David Soble

In the estate laws of Michigan and Ohio, a mortgage is a "secured debt" that follows the property, regardless of who is living there. If the previous owner missed payments, the lender’s right to foreclose does not "pause" just because a probate case has been opened. In fact, many families lose significant equity because they wait for the probate court to finish before talking to the mortgage company.

In this video, a Michigan and Ohio attorney explains how to handle an inherited foreclosure under Michigan and Ohio law. We look at the federal Successor in Interest rules, which require loan servicers to recognize heirs and provide them with loan information, even if they aren't on the original note. You’ll learn how to use Michigan’s Right of Redemption (often 6 months after a Sheriff’s Sale) and Ohio’s Equitable Right of Redemption to pay off the debt and keep the home in the family.

We also discuss the role of the Personal Representative or Executor. Under Michigan’s EPIC and Ohio Revised Code, the estate may be able to use other assets to "reinstate" the mortgage or negotiate a Loan Modification. Whether the home is "underwater" and you need to consider a short sale, or you want to assume the existing low-interest rate, understanding the lender's legal requirements is the only way to protect the legacy your loved ones left behind.

✅ In this video, a Michigan and Ohio attorney explains successor in interest rights, the redemption period, and how to stop a foreclosure during probate.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Successor in Interest: Your legal right to get information and negotiate with the bank after a borrower dies.

Foreclosure During Probate: Why the bank can continue legal action even while ownership is being determined in court.

The Redemption Period: Navigating the 6-to-12 month window in Michigan to buy the property back after a Sheriff's Sale.

Ohio Redemption Rights: How to stop a foreclosure in Ohio up until the moment the court confirms the sale.

Loan Assumption: Using the Garn-St. Germain Act to take over a deceased relative's mortgage without a "due-on-sale" penalty.

Deficiency Judgments: Why heirs are generally not personally liable for the remaining debt if the house sells for less than what is owed.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate and estate planning laws of Michigan and Ohio, gifting a home is an "irrevocable" act. Once you sign and record that deed, you no longer own the property. While it effectively avoids probate, it introduces three major legal hurdles: Federal Gift Tax, Capital Gains Basis, and the Medicaid Look-Back Period.

In this video, a Michigan and Ohio attorney explains the legal consequences of gifting property. We look at the IRS Gift Tax rules: If you gift a house worth $300,000, you must file IRS Form 709. While you likely won't owe taxes due to the $13.99 million lifetime exemption, you are still required to report it. You’ll also learn about the "Basis Trap": when you gift a house, your children "inherit" your original purchase price. If they sell it later, they may owe massive capital gains taxes that could have been avoided if they inherited the house through a Will or a Lady Bird Deed.

[Image: Comparison chart showing 'Gifting Now' vs. 'Inheriting Later' tax impact]

We also discuss the Medicaid 5-Year Look-Back. In both Michigan and Ohio, if you gift your home and then need nursing home care within five years, the state will penalize you, leaving you with no way to pay for your care. Whether you are considering a Quitclaim Deed or a Transfer on Death Designation, understanding the difference between "giving" and "planning" is the only way to protect your family's wealth.

✅ In this video, a Michigan and Ohio attorney explains gift tax reporting, capital gains basis, and the Medicaid look-back penalty.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The $19,000 Exclusion: How the 2025 gift tax limit applies to real estate transfers.

Stepped-Up Basis: Why "inheriting" a house is almost always more tax-advantaged than "receiving" it as a gift.

Medicaid Eligibility: Navigating the 60-month look-back period in Michigan and Ohio to avoid care denials.

Transfer Taxes: Identifying exemptions for "gifts" under Michigan’s MCL 207.505 and Ohio’s county rules.

Transfer on Death (TOD): Using Ohio’s ORC 5302.22 to give the property later while keeping control now.

Lady Bird Deeds (Michigan): How to "gift" your home automatically at death while keeping your Medicaid eligibility intact.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, a land contract is an installment sale where the seller acts as the lender. Under Michigan’s MCL 565.351 and Ohio’s ORC 5313, the buyer moves in immediately and takes on the responsibilities of a homeowner—taxes, insurance, and repairs—while the seller holds the deed as collateral.

In this video, a Michigan and Ohio attorney explains how land contracts work. We break down the "Balloon Payment"—a large lump sum often due in 3 to 5 years—and the strict interest rate caps (11% in Michigan). You’ll also learn about the "Default Danger Zone":

In Michigan: Sellers often use Forfeiture, a fast-track process to reclaim the property in as little as 90 days.

In Ohio: If a buyer has paid for 5 years or 20% of the price, the seller must go through a full Foreclosure, giving the buyer significantly more protection.

Whether you are a buyer trying to build credit or a seller looking for steady interest income, understanding Equitable Title is the only way to protect your investment.

✅ In this video, a Michigan and Ohio attorney explains split titles, forfeiture vs. foreclosure, and mandatory contract terms.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Equitable Title vs. Legal Title: Why the buyer is the "owner" for tax purposes but doesn't hold the deed.

Forfeiture (Michigan): The "Summary Proceeding" that allows sellers to keep all payments and take the house back quickly.

The 5-Year / 20% Rule (Ohio): The statutory threshold that triggers "Foreclosure" protections for Ohio buyers.

Interest Rate Caps: Navigating Michigan’s 11% limit and Ohio's usury laws.

Balloon Payments: Why most land contracts are designed to be temporary "bridge" financing.

Recording Requirements: Why failing to record the contract (or a Memorandum of Land Contract) can leave the buyer vulnerable to the seller's creditors.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, a contract breach is more than just a disappointment—it's a legal event with significant financial stakes. Under the Statute of Frauds, these contracts must be in writing to be enforceable. When one party stops performing, the non-breaching party must choose a path: Liquidated Damages, Actual Damages, or Specific Performance.

In this video, a Michigan and Ohio attorney explains what happens after a real estate breach in 2025. We look at the "Market-Contract Differential": if a buyer walks away and the seller eventually sells the house for $20,000 less, the original buyer may be liable for that entire loss. You’ll also learn about the Earnest Money Deposit (EMD); in both states, this is often treated as "Liquidated Damages," meaning the seller keeps the deposit as the total penalty for the breach, but only if the contract is written correctly.

We also discuss Specific Performance. Because land is unique, a buyer can sue to force a seller to deed the property over. However, sellers in Michigan and Ohio have a higher bar to prove that money wouldn't fix the problem. Whether you are dealing with "Buyer's Remorse" or a seller who found a better offer, understanding the "Duty to Mitigate" (taking steps to minimize your losses) is the only way to win your case in court.

✅ In this video, a Michigan and Ohio attorney explains material vs. minor breaches, earnest money forfeiture, and how to sue for the loss of a deal.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Material vs. Minor Breach: Why failing to close is "material," but a minor repair delay might not be.

Liquidated Damages: How the "Earnest Money" clause limits or defines the penalty for walking away.

Specific Performance: The legal process of asking a Michigan Circuit Court or Ohio Court of Common Pleas to force a sale.

Loss of Bargain Damages: Calculating the difference between the contract price and the current market value.

The Duty to Mitigate: Why a seller must try to find a new buyer immediately to protect their right to sue for damages.

Attorney Fees: Understanding that you usually only get your legal costs back if the contract specifically says so.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the estate laws of Michigan and Ohio, inheriting a house starts with a "Title Check." If the home was owned in a Trust, as Joint Tenants with Rights of Survivorship, or under a Lady Bird Deed (in Michigan) or Transfer on Death Affidavit (in Ohio), the property may bypass probate entirely. However, if the home was owned solely by the deceased, you must open a probate case to legally move the deed into your name.

In this video, a Michigan and Ohio attorney explains the legal and tax rules for inherited property in 2025. We look at the "Stepped-Up Basis": this is the single most important tax break for heirs, as it resets the property's value to the fair market value on the date of death, potentially saving you thousands in capital gains taxes. You’ll also learn about the Garn-St. Germain Act, a federal law that prevents banks from calling a mortgage "due" just because the original borrower died, allowing relatives to keep the existing loan and interest rate.

We also discuss Creditor Claims. In both states, the estate must notify creditors, and the house could be sold to pay off the deceased’s medical bills or credit cards if there aren't enough other assets. Whether you plan to move in, rent it out, or sell the property immediately, understanding the timeline—from Letters of Authority to the final Warranty Deed—is the only way to ensure your legacy remains intact.

✅ In this video, a Michigan and Ohio attorney explains probate vs. non-probate transfers, stepped-up basis, and your rights with an inherited mortgage.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Probate vs. Non-Probate: Identifying which deeds bypass the court system in Michigan and Ohio.

The Stepped-Up Basis: Why the IRS "pretends" you bought the house for its current value, erasing years of capital gains.

The Garn-St. Germain Act: Your federal right to keep a deceased relative’s mortgage without a forced refinance.

Successor in Interest: How to force a bank to talk to you about an inherited loan.

Small Estate Affidavits: Using simplified processes in Michigan (for estates under ~$51,000 in 2025) and Ohio to save time and money.

Title Insurance: Why you still need a title search even if you "know" the house has been in the family for decades.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the property markets of Michigan and Ohio, real estate litigation is the legal process used to resolve disputes involving land, buildings, and the contracts that govern them. Unlike a typical small claims case, real estate lawsuits often involve "equitable remedies"—where a judge doesn't just award money but actually orders a party to take a specific action, like moving a fence or completing a sale.

In this video, a Michigan and Ohio attorney explains the most frequent causes of real estate lawsuits in 2025. We look at the "Big Four": Breach of Contract, Boundary Disputes, Quiet Title Actions, and Partition Actions. You’ll learn about the strict Statute of Limitations in both states; for example, in Ohio (ORC 2305.06), you generally have six years to sue on a written contract, while in Michigan (MCL 600.5801), you might have up to 15 years to claim title to land through adverse possession.

We also discuss Alternative Dispute Resolution (ADR). Many Michigan and Ohio courts now require parties to attend mediation before they can get a trial date. Whether you are a homeowner facing an encroachment or an investor dealing with a "cloud" on your title, understanding the timeline of a lawsuit—from filing the Complaint to the final Judicial Decree—is the only way to navigate the courtroom without losing your sanity or your savings.

✅ In this video, a Michigan and Ohio attorney explains common lawsuit triggers, statute of limitations, and the role of mediation in property disputes.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Breach of Purchase Agreement: Suing for "Loss of Bargain" or Specific Performance when a deal fails.

Boundary & Encroachment Disputes: How to use a survey and a Quiet Title Action to settle property line wars.

Partition Actions: The legal process used when co-owners (like siblings or business partners) can’t agree on whether to sell or keep a property.

Seller Disclosure Fraud: How to sue when a seller intentionally hides a basement leak or foundation crack.

Zoning & Land Use: Challenging local government decisions that prevent you from developing your property.

Lis Pendens: The legal "nuclear option" that freezes a property's title the moment a lawsuit is filed.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, a Seller's Agent is a licensee who enters into a formal Listing Agreement to represent the property owner. Under Michigan’s MCL 339.2517 and Ohio’s ORC 4735.62, this relationship creates a fiduciary bond that requires the agent to act with loyalty, obedience, and confidentiality.

In this video, a Michigan and Ohio attorney explains the legal responsibilities of a seller’s agent in 2025. We look at the "Big Six" fiduciary duties: Loyalty, Confidentiality, Disclosure, Obedience, Accounting, and Reasonable Care. You’ll learn why a seller’s agent must disclose any information they find out about a buyer—such as the buyer’s willingness to pay a higher price—directly to the seller.

We also discuss the "Agency Disclosure" requirement. In both states, an agent must provide you with a Consumer Guide to Agency Relationships (Ohio) or an Agency Disclosure Form (Michigan) before you share any confidential information. This ensures you know exactly who is "in your corner" before negotiations begin. Whether you are dealing with Dual Agency (where one agent represents both sides) or a Designated Agency within a large firm, understanding who your agent legally serves is the only way to ensure your equity is protected during the sale.

✅ In this video, a Michigan and Ohio attorney explains fiduciary duties, listing agreements, and how agency disclosures protect homeowners.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Fiduciary Duty: Why your agent is legally required to put your financial interests ahead of their own commission.

The Duty of Confidentiality: Why your agent cannot tell a buyer your "bottom line" price without your written permission.

Agency Disclosure Rules: Navigating the mandatory forms in Michigan and Ohio that define your relationship with the brokerage.

Dual Agency Risks: What happens when your agent also represents the buyer, and why they must remain "neutral" in that scenario.

Marketing & Presentation: The legal obligation to present all offers to the seller, even if they seem too low.

Material Fact Disclosure: Why a seller's agent must still be honest with buyers about known defects while remaining loyal to you.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, property boundaries are defined by legal descriptions, but they are often redrawn by "long-term behavior." If a neighbor encroaches on your land and you do nothing about it, you risk losing that land permanently.

