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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I hate when someone finds themselves at a legal disadvantage - they're "stuck" when they unknowingly relying on outdated or impractical information and forms off of the "internet."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
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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Michigan State University
B.A. (1987) | History
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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
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
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
132 Questions Answered

Q. My dad owns a house he hasn't lived in for 10+ years. I've lived here for 8. Can he move back in without evicting me?
A: Unusual question because it is between family members, but generally speaking, without any existence of a written lease, he could evict you under the theory that you are a month to month tenant.
Q. Our real estate broker is charging a base of $500 and this was not disclosed verbally or in writing.
A: Sometimes in the property listing agreement it will say the commission or fee is "x amount, but never less than $500." Without seeing your documents, this is my impression of why the fee is what it is. If you need more information, go to www.provenresource.com
Q. Purchasing an auction property. We had 5% buyer premium on the line and house did not appraise. Can we get premium back?
A: When dealing with a private property auction company be prepared to engage with a more complicated sales contract. They are very often "boiler-plate" and favorable to the seller. From the facts as presented, the contract provisions will prevail. Usually, there is very little room for refunds. A competent real estate attorney should review your document further. It is also better to have an attorney draft or review the sales auction contract before hand, and not after the fact. See www.provenresource.com/blog for more information on property auctions.
Q. My father passed away and did not have a will. I have the deed for the home w/his name on it only. How can I move fwd.
A: Unless the deed states your Mother's name, (He doesn't state who his wife is in your facts) then it seems that she or someone in your family will have to go to probate court and ask to be assigned as a personal representative. This is more common than you think. Please visit www.Provenrsource.com for more information.
Q. Was suing a coll agency for FDCPA under Sec 806, 807(b) and 809 (b). They've filed a not of removal to fed. look st law
A: You might want to consider the MICHIGAN OF FAIR DEBT COLLECTION ACT, MCL 339.915 which concerns multiple violations of the Michigan Occupation Code, and more specifically MCL 339.918, entitled Communication with consumer; notice; effect of disputing validity of debt; verification of debt; failure to dispute validity of debt.
Q. My tenants lease expires 3/30. They want to do a walk through that date. Must I give them their security deposit then?
A: You don't need to have the tenant there to do a walk through of the property, however, you do need to complete the check out list and provide them with a copy of your checklist with an itemized list of damages and costs for repairs within 30 days after the termination of occupancy. Michigan law also requires that the tenant has an obligation to notify their landlord in writing within 4 days after their move out date of a forwarding address where they can be reached and receive mail; otherwise the landlord is relieved of sending the tenant an itemized list of damages and the penalties adherent to that failure.
Q. My apartment company called me saying they paid a utility bill from an electric company that I don't use. What do I do?
A: Sounds strange. I would want to see the invoices first before paying for the alleged invoices. I am not sure how two different utility companies can service your one residence unless one provides the gas and the other provides electric. Trust but verify.
Q. contract with a realtor is up.I'm planning to list with a new realtor.Is the first realtor entitled to any commissio
A: You will need to review your real estate agency agreement to see if there is a "protection period." Usually 180 days, if there is a protection period, then you will need to honor the same or may be held accountable for the previous agent's commission. You can see an entire article on this topic by going to https://www.provenresource.com/firing-your-realtor. Good luck!
Q. How does one "probate an estate" in Greene Co, AL?
A: Your question is not clear as to where your father lived or where the real estate is located. Each state has it's own laws. If this matter pertains to an Alabama probate / real estate matter, then you will need to advice and counsel of a licensed probate attorney in Alabama. If the property or your father resided in Michigan, then we can be of assistance.
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Contact & Map
31800 Northwestern Hwy
Suite 350
Farmington Hills, MI 48334
USA
Toll-Free: (888) 789-1715