my name.
A: A copy of the recorded deed should be sufficient if it states that you and your former husband owned the property as "husband and wife" or "jointly with rights of survivorship." If this 'magic language' is not contained in the deed, then you will need to consult with an attorney to probate the property. On a related topic, deeds are legal contracts that have far- reaching legal and tax consequences and they should be drafted by legal professionals.
Q. Easement had verbal when my dad was alive now he is gone and the Paper and timber co.'s want big $$ to have access
A: There is no such thing as a 'verbal easement." This is pursuant to a long standing legal doctrine known as the "Statute of Frauds." The Statute of Frauds requires that agreements related to real estate are reduced to writing in order to prevent fraud. Therefore all contracts related to the sale of an interest in land must be in writing. This includes, but is not limited to, an agreement to buy mineral rights, mortgage contracts, options to purchase real estate and easements.
Q. What happens if we are unable to get rid of all of the household items before the new owners move in?
A: Generally, purchase agreements require that a home be vacated by the seller before a closing. That would include the seller's personal property. Buyers should perform a 'final walk through" of a home before a closing to ensure that the home is in the same condition that it was at the time of the purchase offer, and that repairs, if any, have been completed. Buyers do not have to close on a property if the overall condition is not acceptable. If your son is having a difficult time paying for the removal of the home contents, the parties could also agree to hold money back from the seller's proceeds to pay for the removal of personal property.
Q. How do I file default claim on a jointly owned property in the state of Michigan?
A: You would need to file a quiet title action absent any cooperation from the joint owner. However, if they are not willing to refinance the property, then a judge will be hard pressed to order them to endorse a deed. For more on quiet title actions, see www.provenresource.com
Q. My friend faces possible eviction, with 4 kids in the home, they are almost 3 mos. behind on rent?What are their options
A: I am sorry for your circumstances, however, if you are behind on payments, the landlord does have the right to ask the court to evict you and your family. I would contact your landlord and see if he will take partial payments. Bankruptcy can be another option however. That would stop an eviction. You would need the name of a good bankruptcy attorney.
Q. Is a notice to vacate an eviction notice the notice says? I have 10 days to vacate,is this considered a lawful eviction
A: Get in touch with the entity that is offering you $$ for the key. Make sure that it is not a scam and that they are authorized to act on behalf of you lender. The fact that there is a 10 day period from date of the writ being issued is important - so make sure you confirm with lender's attorney if the 'cash for keys" letter came from an authorized party. Good luck. For more info on Foreclosure, go to www.provenresource.com Download my book "Getting Out of Foreclosure: The No Nonsense Guide to Saving Your Home"
Q. Is it required by law or is it just customary practice for the seller to pay for the title insurance for the buyer?
A: It is purely customary. The parties can negotiate who will pay for any fees or expenses as they relate to your real estate closing.
Q. I bid on a HUD home and won but wasn't informed, what recourse do I have?
A: If the proper bidding procedure was not followed then it needs to be brought to the attention of the HUD officials and the broker needs to make sure they notify HUD in WRITING. Good luck, www.provenresource.com
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Farmington Hills, MI 48334
USA
Toll-Free: (888) 789-1715