In this video, a Michigan and Ohio attorney explains how to handle boundary disputes. We break down the two major legal theories used to settle these wars:

Adverse Possession: To "steal" title to land, a neighbor's use must be "OCEAN"—Open, Continuous, Exclusive, Adverse, and Notorious. In Michigan, this requires 15 years of use; in Ohio, it requires 21 years.

Acquiescence: This is often easier to prove. If both neighbors simply treat a fence or hedge as the boundary for the statutory period (15 years in MI, 21 years in OH), the court can declare that the new legal line, even if it was originally a mistake.

We also discuss practical solutions. You’ll learn why a License for Encroachment is the best way to be a "nice neighbor" without losing your land rights and how a Quiet Title Action can permanently settle a boundary war. Whether you are dealing with a misplaced driveway or an overhanging garage, understanding your state's "Statute of Limitations" is the only way to protect your property's value.

✅ In this video, a Michigan and Ohio attorney explains adverse possession elements, the doctrine of acquiescence, and how to use a license to stop the clock on land claims.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The 15 vs. 21 Year Rule: Comparing the statutory periods for boundary claims in Michigan and Ohio.

Acquiescence by Mistake: Why a "friendly" mistake about a fence line can still result in a permanent change of ownership.

Encroachment Licenses: How to give a neighbor permission to use your land in a way that prevents them from ever claiming it as theirs.

Surveys vs. Occupation Lines: Why Michigan and Ohio courts often prioritize "long-established lines of occupation" over a brand-new GPS survey.

Tacking: How a neighbor can add their years of use to a previous owner’s years to reach the 15- or 21-year requirement.

Quiet Title Lawsuits: The formal legal process for asking a judge to declare the "true" boundary line.

David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, selling a home is a multi-stage legal process. It begins with the Listing Agreement, where you define your relationship with your agent, and culminates in the Closing, where legal ownership is transferred via a Warranty Deed.

In this video, a Michigan and Ohio attorney explains the 5 pillars of a successful home sale. We look at the "Disclosure Duty": under Michigan’s MCL 565.951 and Ohio’s ORC 5302.30, sellers must be transparent about known defects or risk being sued for "Silent Fraud." You’ll also learn about the Purchase Agreement, the most critical document in the deal, which sets the price, the contingencies (like inspection and appraisal), and the final timeline for the sale.

We also discuss Clearing Title and Closing Costs. Before you can get your check, you must clear any "clouds" on the title—such as old mortgages, tax liens, or boundary disputes. Whether you are a first-time seller or a seasoned investor, understanding how the law protects both the buyer and the seller is the only way to ensure your path from "Listing" to "Sold" is smooth and profitable.

✅ In this video, a Michigan and Ohio attorney explains listing agreements, mandatory disclosures, and the closing process.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Listing Agreement: Understanding the "exclusive right to sell" and your agent’s Fiduciary Duty.

Mandatory Disclosures: Why honesty is your best legal defense against post-sale lawsuits in Michigan and Ohio.

The Purchase Agreement: Navigating "Subject-to" clauses, earnest money, and the "Time is of the Essence" rule.

Title Insurance: Why you must provide a "marketable title" and how to clear unexpected liens.

Prepayment Penalties: Checking your current mortgage for hidden fees that could eat into your profits.

The Deed Transfer: The difference between a Warranty Deed and a Quitclaim Deed at the closing table.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, an Option to Purchase is a contract where a seller (the optionor) grants a buyer (the optionee) the exclusive right to purchase a property at a fixed price within a set period. Unlike a standard purchase agreement, where both parties are committed to closing, an option only binds the seller. If the buyer decides not to move forward, they simply let the option expire.

In this video, a Michigan and Ohio attorney explains the legal mechanics of option contracts. We look at the "Consideration" requirement: under the Statute of Frauds, an option must be in writing and supported by a non-refundable Option Fee. You’ll learn the critical difference between an Option and a Land Contract—while a land contract buyer has "equitable title" and is making payments toward ownership, an option holder has no ownership interest until they formally "exercise" the option.

We also discuss Lease Options (Rent-to-Own). In Ohio, under ORC 5313, courts are strict about distinguishing lease options from land installment contracts to prevent sellers from bypassing foreclosure protections. In Michigan, an option fee is specifically excluded from "Security Deposit" limits (MCL 554.601) unless it's used to evade the law. Whether you are a developer locking in land for a future project or a tenant trying to buy your first home, understanding the "Expiration Clock" is the only way to ensure your option doesn't vanish along with your fee.

✅ In this video, a Michigan and Ohio attorney explains option fees, unilateral vs. bilateral contracts, and the "exercise" process.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Unilateral vs. Bilateral: Why the seller is legally "locked in" while the buyer remains free to walk away.

The Option Fee: Why this payment must be "non-refundable" to be legally valid in Michigan and Ohio.

Exercise of Option: The strict "Time is of the Essence" requirements for providing written notice to the seller.

Option vs. Right of First Refusal: Understanding why an option is a proactive right while a refusal is a reactive one.

Zoning and Due Diligence: Using an option period to secure permits or financing before committing to the full purchase price.

Recording the Option: Why filing a Memorandum of Option is necessary to prevent the seller from selling to someone else.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the legal landscape of Michigan and Ohio, debt negotiation is a formal process where an attorney represents you to settle unsecured debts—like credit cards, personal loans, and medical bills—for significantly less than the full balance. Unlike "debt settlement companies" that often lack legal authority, a debt negotiation lawyer provides Attorney-Client Privilege and can represent you in court if a creditor decides to sue.

In this video, a Michigan and Ohio attorney explains how debt negotiation works in 2025. We look at the "Statute of Limitations": in both Michigan and Ohio, creditors generally have six years to sue you for a debt. You’ll learn how an attorney uses this timeline as leverage—if a debt is old, a creditor may accept a much lower "lump-sum" settlement just to get something before their time runs out.

We also discuss the Consumer Protection Advantage. Under the Fair Debt Collection Practices Act (FDCPA) and the Michigan Consumer Protection Act, once you hire an attorney, debt collectors are legally prohibited from contacting you directly. This immediately "quiets" the stress of your financial situation while your lawyer works on a Settlement Agreement. Whether you are trying to avoid the 10-year credit impact of bankruptcy or simply need a realistic way to pay off high-interest balances, understanding the power of a "Legal Workout" is the only way to regain your financial freedom.

✅ In this video, a Michigan and Ohio attorney explains the 6-year statute of limitations, FDCPA protections, and why a lawyer is safer than a settlement company.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Lawyer vs. Settlement Company: Why a law firm offers legal protection (like defending a lawsuit) that a settlement company cannot.

The 6-Year Rule: How the statute of limitations in Michigan and Ohio changes your negotiating power.

FDCPA Injunction: Using federal law to force debt collectors to stop calling your home and workplace.

Lump-Sum vs. Term Settlements: The pros and cons of paying a one-time discounted amount versus a new, lower payment plan.

Tax Implications: Understanding "Cancellation of Debt" income and why you might receive a 1099-C from the IRS.

Lawsuit Defense: How a debt negotiation lawyer responds to a summons to prevent wage garnishment or bank levies.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate laws of Michigan and Ohio, "Agency" is a legal relationship where one person acts on behalf of another. Because these relationships carry heavy fiduciary duties—like loyalty and confidentiality—both states have strict "first contact" disclosure rules. Under Michigan’s MCL 339.2517 and Ohio’s ORC 4735.62, a licensee must disclose the type of agency relationship they have with you in writing.

In this video, a Michigan and Ohio attorney explains the mandatory disclosure forms you’ll see in 2025. We look at Ohio’s "Consumer Guide to Agency Relationships" and Michigan’s "Disclosure Regarding Real Estate Agency Relationships." You’ll learn why signing these forms doesn't obligate you to pay the agent; instead, it's a legal receipt confirming that the agent explained their role. We break down the different roles: Seller’s Agent, Buyer’s Agent, and the high-risk Dual Agent—where the agent tries to represent both sides of the deal.

We also discuss the Timing of Disclosure. If an agent asks about your "bottom line" price or your "motivation for moving" before giving you this form, they may be in violation of state licensing laws. Whether you are a buyer at an open house or a seller interviewing listing agents, understanding these "fiduciary boundaries" is the only way to ensure your confidential information stays protected throughout the transaction.

✅ In this video, a Michigan and Ohio attorney explains agency disclosure forms, fiduciary duties, and the legal risks of dual agency.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The "First Contact" Rule: Why agents must disclose their role before you reveal any confidential information in Michigan or Ohio.

Fiduciary Duties (COLD AC): A breakdown of Confidentiality, Obedience, Loyalty, Disclosure, Accounting, and Care.

Consumer Guide to Agency (Ohio): Navigating the mandatory Ohio form that outlines brokerage policy.

MCL 339.2517 (Michigan): Understanding the specific Michigan statutory requirements for agency disclosure.

Dual Agency Warnings: Why a dual agent must remain neutral and cannot negotiate for either party's best interest.

Transaction Coordinators: The "non-agency" role in Michigan, where the agent is a neutral facilitator rather than an advocate.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate laws of Michigan and Ohio, honesty isn't just a policy—it's a statutory requirement. Under Michigan’s Seller Disclosure Act (MCL 565.951) and Ohio’s Residential Property Disclosure Form (ORC 5302.30), sellers of 1-to-4 family homes must disclose material defects they actually know about. If a seller intentionally conceals a defect or gives a misleadingly incomplete answer, they are no longer protected by an "As-Is" clause.

In this video, a Michigan and Ohio attorney explains how to win a nondisclosure lawsuit in 2025. We look at the "Actual Knowledge" standard: you don't have to prove the seller should have known, but that they did know. You’ll learn how to find "the smoking gun"—such as finding fresh paint over a water stain, talking to neighbors who witnessed past repairs, or uncovering old permits that prove the seller was aware of the problem.

We also discuss Silent Fraud. In Michigan and Ohio, a seller can be held liable not just for what they said, but for what they didn't say when they had a legal duty to speak. Whether you are a buyer facing a $20,000 foundation repair or a seller being accused of hiding a defect, understanding the "Good Faith" standard of disclosure is the only way to determine if you have a case.

✅ In this video, a Michigan and Ohio attorney explains material defects, the limits of "As-Is" clauses, and the evidence needed to prove fraud.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Seller Disclosure Act: Navigating the mandatory forms in Michigan and Ohio that require "Good Faith" honesty.

Silent Fraud & Concealment: Why hiding a defect behind furniture or fresh paint can lead to punitive damages.

The "As-Is" Myth: Why an "As-Is" clause does not give a seller a license to lie or commit fraud.

Evidence Gathering: How to use contractor testimony, neighbor interviews, and permit records to prove the seller knew.

Latent vs. Patent Defects: Why sellers aren't liable for "obvious" defects that a buyer should have seen during a walk-through.

Statute of Limitations: Understanding the deadlines to file a fraud claim in Michigan (generally 6 years) and Ohio.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate landscapes of Michigan and Ohio, the way you hold title to an investment property dictates your legal risk and your estate's future. An LLC (Limited Liability Company) is a business entity designed to "wall off" your personal assets. If a slip-and-fall occurs at your rental, the lawsuit targets the LLC’s assets, not your personal home or retirement accounts.

In this video, a Michigan and Ohio attorney explains when to use an LLC vs. a Trust in 2025. We look at the "Liability Shield" of an LLC—governed by Michigan’s MCL 450.4101 and Ohio’s ORC 1706—and why it is the gold standard for active landlords. You’ll learn about the "Probate Trap": while an LLC protects you while you're alive, the "membership interest" in that LLC is still a personal asset that could force your family into probate court when you pass away.

We also discuss the Trust Advantage. A Revocable Living Trust doesn't provide the same "inside" liability protection as an LLC, but it excels at Probate Avoidance and privacy. In Michigan and Ohio, the most sophisticated investors use a "layered strategy": the property is deeded to an LLC (for protection), and the LLC is owned by a Trust (for estate planning). Whether you are a solo investor with one duplex or a seasoned pro with a large portfolio, understanding how to "stack" these legal entities is the only way to protect your wealth today and your legacy tomorrow.

✅ In this video, a Michigan and Ohio attorney explains asset protection, probate avoidance, and the 2025 rules for real estate entities.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The LLC Shield: How Michigan and Ohio laws protect your personal bank accounts from property-related lawsuits.

Probate Avoidance: Why a Trust is the only way to ensure your property transfers to heirs without a 6-to-12-month court delay.

Layered Protection: The strategy of having your Revocable Living Trust own your LLC for the best of both worlds.

Privacy Benefits: Using an LLC or Trust to keep your personal name out of public land records.

Due-on-Sale Clauses: Navigating bank rules when transferring a mortgaged property into an entity.

Maintenance Requirements: Why failing to file your Ohio Annual Report or keep separate books can "pierce the veil" of your protection.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the family courts of Michigan and Ohio, real estate is classified as either Marital Property (acquired during the marriage) or Separate Property (owned before the marriage or received as a specific gift/inheritance). Under Michigan’s MCL 552.19 and Ohio’s ORC 3105.171, judges have broad discretion to divide marital real estate in a way that is "equitable"—considering factors like the length of the marriage, each spouse’s earning power, and who will have primary custody of the children.

