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David Soble

David Soble

"We'll tell you what other's won't."
  • Real Estate Law, Business Law, Landlord Tenant...
  • Michigan, Ohio
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Summary

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I hate when someone finds themselves at a legal disadvantage - they're "stuck" when they unknowingly relying on outdated or impractical information and forms off of the "internet."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 so that someone with a legal concern can understand how to reduce their legal liability and financial exposure in the real estate and debt arenas.

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
  • Landlord Tenant
  • Foreclosure Defense
Additional Practice Areas
  • Contract Disputes
  • Loan Issues
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
Education
The Ohio State University Michael E. Moritz College of Law
J.D. (1990)
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Awards
AV Rated Preeminent
Martindale Hubbell
Martindale Hubbell AV Rated Preeminent
Client Service Award, 2016
Avvo
Client Service Award - 2015
Avvo
Professional Associations
Michigan State Bar # 49662
Member
Current
Speaking Engagements
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
Legal Answers
58 Questions Answered

Q. What happens if my deceased spouse’s medical bill reaches collection agency?
A: If you signed for the medical services, you too can be obligated. Have your attorney review any documents sent by the collection company. Do not deal with collectors on your own.
Q. how can i stop a foreclose on my deceased grandfathers home. My sister is Representative of the estate but she owe taxes
A: 1. Pay the taxes. 2. She should be able to go to county to get a on a payment plan while the estate is being probated. The county will not forgo any payment. They will want a portion of the taxes paid. Hope this helps. See more about tax foreclosure by going to www.provenresource.com
Q. How can we evict a family member living with us that does not have a lease?
A: File an eviction action by giving them 30 days notice to quit. The tough part is that they can be in the home while your action is pending.
Q. If a home is rented, w/o a rental license, is the lease valid (Wayne County, MI). Is there punitive recourse?
A: If a municipality requires the licensing of rental properties, and the owner has not secured the license, then it is very likely that they could mark the property as 'not habitable" until the home has been inspected. Tenants should not be at the property however, some cities will work with both owner and tenant to make any repairs cited in the inspection while the tenant is in the home.
Q. Stopped paying 2nd mtg during 2009; haven't paid anything since. 2nd mtg stopped compounding interest, sends same bill
A: That happens to be a good question...and the answer is "YES" they have the right to pursue the outstanding balance on the mortgage. You may be able to negotiate with them however on a lower balance and I suggest that you engage a professional. On another note, after 6 years from your last payment, the lender cannot pursue you personally on the note, however, they can foreclose on the second mortgage - but if you make even one payment, the six year statute of limitations starts again.
Q. House is in parents name, both have passed with father recently. Funds have been distributed only item is house
A: It will depend on who is named on the deed. If only your parents were named and there is no will, then you will need to probate this property. The reason you did not have an issue with the life insurance or other funds was that you or your family members were named as 'beneficiaries." These items passed without incident. However, if the names of the owners on title are only your deceased parents, you will need to open a probate action. Hope this helps. David
Q. Can the county require us to install a septic alarm system to sell when there wasn't one there when we bought the house?
A: The law and requirements could have changed since you purchased the property. A septic inspection is required for most communities to issue a certificate of occupancy as well as for most lending institutions that will fund the purchase of the transaction. I would check to see if the alarm is now part of their municipal code / regulations, if it is, you are unfortunately stuck.
Q. We signed a 1yr lease last that ended March 1st this year . We went about purchasing a home and are in the process
A: Leases are contracts and the provisions of a contract if signed by both parties, prevail. Early termination clauses, renewal clauses, notice clauses all carry legal weight. Reading and understanding what is in a signed agreement is paramount to entering into not only business relationships, but also the tenant - landlord relationship. Review the agreement, perhaps there is an abatement for you finding another tenant for LL to lease out your unit.
Q. Im paying off a land contract and now they want to add late fees that they say i owe can they ask for them now at the en
A: Any provisions for late fees can be found in the land contract agreement itself. If it is in there, it can be collected by seller unless the seller waives the fees in writing. The late fees can be added to your pay off balance if you have failed to make late fee payments throughout the contract term. Good luck!
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Contact & Map
31800 Northwestern Hwy
Suite 350
Farmington Hills, MI 48334
USA
Toll-Free: (888) 789-1715