In this video, a Michigan and Ohio attorney explains the three primary ways a house is handled in a divorce. We look at:

The Buyout: One spouse keeps the home and "buys out" the other’s share, often requiring a mortgage refinance to remove the other party's name and liability.

The Forced Sale: The court orders the property sold, and the net proceeds are split according to the judge’s decree.

Deferred Possession: One spouse (usually the custodial parent) stays in the home for a set period (e.g., until a child graduates) before the house is eventually sold or refinanced.

We also discuss Transmutation and Commingling. You’ll learn how "separate" property can accidentally become "marital" property if you use joint funds to pay the mortgage or make significant improvements. Whether you are fighting to keep your family home or looking for a clean break and a fair check, understanding how the court values and "disentangles" your real estate is the only way to protect your financial future.

✅ In this video, a Michigan and Ohio attorney explains marital vs. separate property, equity buyouts, and the impact of the 2025 real estate market on divorce settlements.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Equitable Distribution: Why "fair" doesn't always mean 50/50 in Michigan and Ohio.

Marital vs. Separate Property: Determining if the house you owned before the wedding is still yours alone.

The Equity Buyout: How to calculate "fair market value" and handle the refinance process.

Invasion of Separate Property (Michigan): The rare cases where a Michigan court can award one spouse’s pre-marital property to the other.

Custodial Parent Rights: Why Ohio judges may favor the parent with physical custody when deciding who stays in the home.

Dower Rights (Ohio): Why a spouse’s signature is often required to sell a property even if they aren't on the deed.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the rental markets of Michigan and Ohio, a property management company is your legal representative. This relationship is governed by a Property Management Employment Contract, which defines the manager's authority to find tenants, sign leases, and handle evictions. Under Michigan’s MCL 339.2512c and Ohio’s ORC 4735.01, any person who leases or rents property for others for a fee must be a licensed real estate broker (or a salesperson working under a broker).

In this video, a Michigan and Ohio attorney explains the legal essentials of hiring a property manager in 2025. We look at the "Licensing Rule": if your manager is not licensed, they cannot legally represent you in an eviction court—a mistake that can delay your case for months. You’ll also learn about Trust Accounts; in both states, managers are strictly required to keep your rental income and security deposits in separate accounts to prevent the "commingling" of funds.

We also discuss Liability and Indemnification. Most management agreements contain a "Hold Harmless" clause, but this doesn't protect a manager from Gross Negligence. Whether you are an out-of-state investor or a local landlord, understanding the "Scope of Authority" in your contract is the only way to ensure your manager is protecting your investment rather than creating new legal headaches.

✅ In this video, a Michigan and Ohio attorney explains licensing requirements, trust account rules, and how to vet a management agreement.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Licensing Requirements: Why managing properties for others requires a Broker’s License in both Michigan and Ohio.

The Management Agreement: Key clauses every owner needs, including termination rights and fee transparency.

Trust Account Compliance: How Michigan and Ohio laws require managers to handle security deposits and rent.

Authority to Evict: Why only a licensed professional or an attorney can represent your interests in a landlord-tenant court.

Fair Housing Compliance: The manager’s legal duty to follow state and federal anti-discrimination laws.

Maintenance Caps: Setting "spending limits" in your contract so your manager doesn't spend thousands on repairs without your consent.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, title insurance is a one-time premium paid at closing that protects you for as long as you (or your heirs) own the property. Unlike typical insurance, it is "backward-looking"—it covers defects that existed before you bought the home, such as improperly recorded deeds, unreleased mortgages, or unpaid property taxes from three owners ago.

In this video, a Michigan and Ohio attorney explains why you shouldn't skip the Owner’s Title Policy. We look at the "Lender vs. Owner" distinction: while the bank mandates a policy to protect their mortgage interest, that policy provides zero protection for your down payment or equity. You’ll learn how a title search in Michigan (often governed by MCL 500.7301) or Ohio (regulated by ORC 3953) scans the public record to "clear" your title before you even get to the closing table.

We also discuss Marketable Title. If you try to sell your home later and a "cloud" is discovered, your title insurance company is legally obligated to hire an attorney to fix the problem or pay you for your loss. Whether you are buying a new build or a century home, understanding that title insurance is "risk prevention" rather than "risk assumption" is the only way to ensure your biggest investment is truly yours.

✅ In this video, a Michigan and Ohio attorney explains owner's vs. lender's policies, hidden title defects, and the one-time cost of protection.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Backward-Looking Protection: Why title insurance covers "past ghosts" like forged signatures or clerical errors.

Owner’s vs. Lender’s Policy: The critical difference between protecting the bank’s loan and protecting your equity.

The One-Time Premium: Understanding why you only pay for this once, yet the protection lasts for generations.

Common Claims: How title insurance handles missing heirs, unpaid contractor liens, and fraudulent deeds.

Simultaneous Issue Discount: How to save money in Michigan and Ohio by purchasing both policies from the same company.

Marketable Record Title Acts: How state laws help "wash away" very old claims, and where insurance fills the gaps.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the estate planning laws of Michigan and Ohio, a Trust is a legal entity that "owns" your assets for your benefit while you're alive and for your heirs after you're gone. The most critical step in this process is "Funding the Trust"—which means actually signing a new deed to move the house from your personal name into the name of the Trust.

In this video, a Michigan and Ohio attorney explains the benefits of a Revocable Living Trust. We look at the "Probate Avoidance" advantage: while probate is public, expensive, and slow, a Trust is a private contract. You’ll learn how to avoid the "Multistate Probate Trap"; if you own property in both Michigan and Ohio, a single Trust can hold both, preventing your heirs from having to open two separate court cases.

We also discuss Tax and Medicaid implications. In Michigan, a transfer to your own Trust is generally not a "transfer of ownership" that would "uncap" your property taxes (MCL 211.27a). In Ohio, you can use a Transfer on Death Designation Affidavit as a simpler tool, but it lacks the "incapacity protection" of a Trust. Whether you are worried about a potential lawsuit or just want to make things easy for your children, understanding how to properly title your deed is the only way to secure your legacy.

✅ In this video, a Michigan and Ohio attorney explains funding your trust, avoiding probate "uncapping" of taxes, and planning for incapacity.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Funding the Trust: Why a Trust document is useless until you record a new Quitclaim or Warranty Deed.

Probate Avoidance: Saving your family the $3,000–$10,000+ in court and attorney fees common in Michigan and Ohio.

Incapacity Protection: How a Successor Trustee can manage your house if you become ill, without a court-ordered guardianship.

Tax Neutrality: Why putting your house in a Revocable Trust typically does not trigger a property tax hike or loss of homestead exemptions.

Lady Bird Deeds (Michigan) vs. TOD Affidavits (Ohio): Comparing these "Trust-lite" options to a full Revocable Living Trust.

Privacy: Keeping the value of your home and the identity of your heirs out of the public record.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your free real estate e-books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, a failed transaction is a legal "limbo" state. Until both parties sign a Mutual Release, the Purchase Agreement is technically still in effect. Under Michigan’s Occupational Code and Ohio’s ORC 4735.24, real estate brokers are strictly prohibited from returning earnest money unless they have signed, written instructions from both the buyer and the seller.

In this video, a Michigan and Ohio attorney explains the legal necessity of the Mutual Release in 2025. We look at the "Specific Performance" risk: if a seller tries to sell to a new person while the old contract is still "open," the first buyer could file a Lis Pendens, effectively freezing the property in court. You’ll learn how a Mutual Release acts as a "Liability Shield," preventing either party from coming back months later to sue for hidden defects or breach of contract.

We also discuss Earnest Money Disputes. In Ohio, if you can't agree on who gets the deposit, the broker may be forced to hold that money for up to two years or file an Interpleader Action to let a judge decide. Whether you’re a buyer who wants their deposit back or a seller who wants to find a better offer, understanding that a "handshake" doesn't cancel a contract is the only way to protect your interests.

✅ In this video, a Michigan and Ohio attorney explains why verbal cancellations aren't legal, the 2-year earnest money rule, and how to protect your title.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The "Clouded Title" Danger: Why re-listing a house without a release can stop your next closing cold.

Interpleader Actions: How courts in Michigan and Ohio resolve disputes when buyers and sellers won't sign.

Liability Waivers: Ensuring that "walking away" means you can't be sued for the condition of the home later.

Brokerage Compliance: Why your agent’s hands are legally tied regarding the earnest money until the release is signed.

The 24-Month Rule (Ohio): Navigating the specific Ohio statutes regarding unclaimed or disputed earnest money.

Specific Performance Protection: Using the release to prevent a buyer from trying to force a sale after they already backed out.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate laws of Michigan and Ohio, co-ownership is governed by specific deed language that dictates your rights while you are alive and what happens after you pass away. Unless specified otherwise, most non-married co-owners are presumed to be Tenants in Common, meaning they can own unequal shares and pass those shares to their own heirs.

In this video, a Michigan and Ohio attorney explains the legal reality of co-ownership. We look at the "Right to Possession": every co-owner has a legal right to use the entire property, and one owner cannot charge another "rent" unless they have been physically excluded. You’ll learn about the Partition Action—a legal "nuclear option" available in both Michigan and Ohio that allows any co-owner to ask a judge to either physically divide the land or force a sale of the property so the proceeds can be split.

We also discuss Financial Responsibilities. In both states, co-owners are generally responsible for their "pro rata" share of necessary expenses like taxes and insurance. If you’ve been paying the full mortgage while your co-owner pays nothing, you may be entitled to a "credit" during a sale or partition. Whether you are entering a new partnership or trying to get out of a bad one, understanding your Statutory Right to Partition is the only way to protect your equity.

✅ In this video, a Michigan and Ohio attorney explains joint tenancy, tenancy in common, and how to force a sale through partition.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Tenancy in Common: Why this is the "default" for unmarried partners in Michigan and Ohio.

Joint Tenancy with Rights of Survivorship: How this deed language bypasses probate and transfers title automatically.

The Partition Action: The legal process for forcing a sale when co-owners cannot agree.

Contribution Claims: How to get reimbursed for property taxes, repairs, and mortgage payments you paid on behalf of a co-owner.

Tenancy by the Entirety: The special "asset protection" version of co-ownership available only to married couples.

Owelty: Understanding how one owner can "buy out" another's interest to avoid a public auction.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the financial systems of Michigan and Ohio, a Mixed Credit File occurs when a credit bureau (Experian, TransUnion, or Equifax) mistakenly combines your data with another person’s. This is common among family members (like John Smith Sr. and John Smith Jr.) or strangers with similar Social Security numbers. Under the Fair Credit Reporting Act (FCRA), credit bureaus have a legal duty to maintain accurate records, and their failure to do so can give you the right to sue for damages.

In this video, a Michigan and Ohio attorney explains how to fix a mixed credit report in 2026. We look at the "Matching Algorithm" failure—how bureaus often ignore middle names, suffixes, or birthdates when merging files. You’ll learn the essential steps to "de-mingle" your history, starting with a formal dispute via certified mail. In both Michigan and Ohio, if a bureau fails to conduct a "reasonable investigation" and remove the wrong data within 30 days, you may be entitled to statutory damages and attorney fees.

We also discuss the Identity Theft vs. Mixed File distinction. While identity theft involves a criminal using your info, a mixed file is a bureaucratic error by the bureau itself. Whether you are dealing with a father's old debt or a stranger's late payments, understanding how to hold the "Big Three" accountable is the only way to restore your financial reputation.

✅ In this video, a Michigan and Ohio attorney explains mixed file causes, the 30-day dispute window, and how to sue for FCRA violations.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The FCRA "Accuracy" Mandate: Why credit bureaus are legally liable for merging your file with another person's.

Sr. vs. Jr. Confusion: How shared names and addresses in Michigan and Ohio trigger automated merging errors.

The Certified Mail Rule: Why you should never use "Online Dispute" portals for mixed files (and how it can waive your right to sue).

Reasonable Investigation: What the law requires bureaus to do once you notify them that the data isn't yours.

Damages and Attorney Fees: How the law makes the "bad guys" pay your legal costs if they refuse to fix your report.

Identity Theft vs. Mixed File: Identifying if you need a police report or just a "de-merging" of your credit history.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, "New Construction" earnest money is legally distinct from standard home sales. While standard deals use neutral escrow, many builders use "Builder-Held Deposits," meaning your money goes directly into the builder’s operating account.

In this video, a Michigan and Ohio attorney explains the legal reality of construction deposits in 2026. We look at the "Non-Refundability Clause": many builder contracts state that the deposit becomes non-refundable after a short "design period," even if you eventually lose your financing. You'll learn about Ohio’s Home Construction Service Suppliers Act (HCSSA), which limits deposits for certain projects, and Michigan’s general contract rules that allow builders to keep deposits as "liquidated damages" if the buyer walks away.

We also discuss Escrow Protections. In both states, you can negotiate to have your deposit held by a Title Company rather than the builder, ensuring the money is only released when specific milestones are met. Whether you are picking out floor plans or signing the final contract, understanding the "Default Provisions" is the only way to ensure your five-figure deposit doesn't vanish if the project hits a snag.

✅ In this video, a Michigan and Ohio attorney explains builder-held escrow, custom material surcharges, and how to negotiate for deposit protection.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Builder-Held Escrow: Why letting a builder hold your deposit is essentially an interest-free loan with zero security.

HCSSA (Ohio): Navigating the 10% limit on upfront payments for home construction services in Ohio.

Financing Contingencies: Why builders often try to remove the right to a refund if your mortgage is denied.

Customization Fees: How "Change Orders" can turn a refundable deposit into a non-refundable one in Michigan and Ohio.

The "Good Funds" Law (Ohio): Why deposits over $1,000 must be wired and how this affects your builder payment.

Insolvency Risks: What happens to your earnest money if the builder files for bankruptcy before the house is finished?

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, a Home Equity Line of Credit (HELOC) is a second mortgage. While it sits "behind" your primary loan in priority, it carries the same legal weight. If you stop paying, the lender has two main paths: Foreclosure or a Money Judgment Lawsuit.

In this video, a Michigan and Ohio attorney explains what happens after a HELOC default. We look at the "Equity Calculation": if your home has significant value above the first mortgage, the HELOC lender is highly likely to initiate foreclosure. In Michigan, this often happens through "Foreclosure by Advertisement" (non-judicial), while in Ohio, it requires a "Judicial Foreclosure" through the Court of Common Pleas (ORC 2323.07).

We also discuss Deficiency Judgments. Because HELOCs are recourse loans, if the house is sold at auction and the proceeds don't cover both loans, the lender can sue you for the "deficiency." You’ll also learn about the 6-year Statute of Limitations in both states for collecting on a promissory note. Whether you are facing a credit freeze or a foreclosure notice, understanding how to negotiate a "Settlement for Less Than Full Balance" is the only way to save your home and your credit.

✅ In this video, a Michigan and Ohio attorney explains second-lien foreclosure, money judgments, and the debt collection laws.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Second-Lien Priority: Why the HELOC lender must pay off the first mortgage before they keep a dime from a foreclosure sale.

Foreclosure by Advertisement (Michigan): How the non-judicial process allows HELOC lenders to move quickly under MCL 600.3201.

Judicial Foreclosure (Ohio): The court-supervised process and the 28-day window to respond to a summons.

Credit Freezes: Why lenders can shut off your access to funds even before you miss a payment if your home value drops.

Statute of Limitations: Navigating the 6-year deadline for lenders to sue you for unpaid HELOC debt in Michigan and Ohio.

Loss Mitigation: Using Chapter 13 Bankruptcy or loan modifications to "strip" or settle a HELOC that is no longer supported by the home's value.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the legal systems of Michigan and Ohio, the vast majority of real estate disputes never reach a jury. Instead, they are resolved through a Settlement Agreement. This is a legally binding contract where both parties trade their right to sue for a specific outcome—like a payment, a deed transfer, or a fixed boundary line.

In this video, a Michigan and Ohio attorney explains why a settlement agreement is your best defense in 2026. We break down the "Meeting of the Minds" requirement: under Michigan Court Rule 2.507(G) and Ohio common law, a settlement is only binding if it is in writing or made "on the record" in open court. You’ll learn about the "Release of Liability"—the most critical clause that prevents the other party from "double-dipping" or coming back for more money later.

We also discuss Enforceability. In Ohio, the Supreme Court has ruled that a trial court only keeps jurisdiction to enforce your deal if the dismissal entry specifically says so (Infinite Sec. Solutions v. Karam Props.). In Michigan, a settlement is interpreted just like any other contract, meaning "plain language" is king. Whether you are settling a partition action or a breach of contract, understanding how to "seal the deal" is the only way to ensure your dispute stays dead and buried.

✅ In this video, a Michigan and Ohio attorney explains release clauses, court-ordered mediation, and how to make a settlement ironclad.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Binding Contracts: Why a signed settlement is just as powerful as a judge's order in Michigan and Ohio.

The General Release: How to "wipe the slate clean" so no future claims can be brought regarding the dispute.

MCR 2.507(G): Navigating the specific Michigan rule that requires settlements to be in writing or stated in open court.

Retaining Jurisdiction (Ohio): Why your Ohio dismissal entry must use specific "magic words" to let the judge help you later if the other side doesn't pay.

Confidentiality Clauses: Keeping the terms of your settlement and the details of the dispute private.

Specific Performance: Drafting terms that force a party to sign a deed or move a fence rather than just paying money.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the legal landscapes of Michigan and Ohio, debt resolution is the broad umbrella for any strategy that avoids bankruptcy, while Debt Settlement is the specific act of paying a lump sum for less than the full balance. These agreements are governed by contract law, specifically the doctrine of Accord and Satisfaction, which requires a clear written agreement to prove the debt is truly "dead."

In this video, a Michigan and Ohio attorney explains how to navigate debt relief. We look at the "Creditor’s Choice": in both states, creditors have no legal obligation to settle. You’ll learn why having an attorney negotiate—rather than a for-profit company—provides you with Attorney-Client Privilege and protection under the Fair Debt Collection Practices Act (FDCPA).

We also discuss the 6-year Statute of Limitations in Michigan and Ohio. If your debt is nearing this limit, your leverage for a settlement increases significantly because the creditor’s window to sue you is closing. Whether you are dealing with credit cards, medical bills, or personal loans, understanding the difference between a "Repayment Plan" (Resolution) and a "Lump Sum" (Settlement) is the only way to ensure your financial fresh start is legally sound.

✅ In this video, a Michigan and Ohio attorney explains Accord and Satisfaction, the 6-year statute of limitations, and the tax risks of forgiven debt.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Accord and Satisfaction: The legal requirement to have a written "Paid in Full" agreement to prevent future collection.

The 6-Year Rule: How the statute of limitations in Michigan and Ohio dictates your bargaining power.

Resolution vs. Settlement: Comparing long-term payment restructures with one-time lump-sum buyouts.

The 1099-C Tax Bomb: Understanding why the IRS treats forgiven debt over $600 as taxable income.

Lawsuit Defense: Why a settlement is often the best way to resolve an active court case in the Michigan Circuit Court or Ohio Court of Common Pleas.

Credit Reporting: How "Settled for Less Than Full Balance" affects your credit score compared to "Paid in Full."

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the probate systems of Michigan and Ohio, the law divides a person's life into two categories: their physical well-being and their financial assets. When someone is declared "incapacitated" or "incompetent," the court appoints a representative to manage these areas, but the terminology and rules vary between the two states.

In this video, a Michigan and Ohio attorney explains how to choose the right protective proceeding.

In Michigan: The roles are strictly separated. A Guardian (under MCL 700.5314) handles personal decisions like housing and medical care. A Conservator (under MCL 700.5401) is the only one authorized to manage money, pay bills, and sell real estate.

In Ohio: The term Guardian is the primary title, but it is split by function. A Guardian of the Person manages health and safety, while a Guardian of the Estate manages the finances and property (ORC 2111.02). Interestingly, Ohio also offers a voluntary Conservatorship for mentally competent adults who simply need physical help managing their affairs.

We also discuss the Real Estate Authority. You’ll learn why a Guardian—even one with "full" powers—typically cannot sell a house without a specific Order to Sell Real Estate from the probate judge. Whether you are caring for an elderly parent or a disabled adult child, understanding these "Letters of Authority" is the only way to ensure your loved one's assets are protected and their needs are met.

✅ In this video, a Michigan and Ohio attorney explains guardian duties, conservator financial powers, and the court-approval process for selling property.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Personal vs. Financial: Distinguishing between decisions about "where you live" and "how you pay for it."

Michigan’s Strict Split: Why a Michigan Guardian must often petition for a Conservator to be appointed if a house needs to be sold.

Ohio’s Unified System: Navigating the roles of Guardian of the Person and Guardian of the Estate under the Ohio Revised Code.

The Power to Sell: Why selling real estate almost always requires a separate "License to Sell" from the Probate Court.

Bonding Requirements: Why a Conservator or Guardian of the Estate must often post a financial bond to protect the ward's assets.

Annual Accountings: The mandatory reporting requirements that keep these representatives accountable to the court.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate laws of Michigan and Ohio, the Certificate of Occupancy (C of O) is the final seal of approval from the local building department. Under Michigan’s MCL 125.1513 and the Ohio Building Code (Section 111), a structure cannot be legally used or occupied until the building official has verified it is safe for its intended use.

In this video, a Michigan and Ohio attorney explains why the C of O is vital for every homeowner in 2026. We look at New Construction and Major Renovations: any time you alter the structural, electrical, or plumbing systems, you must "close out" your permits with a final inspection to receive your certificate. You’ll learn about the Resale Trap—in certain cities like Detroit, Taylor, or Grosse Pointe Park, a new C of O (or a Certificate of Compliance) is often required every time a property changes hands or is converted to a rental.

We also discuss the Temporary Certificate of Occupancy (TCO). Both states allow for TCOs, which let you move in while minor, non-safety issues (like landscaping) are finished. However, if your TCO expires before the final work is done, your occupancy becomes illegal. Whether you are a buyer at the closing table or a DIY renovator, understanding the "Habitability Standard" is the only way to ensure your home is a legal asset rather than a liability.

✅ In this video, a Michigan and Ohio attorney explains permit closeouts, city resale inspections, and the risks of living in an uncertified building.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Legal Habitability: Why you cannot legally occupy a structure without a C of O in Michigan or Ohio.

The "Resale Inspection" Rule: Navigating local ordinances in cities that require a new inspection before you can sell your home.

MCL 125.1513 (Michigan): The statutory requirement that all permit work must be "finaled" before occupancy.

Temporary vs. Permanent: How to use a TCO to move in early without violating the Ohio Building Code.

Insurance Risks: Why an insurance company may deny a fire or injury claim if the property lacked a valid C of O.

Change of Use: Why converting a basement to an apartment or a house to a business requires a brand-new certificate.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, the Purchase Agreement is the "law of the land" for your transaction. Because it contains sensitive financial data and binding deadlines, state law mandates that you are provided with a copy. Under Michigan’s MCL 339.2512d and Ohio’s ORC 4735.62, your real estate agent has a fiduciary duty to provide you with copies of all documents you sign.

In this video, a Michigan and Ohio attorney explains where your Purchase Agreement is hiding. We look at the "Chain of Custody": if you didn't receive a physical copy, it is likely sitting in your agent’s electronic signature portal (like DocuSign or Dotloop). You’ll learn why the Title Company and your Mortgage Lender also have "duplicate originals" on file, as they cannot legally process your file without the fully executed contract.

We also discuss Record Retention Rules. In Ohio, brokers are generally required to keep records of real estate transactions for three years, while Michigan brokers must maintain them for at least three years from the date of consummation or termination. Whether you are a buyer trying to check a contingency or a seller defending a dispute, understanding your right to access these records is the only way to ensure you stay in compliance with the contract's terms.

✅ In this video, a Michigan and Ohio attorney explains agent fiduciary duties, electronic signature portals, and how long brokers must keep your files.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Fiduciary Duty to Disclose: Why your agent is legally required to give you a copy of every document you sign.

The Electronic Trail: How to recover "lost" contracts from DocuSign, Dotloop, or your email archives.

Third-Party Holders: Why the Title Company and Lender are reliable backups for finding a missing agreement.

MCL 339.2512d (Michigan): The specific Michigan law regarding the delivery of documents to clients.

Broker Retention Rules: How long Michigan and Ohio law requires real estate offices to store your old contracts.

The "Fully Executed" Standard: Why a copy with only one signature isn't enough and how to find the version with everyone's "blue ink" or digital seal.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the landlord-tenant courts of Michigan and Ohio, the "Notice to Vacate" is the jurisdictional foundation of an eviction. If the notice is defective, the court has no power to hear your case. Under Michigan’s MCL 600.5714 and Ohio’s ORC 1923.04, landlords must provide written notice that clearly states the reason for termination and the date the tenant must leave.

In this video, a Michigan and Ohio attorney explains the different notice timelines. We look at the "Short Clocks" versus the "Long Clocks":

In Ohio: For non-payment of rent or most lease violations, you must serve a 3-Day Notice to Leave the Premises. This notice must contain "magic words" required by statute—if those words aren't in bold or conspicuous print, your eviction will fail.

In Michigan: Non-payment of rent requires a 7-Day Demand for Possession (Form DC 100a). For a simple termination of a month-to-month lease, you generally need a 30-Day Notice to Quit (Form DC 100c), which must correspond to the rental period.

We also discuss Proper Service Methods. You’ll learn why "nail and mail," or personal delivery, is the gold standard, and why digital notices (like text or WhatsApp) are often rejected by local judges. Whether you are dealing with a "Holdover Tenant" whose lease has expired or a "Breach of Lease" for unauthorized pets or damage, understanding the "Notice Period" is the only way to regain control of your property legally.

✅ In this video, a Michigan and Ohio attorney explains 3-day vs. 30-day notices, mandatory statutory language, and proof of service.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The 3-Day Rule (Ohio): Navigating the strict requirements of ORC 1923.04 and the mandatory "Warning" text.

7-Day vs. 30-Day (Michigan): Choosing the correct SCAO-approved form for non-payment versus termination of tenancy.

Service of Process: Why handing the notice to the tenant or using certified mail is better than just "taping it to the door."

Curing the Breach: When a tenant has the legal right to stay by "fixing" the problem (like paying back rent) during the notice period.

The "No-Cause" Eviction: How to end a month-to-month agreement when there is no lease violation.

Calculating Deadlines: Why the "day of service" usually doesn't count toward the notice period in Michigan and Ohio.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate landscapes of Michigan and Ohio, a loan modification is a formal agreement between a borrower and a lender to change the original terms of a mortgage. Unlike a refinance, which is a choice made to save money, a modification is a legal necessity for those facing financial hardship. Under federal CFPB rules and state-specific procedures, lenders are often required to offer these options as "loss mitigation" before they can complete a foreclosure.

In this video, a Michigan and Ohio attorney explains how to qualify for a loan modification. We look at the "Hardship Standard": you must typically prove a significant life change, such as job loss, medical emergency, or divorce. You’ll learn about the Trial Period Plan (TPP)—a mandatory three-to-four-month period where you must prove you can make the new, lower payments before the modification becomes permanent.

We also discuss Mortgage Mediation Programs. In Ohio, the Southern District and other courts offer formal mediation to help homeowners and banks reach a deal under court supervision. In Michigan, homeowners can access "Rescue Funds" through state-run programs like the MHA to help bridge the gap. Whether you are dealing with an adjustable-rate jump or are already several months behind, understanding the difference between "recapitalizing" your arrears and a "principal reduction" is the only way to protect your home.

✅ In this video, a Michigan and Ohio attorney explains hardship letters, trial payment plans, and the legal impact on your credit score.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Modification vs. Refinance: Why a modification doesn't require a high credit score or a new appraisal.

Trial Period Plans (TPP): The "probationary" period you must complete to make your new terms legally binding.

Recapitalization: How lenders legally add your missed payments back into the loan balance so you are "current" again.

Mortgage Mediation (Ohio): Using the court-supervised MMM Program to force a conversation with your lender.

Loss Mitigation Rules: Navigating the Michigan and Ohio requirements for "good faith" contact before foreclosure.

The 40-Year Extension: Understanding the legal trade-off of lowering your payment by stretching out your debt for a decade longer.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the professional landscapes of Michigan and Ohio, real estate agents are held to a "Fiduciary Standard." This means they must legally put your interests above their own commission. When an agent acts unethically—such as engaging in "Dual Agency" without proper disclosure or failing to present all offers—they are likely violating both the National Association of REALTORS® (NAR) Code of Ethics and state statutes like Michigan’s Occupational Code or Ohio’s Real Estate License Law (ORC 4735).

In this video, a Michigan and Ohio attorney explains how to hold an unethical agent accountable. We look at the two paths for justice:

The Ethics Complaint: This is handled by local boards (like the Akron Cleveland Association of REALTORS® or Michigan REALTORS®). It can result in fines, mandatory training, or losing the "Realtor" title, but it cannot award you money.

The Civil Lawsuit: If the agent’s behavior caused you financial loss (like overpaying for a house or losing a sale), you can sue for Breach of Fiduciary Duty or Fraudulent Misrepresentation.

We also discuss Industry Changes, including new requirements for written buyer agreements and transparency in compensation. Whether you are a buyer who was misled or a seller whose agent "self-dealt" a property, understanding the difference between a "professional standards hearing" and a "courtroom trial" is the only way to get the remedy you deserve.

✅ In this video, a Michigan and Ohio attorney explains the NAR Code of Ethics, licensing board complaints (LARA/Division of Real Estate), and suing for financial damages.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Ethics vs. Law: Why an agent can be "unethical" without breaking the law, and when those two worlds collide.

Reporting to the State: How to file a formal complaint with Michigan’s LARA or the Ohio Division of Real Estate.

Fiduciary Breaches: The legal consequences of an agent sharing your confidential "bottom line" price with the other side.

Unauthorized Practice of Law: Why agents in Michigan and Ohio cannot draft custom legal language without risking their license.

Commingling Funds: The severe penalties for agents who don't keep your earnest money in a proper trust account.

Statute of Limitations: Understanding the 180-day window for ethics complaints and the 6-year window for most fraud lawsuits.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, a property tax escrow account (sometimes called an impound account) is a secondary account managed by your mortgage servicer. Under the federal Real Estate Settlement Procedures Act (RESPA), specifically Regulation X (12 CFR § 1024.17), there are strict limits on how much a lender can require you to maintain in this account.

In this video, a Michigan and Ohio attorney explains how escrow analysis works in 2026. We look at the "Two-Month Cushion": lenders are generally allowed to keep a reserve of no more than one-sixth (1/6) of your total annual property tax and insurance payments. You’ll learn why Michigan homeowners often see "uncapping" events after a purchase that lead to massive escrow shortages, and how Ohio’s semi-annual tax collection cycle affects your monthly statement.

We also discuss Escrow Shortages and Surpluses. If your taxes go up, your lender will "advance" the money to the county, but they will then raise your monthly payment to pay themselves back. Whether you are dealing with a surprise bill from the County Treasurer or trying to figure out why you received a refund check in the mail, understanding the "Annual Escrow Analysis" is the only way to manage your long-term housing costs.

✅ In this video, a Michigan and Ohio attorney explains the RESPA 1/6th cushion rule, tax uncapping, and how to dispute an escrow error.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The 1/6th Cushion Rule: Understanding the federal limit on how much "extra" cash a lender can hold in your account.

Tax Uncapping (Michigan): How the transfer of ownership triggers a tax reset that often causes a first-year escrow shortage.

Semi-Annual Deadlines (Ohio): Navigating the February and July tax cycles in Ohio and how they hit your escrow account.

Annual Escrow Analysis: Why your lender is legally required to send you a statement once a year showing every penny in and out.

Shortage vs. Deficiency: The difference between not having enough for next year vs. the bank having to cover a bill this year.

Waiver of Escrow: The legal requirement to "self-pay" your taxes and insurance if you have at least 20% equity in the home.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate laws of Michigan and Ohio, a Commitment for Title Insurance is a binding contract where the title insurer agrees to issue a policy—provided that the requirements listed in the document are satisfied. Think of it as a "pre-flight checklist" for your home purchase. Most title companies use the standardized ALTA (American Land Title Association) forms, but the specific legal findings are unique to your property's history in the county records.

In this video, a Michigan and Ohio attorney explains how to read a Title Commitment in 2026. We break down the document into its three critical parts:

Schedule A: The "Who, What, and How Much." This identifies the current owner, the buyer, the purchase price, and the exact legal description of the land.

Schedule B-I (Requirements): The "To-Do List." This lists everything that must happen before closing, such as paying off the seller's old mortgage, resolving tax liens, or producing a death certificate for a previous owner.

Schedule B-II (Exceptions): The "We Won't Cover This" list. This is where the title company lists things they will not protect you against, such as existing utility easements, subdivision restrictions, or mineral rights held by someone else.

In both Michigan and Ohio, you have a limited window to "object" to items on this list. If the commitment shows a surprise lien or an encroachment, your attorney can use this document to force the seller to fix the issue before you hand over your money. Whether you are a first-time buyer or a seasoned investor, understanding the difference between a "Requirement" and an "Exception" is the only way to ensure you are getting a clear, marketable title.

✅ In this video, a Michigan and Ohio attorney explains Schedule A and B, the 6-month commitment expiration, and how to clear title defects.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Binding Promise: Why a Commitment is a legal obligation for the insurer to issue a policy if conditions are met.

Schedule A Discrepancies: Verifying that the buyer’s name and the legal description match your Purchase Agreement.

Schedule B-I Requirements: Navigating the mandatory payoffs for mortgages, judgments, and delinquent taxes in Michigan and Ohio.

Schedule B-II Exceptions: Understanding why utility easements and HOA "CC&Rs" are permanent fixtures on your title.

Gap Coverage: Protecting yourself against liens that might be recorded between the commitment date and your actual closing.

The Expiration Date: Why most commitments in Michigan and Ohio expire after six months if the deal doesn't close.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, financial disputes, and asset planning.

As part of our commitment, we actively publish and create books, articles, and newsletters— all designed to simplify complicated legal concepts related to real estate and finance.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E Book: https://www.subscribepage.com/free-real-estate-ebook

For articles: https://provenresource.com/blog/

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: https://twitter.com/provenresource
Linked In: https://www.linkedin.com/in/provenresource/

Subscribe to our monthly newsletter "Anecdotes"
Visit: https://provenresource.com/project/newsletter/

In the legal landscapes of Michigan and Ohio, the "Forum Selection" clause in your contract determines how your future battles will be fought. Arbitration is a private, contractual agreement to resolve disputes outside the court system. Under Michigan’s Uniform Arbitration Act (MCL 691.1681) and Ohio’s ORC 2711, if you sign an arbitration agreement, the courts will generally refuse to hear your case, forcing you into a private hearing.

In this video, a Michigan and Ohio attorney explains the pros and cons of each path. We break down the "Speed vs. Safeguards" reality:

Arbitration: Often resolved in months rather than years. It’s private, meaning your financial disputes aren't a matter of public record. However, you must pay the arbitrator’s hourly fee, and the decision is usually final. You’ll learn why the "No Appeal" rule is the biggest risk—if an arbitrator makes a legal mistake, you are likely stuck with it.

Court Litigation: The "default" path. It is public and governed by strict rules of evidence. While it is often slower and more expensive due to extensive discovery (depositions and document exchanges), it provides the critical safety net of the Appellate Court. If a trial judge gets the law wrong, you have a legal right to ask a higher court to fix it.

Whether you are a developer, a home buyer, or a landlord, understanding the "Arbitration Trap" is the only way to ensure you don't sign away your constitutional right to a jury trial without a clear strategy.

✅ In this video, a Michigan and Ohio attorney explains binding awards, the cost of private judges, and how to preserve your right to appeal.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Binding Arbitration: Why signing this clause removes your case from the public court system in Michigan and Ohio.

Privacy vs. Publicity: Keeping your real estate disputes out of the public eye through private proceedings.

The Cost Factor: Comparing "free" taxpayer-funded judges to private arbitrators who charge $300–$600+ per hour.

Finality and Appeals: Why arbitration awards are almost impossible to overturn, unlike trial court verdicts.

Expertise: The ability to choose an arbitrator who is a specialist in real estate law rather than a "generalist" judge.

Rules of Evidence: Why arbitration is less formal and often ignores the strict technicalities required in a courtroom.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the property records of Michigan and Ohio, a quitclaim deed is a "non-warranty" conveyance. Unlike a Warranty Deed, which legally promises that the title is clean and the seller has the right to sell, a quitclaim deed simply says, "I give you whatever interest I have in this land—if I have any at all." Under Michigan’s MCL 565.3 and Ohio’s ORC 5302.11, if the grantor has no legal interest in the property, the grantee receives nothing.

In this video, a Michigan and Ohio attorney explains when a quitclaim deed is actually appropriate. We break down the most common use cases:

Family Transfers & Gifting: Moving property from a parent to a child or adding a spouse to a deed after marriage.

Divorce Settlements: Transferring the marital home to one spouse as required by a judgment of divorce.

Fixing "Clouds" on Title: Using a quitclaim to correct a misspelled name or a minor legal description error from a previous deed.

Trust Funding: Moving your home into a Living Trust for estate planning purposes.

We also warn about the Quitclaim Trap. You’ll learn why these deeds do not remove you from a mortgage. If you quitclaim your interest to an ex-spouse but your name is still on the loan, you remain 100% liable for the debt. Whether you are "buying" a property from a stranger or retitling your own home, understanding the lack of Title Insurance coverage for quitclaim transfers is the only way to avoid a total loss of equity.

✅ In this video, a Michigan and Ohio attorney explains MCL 565.3, ORC 5302.11, and why quitclaim deeds don't clear mortgage debt.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

No Warranty of Title: Why the person giving the deed makes no promises about liens, taxes, or even their own ownership.

Quitclaim vs. Warranty Deed: A side-by-side comparison of the six "covenants of title" you lose when using a quitclaim.

The "Quick Claim" Myth: Why speed is the only benefit and why it can lead to overlooked title defects.

Divorce & Mortgages: Why a quitclaim deed does not release you from your financial obligation to the bank.

Title Insurance Risks: Why title companies in Michigan and Ohio are wary of quitclaim deeds in the chain of title.

Gift Tax Implications: Understanding the IRS reporting requirements when you transfer property for "$1.00" or as a gift.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the divorce courts of Michigan and Ohio, the family home is usually classified as "Marital Property," even if only one spouse's name is on the deed. Under Michigan’s MCL 552.19 and Ohio’s ORC 3105.171, the goal is a "fair and equitable" distribution of all assets accumulated during the marriage.

In this video, a Michigan and Ohio attorney explains how a judge decides who gets the house. We look at the "Marital vs. Separate" trap: if you owned the home before marriage but used marital funds to pay the mortgage or finish the basement, that house has likely "transmuted" into a marital asset.

We break down the three most common outcomes:

The Buyout: One spouse keeps the home and "buys out" the other’s equity share, often by refinancing the mortgage or trading other assets like retirement accounts.

The Forced Sale: If neither spouse can afford the home alone, or if they cannot agree, the court will order the home sold and the proceeds split.

Deferred Possession: In cases with minor children, a judge may allow the custodial parent to stay in the home for a set number of years to maintain stability for the kids before the house is eventually sold.

Whether you are dealing with a short-term marriage or a 30-year estate, understanding how "Fault" (in Michigan) or "Financial Misconduct" (in Ohio) can shift the percentage of equity you receive is the only way to prepare for your financial future.

✅ In this video, a Michigan and Ohio attorney explains equitable distribution, equity buyouts, and separate property tracing.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Equitable Distribution: Why "fair" doesn't always mean "equal" in Michigan and Ohio divorce settlements.

Marital vs. Separate Property: How a premarital home can become a shared asset through commingling and improvements.

The Best Interests of the Children: Why child custody arrangements often dictate who remains in the family residence.

Equity Buyouts & Refinancing: The legal and financial steps required to remove an ex-spouse from a deed and mortgage.

Tracing Separate Assets: The burden of proof required in Ohio to show that a down payment came from an inheritance or gift.

Marital Debt Allocation: How the court decides who is responsible for the mortgage, property taxes, and HELOCs after the split.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the lending markets of Michigan and Ohio, a co-signer is legally a "guarantor." This means the bank can come after you for the full balance of the loan if the primary borrower misses a single payment. Because this gives the bank a "safety net," they are notoriously reluctant to let you go.

In this video, a Michigan and Ohio attorney explains how to break the co-signer bond. We look at the four primary ways to achieve a legal release:

The Refinance: The most common path. The primary borrower applies for a brand-new loan in their name only, using the funds to pay off the old co-signed mortgage.

Mortgage Novation: A rare but powerful tool where the lender agrees to "swap" the old contract for a new one, removing the co-signer while keeping the original interest rate and terms.

Loan Assumption: Often found in FHA, VA, or USDA loans. This allows the primary borrower to "assume" full responsibility, legally releasing the co-signer.

Co-signer Release Clause: We explain why you must check your original Promissory Note. Some modern loans include a clause that allows for a release after 12–24 months of on-time payments.

We also clarify a major legal trap: the Quitclaim Deed. You’ll learn why signing a deed to remove your name from the "title" does nothing to remove your name from the "mortgage." In both Michigan and Ohio, you can lose your ownership rights while remaining 100% liable for the debt. Whether you are an ex-spouse or a parent trying to reclaim your credit, understanding the Release of Liability process is the only way to gain your financial freedom.

✅ In this video, a Michigan and Ohio attorney explains mortgage novation, refinance requirements, and the danger of quitclaim deeds without a release.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Joint and Several Liability: Why the lender can sue the co-signer for the full debt before even talking to the primary borrower.

Mortgage Novation: The legal process of replacing an old contract with a new one to release a guarantor.

Loan Assumption Rules: Navigating the "Due-on-Sale" clause and finding out if your specific loan type allows for a transfer.

The Credit Impact: How being a co-signer affects your ability to get your own mortgage in Michigan or Ohio.

Indemnification Agreements: Using a private contract between the borrower and co-signer as a backup safety net.

DTI Ratios: Understanding how a co-signed loan "clogs" your borrowing power even if the payments are made on time.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the probate and real estate worlds of Michigan and Ohio, a reverse mortgage (HECM) creates a "maturity event" the moment the last borrower passes away. Unlike a traditional mortgage, you cannot simply "take over" the payments. The loan must be satisfied in full.

In this video, a Michigan and Ohio attorney explains your three primary options as an heir. We break down the "Non-Recourse" protection: if the house is worth $200,000 but the debt has grown to $250,000, the bank cannot come after your personal bank accounts or other assets for the difference.

You’ll learn about the Decision Timeline:

30 Days: You must notify the lender of your intent (Sell, Keep, or Walk Away).

6 Months: The standard window to resolve the debt, though you can often request two 90-day extensions if the house is listed for sale.

The 95% Rule: If you want to keep the home but it's "underwater," federal law allows heirs to buy the property for 95% of its current appraised value, effectively wiping away the excess debt.

Whether you are navigating Michigan’s probate requirements to get the authority to sell or considering a Deed in Lieu of Foreclosure in Ohio to simply hand back the keys, understanding the "Due and Payable" notice is the only way to protect the equity your loved ones left behind.

✅ In this video, a Michigan and Ohio attorney explains the 95% rule, non-recourse protections, and how to get a 6-month extension.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The "Maturity Event": Why the death of the last borrower triggers an immediate "Due and Payable" status.

Non-Recourse Protection: Why heirs in Michigan and Ohio are never personally liable for a reverse mortgage deficit.

The 95% Appraised Value Option: How to keep an "underwater" home by paying less than the actual loan balance.

Timeline Extensions: The legal process for requesting more time from HUD to sell the property.

Surviving Non-Borrowing Spouses: Navigating the special rules that may allow a spouse to stay in the home even if they weren't on the loan.

Deed in Lieu of Foreclosure: When it makes sense to voluntarily transfer the title to the bank and "walk away."

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, mortgage fraud is a top priority for state and federal investigators. Under Michigan’s MCL 750.219d, residential mortgage fraud is a felony that can carry up to 20 years in prison and fines of $500,000 if the loan exceeds $100,000.

In this video, a Michigan and Ohio attorney explains common mortgage fraud schemes and their legal consequences. We look at the two main categories:

Fraud for Housing: When a borrower misrepresents income, assets, or occupancy intent just to get a home.

Fraud for Profit: Intricate schemes involving industry insiders, such as straw buyers, air loans (fictitious collateral), and equity skimming.

We also discuss The Federal Hammer. Because most mortgages are federally insured, prosecutors often use the Fraud Enforcement and Recovery Act (FERA) to bring federal charges. You’ll learn about the "Intent to Defraud" standard: to win a conviction, the government must prove you knowingly lied.

We cover the vital Good Faith Defense—where an honest mistake or reliance on a professional's bad advice can be your strongest shield. Whether you are an industry professional under investigation or a homeowner who made a clerical error, understanding the "Materiality" of a false statement is the only way to build a viable defense.

✅ In this video, a Michigan and Ohio attorney explains MCL 750.219d, federal FERA penalties, and the "good faith" legal defense.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Residential Mortgage Fraud (Michigan): Navigating the specific felony charges under MCL 750.219d.

Federal Bank Fraud (18 U.S.C. § 1344): Why federal prosecutors get involved in local real estate deals.

The "Straw Buyer" Trap: The legal danger of using your credit to buy a home for someone else.

Silent Second Mortgages: Why "borrowing the down payment" without the lender's knowledge is illegal.

Intent vs. Mistake: How the "Good Faith" defense can protect you from criminal liability for accidental errors.

Forfeiture and Restitution: Understanding how the government can seize property and order you to repay the lender's full losses.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the 2026 real estate markets of Michigan and Ohio, alternative financing is booming, but the terminology can be a trap. A Land Contract is a sale where the seller acts as the lender. Under Michigan’s MCL 565.351 and Ohio’s ORC 5313, the buyer gains Equitable Title the moment the contract is signed. This means the buyer is responsible for taxes, insurance, and repairs, and the seller cannot simply "evict" them if they miss a payment.

In this video, a Michigan and Ohio attorney explains why the "Remedy for Default" is the biggest difference. In Ohio: If a land contract buyer has paid for more than five years or more than 20% of the purchase price, the seller must go through a full judicial foreclosure—a process that can take a year or more.

In Michigan: Land contracts are typically resolved through Forfeiture, which still gives the buyer a 90-day to 6-month redemption period to stay in the home.

We compare this to Rent-to-Own (Lease Option). Here, the occupant is legally a tenant. You’ll learn why sellers often prefer this: if the tenant stops paying, the landlord can use the standard, fast-track Eviction process. However, for buyers, the risk is higher—if you miss one rent payment, you could lose your entire "option fee" and your right to buy the home. Whether you are looking for the tax benefits of a land contract or the "try-before-you-buy" flexibility of a lease option, understanding who holds the deed is the only way to protect your down payment.

✅ In this video, a Michigan and Ohio attorney explains equitable title, the 20% rule in Ohio, and the 2026 updates to the Truth in Renting Act.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Equitable Title vs. Leasehold: Why a land contract buyer is legally an "owner" while a rent-to-own occupant is just a "tenant."

The 20%/5-Year Rule (Ohio): Navigating the statutory threshold that turns an eviction into a foreclosure.

Maintenance & Taxes: Why land contract buyers are usually responsible for the roof and the tax bill, unlike traditional renters.

Forfeiture vs. Eviction: Understanding the timelines for reclaiming a property in Michigan versus Ohio.

The Option Fee: Why the "upfront money" in a rent-to-own deal is often non-refundable if you decide not to buy.

Recording Requirements: Michigan and Ohio law require land contracts to be recorded to protect the buyer from the seller’s creditors.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, a "marketable title" is the gold standard. However, clerical errors, forgotten liens, or improper foreclosures can leave your title "clouded." Under Michigan’s MCL 600.2932 and Ohio’s ORC 5303.01, any person with an interest in land can bring an action to "quiet" the claims of anyone else who asserts an inconsistent interest.

In this video, a Michigan and Ohio attorney explains when and why you need to file a Quiet Title lawsuit. We break down the most common scenarios that require judicial intervention:

Tax Sale Perfection: If you bought a property at a county tax auction, most title companies will refuse to insure it until you "quiet title" against the former owner to ensure due process was followed.

Undischarged Mortgages: Clearing old loans that were paid off years ago but never officially recorded as "satisfied" at the Register of Deeds.

Boundary & Adverse Possession: Resolving disputes where a neighbor’s fence or driveway has crossed your line for decades.

Breaks in the Chain: Fixing gaps where a previous owner died without probate or a deed was improperly signed.

You’ll learn about the legal process, which typically takes 3 to 6 months for unopposed cases. Once the judge signs the order, it is recorded with the county, effectively "cleaning" the public record for all future buyers and lenders. Whether you are an investor with a new tax deed or a homeowner fixing an old family error, understanding the Equitable Nature of these lawsuits is the only way to secure your peace of mind.

✅ In this video, a Michigan and Ohio attorney explains MCL 600.2932, ORC 5303.01, and how to remove unknown liens and heirs.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

What is a "Cloud" on Title?: Identifying the hidden defects like forged deeds, missing heirs, and old easements.

MCL 600.2932 (Michigan): Navigating the broad statutory authority to settle property interests in Michigan’s Circuit Courts.

ORC 5303.01 (Ohio): Understanding how Ohio law allows both those in and out of possession to determine adverse interests.

Marketable Title: Why title insurance companies demand a Quiet Title order before they will cover a tax-foreclosed property.

Notice Requirements: Why you must attempt to notify everyone who might have a claim, even if they are long-gone.

The Recorded Judgment: How a court decree acts as a "new deed" that resets your property's legal history.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate and legal offices of Michigan and Ohio, the "Blue Ink Rule" is a longstanding best practice. While Michigan’s MCL 565.201 and Ohio’s ORC 317.114 focus on the legibility of documents for recording, they don't strictly mandate a color—but title companies, lenders, and courts almost always demand blue.

In this video, a Michigan and Ohio attorney explains the three reasons why blue ink is the industry standard.

Authentication at a Glance: In a sea of black-and-white printed text, a blue signature stands out. It allows clerks, judges, and lenders to immediately verify they are holding the original "wet-signed" document rather than a photocopy or a scan.

Fraud Prevention: While color copiers have improved, black ink remains much easier to replicate convincingly. A blue signature provides a "tell" that is harder to forge or manipulate on the fly.

Administrative Clarity: In complex closings involving 100+ pages, blue ink helps ensure that no signature line was missed and that the correct original is sent to the Register of Deeds.

We also discuss When Black Ink is Required. You’ll learn about specific government forms—like certain immigration documents or notary stamps—where black ink is mandatory for archival scanning. Whether you are signing a Will, a Deed, or a Loan, understanding the "Blue Ink Habit" is the simplest way to avoid a paperwork rejection at the county office.

✅ In this video, a Michigan and Ohio attorney explains wet signatures, original vs. copy verification, and recording requirements.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Differentiating Originals: Why blue ink is the primary tool for spotting a "wet" signature in a stack of copies.

Title Company Preferences: Why most lenders in Michigan and Ohio will reject a loan package signed entirely in black.

Recording Standards: Navigating the legibility requirements of ORC 317.114 and MCL 565.201.

Notary Best Practices: Why notaries often use blue ink for their signatures but black for their official stamps.

The "Copy of a Copy" Trap: How repeated photocopying can make black signatures look like part of the printed form.

Exceptions to the Rule: Identifying which state and federal agencies still insist on black ink for "scannability."

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, "free" often comes with a very high price tag. While internet legal platforms provide convenience, they are not law firms and do not provide legal advice. Under Michigan’s MCL 565.1 and Ohio’s ORC 5301.01, the execution of property instruments must follow precise state rules to be legally binding and "recordable."

In this video, a Michigan and Ohio attorney explains why generic forms fail in 2026. We break down the "Template Trap":

Statutory Specificity: Michigan and Ohio have different rules for witness requirements and notary acknowledgments. A form created for California or Texas might be rejected by a Michigan Register of Deeds or an Ohio County Recorder.

The "As-Is" Illusion: Many free forms use vague language that doesn't account for the Seller Disclosure Acts in our states. You’ll learn how generic language can actually increase your liability for fraud claims.

Missing Protections: Templates often skip critical state-specific protections, such as Michigan’s Land Division Act requirements or Ohio’s specific Dower Rights language that must be included for a valid transfer.

We also discuss The Cost of Correction. Fixing a "clouded title" caused by a defective free form often requires a Quiet Title Action—a lawsuit that costs thousands more than a simple attorney review would have cost upfront. Whether you are drafting a lease, a will, or a property deed, understanding the "Unauthorized Practice of Law" and the value of a Licensed Review is the only way to ensure your documents actually stand up in court.

✅ In this video, a Michigan and Ohio attorney explains MCL 565.1, ORC 5301.01, and how to spot a defective internet template.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

State-Specific Execution: Why Michigan and Ohio notary blocks and witness lines are not interchangeable with other states.

Recordability Standards: Understanding why a "legal" document is useless if the County Clerk refuses to record it.

The Statute of Frauds: How incomplete generic forms fail to meet the "written agreement" standards for real estate.

Dower Rights (Ohio): Why failing to include specific marital status language in an Ohio deed can stop a future sale.

Medicaid & Tax Traps: How "simple" free deeds can accidentally trigger massive tax bills or disqualify you from government benefits.

Customization vs. Automation: Why an attorney-drafted "Addendum" is often necessary to cover the unique facts of your deal.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Receiving a foreclosure notice in Michigan or Ohio is a legal "emergency," but it is not the end of the road. Whether you own a residential home or a commercial building, the law provides specific pathways to stop the process—if you act before the deadlines expire. Under federal RESPA guidelines and state-specific foreclosure laws, your lender must follow a precise sequence of notifications before they can take your property.

In this video, a Michigan and Ohio attorney explains what to do the moment you are served. We break down the "Immediate Response" strategy:

Identify the Type: Is it a "Notice of Default" (warning) or a "Notice of Sale" (the auction date is set)?

The 28-Day Rule (Ohio): In Ohio’s judicial foreclosure system, you usually have only 28 days to file a formal answer in court. If you miss this, you lose by default.

The Publication Clock (Michigan): In Michigan, foreclosures are often "by advertisement." Once the notice hits the local paper, the clock is ticking toward a Sheriff's Sale.

We also discuss Loss Mitigation. You’ll learn why you should never call your lender without a plan. We cover how to request a "Loss Mitigation Package" to explore loan modifications, forbearances, or short sales. Whether you are facing a temporary financial hardship or a long-term dispute with your bank, understanding the "Power of the Stay" is the only way to keep your keys and your equity.

✅ In this video, a Michigan and Ohio attorney explains the foreclosure timeline, how to read a summons, and why timing is everything.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Notice of Default vs. Notice of Sale: Understanding how much time you actually have before the auction.

Judicial vs. Non-Judicial Foreclosure: Why the process in Ohio (court-based) is different from Michigan (advertisement-based).

The 120-Day Rule: Why federal law generally prohibits a bank from starting foreclosure until you are more than 4 months delinquent.

Requesting a "reinstatement" quote: Finding out exactly how much cash is needed to stop the foreclosure instantly.

Foreclosure Scams: How to spot "rescue" companies that target people who have just appeared in public foreclosure notices.

The Right of Redemption: Why you may still have a chance to get your house back even after the foreclosure sale.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, "free" often comes with a very high price tag. While internet legal platforms provide convenience, they are not law firms and do not provide legal advice. Under Michigan’s MCL 565.201 and Ohio’s ORC 5301.01, the execution of property instruments must follow precise state rules to be legally binding and "recordable."

In this video, a Michigan and Ohio attorney explains why generic forms fail. We break down the "Template Trap":

Statutory Specificity: Michigan has strict formatting rules, including 2.5-inch top margins and 10-point font requirements under MCL 565.201. A form created for another state will likely be rejected by the Register of Deeds.

The "As-Is" Illusion: Many free forms use vague language that doesn't account for the Seller Disclosure Acts in our states. You’ll learn how generic language can actually increase your liability for fraud claims.

Missing Protections: Templates often skip critical state-specific protections, such as Dower Rights in Ohio or the Land Division Act requirements in Michigan.

We also discuss The Cost of Correction. Fixing a "clouded title" caused by a defective free form often requires a Quiet Title Action—a lawsuit that costs thousands more than a simple attorney review would have cost upfront. Whether you are drafting a lease, a will, or a property deed, understanding the difference between a "document" and "legal counsel" is the only way to ensure your assets are actually protected.

✅ In this video, a Michigan and Ohio attorney explains MCL 565.201, ORC 5301.01, and how to spot a defective internet template.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

State-Specific Execution: Why Michigan and Ohio notary blocks and witness lines are not interchangeable with other states.

Recordability Standards: Understanding why a "legal" document is useless if the County Recorder or Register of Deeds refuses to accept it.

The Statute of Frauds: How incomplete generic forms fail to meet the "written agreement" standards for real estate.

Dower Rights (Ohio): Why failing to include specific marital status language in an Ohio deed can stop a future sale.

Formatting Pitfalls: Navigating Michigan's strict margin and font size requirements to avoid recording rejections.

Customization vs. Automation: Why an attorney-drafted "Addendum" is often necessary to cover the unique facts of your deal.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
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Call 888-789-1715 before you sign your contract!

In the mortgage landscape of Michigan and Ohio, mortgage servicer errors are surprisingly common, but homeowners often feel powerless to fix them. Under the federal Real Estate Settlement Procedures Act (RESPA) and Regulation X, you have a statutory right to demand information and correct errors.

In this video, a Michigan and Ohio attorney explains how to resolve a mortgage dispute without going to court. We break down the "RESPA Response" strategy:

The Notice of Error (NOE): This is your most powerful tool. Once you send a formal NOE, the servicer must acknowledge receipt within 5 days and provide a full written response or correction within 30 days.

The Request for Information (RFI): If you suspect something is wrong but need the bank's records to prove it, an RFI forces the lender to produce your payment history and accounting ledgers.

Escrow Disputes: We look at how to challenge "force-placed insurance" and inaccurate property tax projections that can lead to sudden, massive increases in your monthly payment.

We also discuss Alternative Dispute Resolution (ADR). In Ohio, all 88 counties provide access to Foreclosure Mediation Programs, while Michigan offers MMM (Mortgage Modification Mediation) through the bankruptcy courts to help homeowners and lenders reach a consensual agreement. Whether you are facing a billing error or an imminent foreclosure, understanding the difference between a "customer service complaint" and a "statutory notice" is the only way to hold your lender accountable.

✅ In this video, a Michigan and Ohio attorney explains Notice of Error protocols, escrow account rights, and state-specific mediation programs.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

RESPA & TILA Protections: The federal "hammer" used to force lenders to acknowledge and fix account inaccuracies.

Notice of Error (NOE): How to properly draft a letter that legally forces a servicer's investigation.

Qualified Written Requests (QWR): Understanding the formal communication that prevents the lender from reporting you to credit bureaus during the dispute.

Escrow Accounting Errors: Fighting "force-placed" insurance and incorrect tax disbursements.

Ohio Foreclosure Mediation: Utilizing the 11-step model designed by the Supreme Court of Ohio to resolve disputes.

Tender Defense: How to legally "tender" the undisputed portion of your payment to prevent a default while fighting the disputed portion.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the probate courts of Michigan and Ohio, inheriting a home with others creates a "Tenancy in Common" by default. This means you own a fractional interest (e.g., 33%), but no one owns a specific bedroom or floor. This shared ownership often leads to disputes over maintenance, taxes, and the ultimate fate of the property.

In this video, a Michigan and Ohio attorney explains your legal options when heirs disagree. We break down the three paths to resolution:

The Voluntary Buyout: One heir buys out the others' interests. We discuss why a professional appraisal is mandatory to determine the "Buyout Price" and how to handle existing mortgages or liens.

The Family Settlement Agreement: A private contract where heirs agree on a schedule for use or a timeline for a future sale, avoiding the cost of court.

The Partition Action: Under Michigan’s MCL 600.3301 and Ohio’s ORC 5307.01, any co-owner has a statutory right to ask a judge to "partition" the property. Since you can't cut a house in half, the court will typically order a Partition by Sale, forcing the property onto the market and dividing the proceeds.

We also discuss Accounting and Credits. You’ll learn how to get reimbursed for property taxes, insurance, or "emergency repairs" you paid for while your siblings did nothing. In Ohio, the law even allows a co-owner to elect to buy the property at its appraised value before it goes to a public auction. Whether you are trying to keep a legacy home or just get your fair share of the inheritance, understanding the Equitable Distribution of sale proceeds is the only way to ensure a fair outcome.

✅ In this video, a Michigan and Ohio attorney explains partition lawsuits, appraisal buyouts, and how to recover maintenance costs from other heirs.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Tenancy in Common: Understanding the default "shared ownership" status in Michigan and Ohio.

The Right to Partition: Why any single heir, regardless of their percentage, can legally force the sale of the home.

Partition in Kind vs. Partition by Sale: Why physical division of a house is rare and a "forced sale" is the standard remedy.

Buying Out Heirs: Navigating the "95% rule" and appraisal-based buyouts in Ohio probate.

Contribution Claims: How to get "credited" back for the taxes and utilities you paid on behalf of the other owners.

The New 2025/2026 Heirs Property Acts: Brief overview of new protections in Michigan (MCL 600.3401) designed to prevent "predatory" partition sales.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the high-stakes world of real estate finance, David Soble stands out as a "Proven Resource" for those facing mortgage crises. Based in Michigan and serving both Michigan and Ohio, David brings over three decades of experience to the table. His unique perspective comes from years of managing sizable loan portfolios for national banks, giving him an unparalleled understanding of how lenders think, act, and—most importantly—where they make mistakes.

In this video, David explains why you need a mortgage specialist. We break down the "Insider Advantage":

Demystifying the Bank: David decodes the complicated language in your mortgage contract that banks use to trigger defaults.

Federal Protection (RESPA/TILA): Learn how David uses federal statutes to demand information from servicers and correct "black hole" accounting errors in escrow and payment histories.

Foreclosure Alternatives: From Loan Modifications and Short Sales to Deeds in Lieu, David provides a roadmap for homeowners and business owners to exit a crisis with their credit and dignity intact.

Whether you are a residential homeowner or a commercial investor, the "Soble Approach" is rooted in no-nonsense, practical guidance. By involving a real estate attorney before the situation reaches a breaking point, you can often avoid the stress of a foreclosure action entirely. David’s firm, Soble PLC (Proven Resource), is dedicated to ensuring that the most valuable asset you own—your property—is protected by battle-tested legal advocacy.

✅ In this video, David Soble explains borrower rights, lender compliance, and how to successfully navigate a mortgage default.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Insider Perspective: How David's 30+ years as a "Big Bank" attorney helps him anticipate lender tactics.

Mortgage Modification: The reality of changing your loan terms to fit your current financial situation.

Escrow Accounting Disputes: Forcing lenders to fix "force-placed" insurance and tax disbursement errors.

Foreclosure Defense: Utilizing Michigan and Ohio state laws to stay in your home and fight unwarranted auctions.

Commercial Loan Workouts: Strategic advice for business owners who have defaulted on high-value properties.

Pre-Sign Document Review: Why David recommends having an attorney review your mortgage before you ever sit down at the closing table.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, the "Closing Team" usually includes a title company, but many buyers and sellers wonder if they should also hire an attorney. While neither state legally requires an attorney to be present at every residential closing, their roles are complementary—not interchangeable.

In this video, a Michigan and Ohio attorney explains the difference between administrative help and legal advocacy. We break down the "Neutral vs. Advocate" divide:

The Title Company: Their primary job is to perform a title search and issue Title Insurance. They are a neutral third party. Under Ohio’s ORC 3953 and Michigan’s Insurance Code, they facilitate the transaction but cannot provide legal advice. If you ask them, "How should I hold title?" or "Is this easement a problem?" they legally cannot answer you.

The Real Estate Attorney: Your lawyer is your fiduciary. They review the Title Commitment for red flags, draft custom addenda to the purchase agreement, and represent your interests during negotiations.

We also discuss Specific State Mandates. For example, in Ohio, certain documents like deeds must be prepared by an attorney. In Michigan, while agents use standard forms, only an attorney can legally modify those forms to fit a complex deal. Whether you are dealing with a "standard" sale or a complex commercial transfer, understanding that a title company insures the past while an attorney protects your future is the only way to close with total confidence.

✅ In this video, a Michigan and Ohio attorney explains fiduciary duties, title insurance limitations, and why title agents can't give legal advice.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Neutrality Rule: Why title companies in Michigan and Ohio cannot take sides in a dispute.

Legal Advice vs. Information: Understanding why only an attorney can tell you "what to do" with the facts found in a title search.

Title Insurance Coverage: What a title company’s policy actually protects (and what it ignores).

Document Preparation: Why Ohio requires attorneys to draft certain recorded instruments like deeds and powers of attorney.

Dispute Resolution: Who steps in when there is a boundary dispute or a "cloud" on the title during the closing process?

Cost Comparison: Why hiring an attorney often costs a similar amount to a title company’s "closing fee" while providing double the protection.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, most people rely on boilerplate forms. While these work for "simple" deals, they often leave buyers and sellers exposed in complex transactions. Under the Statute of Frauds (MCL 566.106 in Michigan and ORC 1335.05 in Ohio), every detail of a real estate transfer must be in writing to be enforceable—and what isn't in writing can't help you in court.

In this video, a Michigan and Ohio attorney explains the difference between a realtor form and an attorney-drafted contract. We break down the "Custom Advantage":

Precision in Contingencies: We move beyond the basic "inspection" clause to include specific remedies for mold, radon, or structural issues that a standard form might gloss over.

Closing Cost Allocation: Learn how an attorney can shift thousands of dollars in "junk fees" or transfer taxes that a standard form might automatically assign to you.

The "Entire Agreement" Clause: Why oral promises from a seller mean nothing if your attorney hasn't properly integrated them into the final written contract.

We also discuss The Conflict of Interest. Real estate agents are paid on commission—they want the deal to close quickly. An attorney is a fiduciary whose only goal is to protect your legal and financial interests. Whether you are buying a lakefront property in Michigan or a commercial space in Ohio, understanding the "Survival of Terms" is the only way to ensure your rights don't disappear the moment you leave the closing table.

✅ In this video, a Michigan and Ohio attorney explains custom contingencies, fee negotiation, and why "standard" isn't always safe.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Statute of Frauds: Why every "side deal" must be drafted into the contract to be legally valid in Michigan and Ohio.

Realtor Forms vs. Custom Contracts: Identifying the "boilerplate" traps that favor speed over safety.

Specific Performance: Drafting clauses that allow you to force a seller to close if they try to back out.

Title and Survey Review: Integrating attorney-drafted requirements for "Clean Title" before you are committed to the purchase.

The 5-Day Review Period: Navigating the "Attorney Review" window commonly used in Ohio to refine a contract after it’s signed.

Escrow and Earnest Money: Ensuring your deposit is protected by strict legal language rather than generic instructions.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the legal systems of Michigan and Ohio, words matter when ending a relationship. Under the Uniform Commercial Code (MCL 440.2720 and ORC 1302.94) and common law, "canceling" a contract is very different from "rescinding" one. One ends the deal moving forward, while the other acts as an "undo" button that treats the contract as if it never existed.

In this video, a Michigan and Ohio attorney explains the different ways to terminate a contract. We break down the primary exit strategies:

Termination for Cause: If the other party fails to perform their side of the bargain (a material breach), you may have the right to end your obligations.

The Mutual Release: Often the cleanest way to exit. Both parties sign a document agreeing to let each other go. You’ll learn why a Mutual Release is superior to a simple termination because it wipes away the right for either side to sue in the future.

Condition Precedent: If the contract was dependent on something happening (like a buyer getting a loan or a home inspection) and that thing didn't happen, the contract may automatically expire.

Statutory Rescission: We cover "Cooling-Off Periods," such as Ohio's Home Solicitation Sales Act (ORC 1345.21) and Michigan's HSSA (MCL 445.111), which give consumers a 3-day window to cancel certain types of deals.

Whether you are trying to fire a real estate agent, exit a service agreement, or cancel a property purchase, understanding the Notice Requirements is the only way to ensure your exit is final and legally defensible.

✅ In this video, a Michigan and Ohio attorney explains MCL 440.2720, mutual releases, and the 3-day cooling-off rule.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Termination Clauses: How to find and exercise the "exit language" already written into your agreement.

Mutual Release vs. Unilateral Termination: Why getting the other party's signature is the best insurance against a future lawsuit.

Rescission (Void ab Initio): Using fraud or mutual mistake to treat a contract as if it were never signed.

Impossibility of Performance: When an "Act of God" or external event legally excuses you from your duties.

The Statute of Frauds: Why verbal terminations are dangerous and why the Notice of Termination must be in writing in Michigan and Ohio.

Cooling-Off Periods: Identifying which consumer contracts (like home solicitation or gym memberships) allow for a "no-questions-asked" cancellation.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Selling a home in Michigan or Ohio requires more than just a clean kitchen and a fresh coat of paint. In 2026, the legal burden on sellers to provide a "Clear Title" and an accurate Disclosure Statement is higher than ever. Under the Michigan Seller Disclosure Act (MCL 565.957) and Ohio’s Revised Code (ORC 5302.30), "As-Is" does not mean "I don't have to tell you what's wrong."

In this video, a Michigan and Ohio attorney breaks down the top 5 legal threats to home sellers:

Disclosure Failures: We discuss why "painting over" a water stain is considered Active Concealment and can lead to punitive damages.

Title "Clouds": From unrecorded mortgage discharges to unknown heirs, we explain why a pre-listing title search is your best defense against a deal falling through at the last minute.

Procuring Cause Disputes: If you fired your first agent but sold to a buyer they originally brought through, you might owe two commissions. We look at how to navigate "protection periods" in listing agreements.

Fixture Confusion: Does the smart thermostat stay? What about the wall-mounted TV? We explain why the contract must explicitly define what is "real property" vs. "personal property."

New 2026 Commission Rules: We break down the impact of the NAR Settlement on how you negotiate agent fees and why your contract must clearly state who is paying whom.

Whether you are a FSBO (For Sale By Owner) seller or working with an agent, understanding the Statute of Frauds—which requires every part of your deal to be in writing—is the only way to prevent a buyer from backing out or suing you later.

✅ In this video, a Michigan and Ohio attorney explains disclosure fraud, title clearing, and the new 2026 real estate commission landscape.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Duty to Disclose: Navigating the specific items on the Michigan and Ohio mandated disclosure forms.

Silent Fraud: Why failing to mention a "known material defect" is legally the same as lying.

Clear Title Mandate: Addressing liens, delinquent taxes, and boundary disputes before the buyer’s title search finds them.

The "As-Is" Clause Myth: Why an "As-Is" contract won't protect you from a lawsuit if you committed fraud.

Procuring Cause: Avoiding "double commission" traps when switching real estate agents.

Post-Closing Possession: The legal risks of staying in your home for a few days after the sale is finalized (Rent-Backs).

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, the "Due Diligence" or "Feasibility" period is the buyer’s most powerful protection. Under Michigan’s Occupational Code (MCL 339.2517) and Ohio’s Common Law, the burden is on the buyer to investigate. If you waive your right to inspect or fail to review the title commitment, you may lose the ability to sue the seller for "Silent Fraud."

In this video, a Michigan and Ohio attorney explains the three pillars of due diligence:

Physical Inspection: Beyond the standard home inspector, we discuss when to call in specialists for Phase I Environmental Assessments (common in commercial deals), sewer scopes, and radon testing.

Financial Verification: For income-producing properties, we look at the importance of Rent Rolls, Estoppel Certificates, and verifying property tax assessments to avoid a "tax pop" after the sale.

Legal & Title Review: We break down why you must check for Dower Rights (in Ohio) and Land Division Act compliance (in Michigan). You’ll learn how to spot "clouds," like utility easements or neighbor encroachments, that a simple walkthrough won't show.

Whether you are buying a starter home or a multi-unit commercial plaza, understanding the Notice of Termination is vital. If you find a major issue on day 11 of a 10-day window, you could lose your earnest money deposit. We provide the legal strategies to negotiate credits or repairs before the clock runs out.

✅ In this video, a Michigan and Ohio attorney explains inspection contingencies, title commitment review, and environmental "Phase I" basics.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The "As-Is" Trap: Why a property sold "As-Is" still requires a thorough due diligence investigation.

Title Commitment Review: Identifying liens, judgments, and easements that could restrict your use of the land.

Zoning and Land Use: Verifying that your intended use (like an Airbnb or home business) is actually legal in that municipality.

Dower Rights (Ohio): Why the seller’s spouse must sign off on the transaction even if they aren't on the deed.

Land Division Act (Michigan): Ensuring the property was legally split and has enough "re-splits" left for future development.

Contingency Removal: The legal process of formally moving from the "investigative phase" to a binding obligation to close.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the 2026 real estate markets of Michigan and Ohio, property transactions are becoming increasingly complex. While real estate agents are vital for finding properties and negotiating price, their role is limited by law. Under Michigan’s Occupational Code (MCL 339.2517) and Ohio’s ethical rules, agents cannot give legal advice—doing so would be the "Unauthorized Practice of Law."

In this video, a Michigan and Ohio attorney explains why an attorney is your most important asset. We break down the "Protection Gap":

Custom Contract Drafting: Standard MLS forms are designed to be "neutral." We discuss how an attorney drafts custom addenda to protect you from specific risks like unrecorded easements, foundation defects, or probate delays.

Title Commitment Review: A title company tells you what is on the record; an attorney tells you what it means. You’ll learn how an attorney clears "clouds" on a title that a standard search might miss.

Risk Management and Liability: From Seller Disclosure fraud to Dower Rights in Ohio, we explain how legal review prevents post-closing lawsuits.

Complex Scenarios: We look at why an attorney is mandatory for For Sale By Owner (FSBO) deals, Land Contracts, and Commercial Leases where there is no realtor to guide the process.

Whether you are a first-time homebuyer or a seasoned investor, hiring an attorney often pays for itself by preventing one major error. We clarify the fee structures—typically a Flat Fee for residential closings—and why "peace of mind" is a small price to pay for your largest investment.

✅ In this video, a Michigan and Ohio attorney explains the difference between an agent and an attorney, title clearing, and risk mitigation strategies.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Agent vs. Attorney: Clarifying why agents focus on the market while attorneys focus on the law.

Contract Customization: Moving beyond "standard" forms to include specific buyer/seller protections.

Title Search Interpretation: Identifying liens, judgments, and usage restrictions that could devalue your property.

Zoning and Land Use: Ensuring your plans for the property (like an ADU or business) are actually permitted.

Specific Performance: Your legal options if the other party tries to back out of a signed agreement.

Closing Oversight: Reviewing the settlement statement and deed for errors before they become permanent records.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the real estate markets of Michigan and Ohio, your purchase offer is your only shield. Under the Statute of Frauds, every material term must be written into the document. If it’s not in the contract, it doesn't exist in the eyes of the law.

In this video, a Michigan and Ohio attorney explains the essential components of a bulletproof offer. We break down the "Offer Anatomy":

The "Consideration" (Price & Terms): It’s not just the total price, but how you pay. We discuss the legal weight of your Earnest Money Deposit (EMD) and why a "strong" EMD shows the seller you are a serious, high-certainty buyer.

Inclusions and Exclusions: Don't assume the chandelier or the smart home system stays. You’ll learn why you must explicitly list personal property to avoid a "bare-bones" house at closing.

The Contingency Triple-Threat: We explain the three mandatory "exit ramps":

Inspection: Your right to verify the physical condition.

Appraisal: Ensuring the bank agrees the house is worth what you're paying.

Financing: Protecting you if your loan is denied at the last minute.

We also discuss The Escalation Clause—a powerful tool that automatically increases your bid to beat competitors without overpaying. Whether you are using a standard Realtor form or a custom attorney-drafted document, understanding the Notice of Acceptance is the only way to know exactly when you are officially "Under Contract."

✅ In this video, a Michigan and Ohio attorney explains EMD rules, contingency deadlines, and the buyer-broker compensation clauses.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Statute of Frauds Compliance: Why verbal promises from a seller are unenforceable under MCL 566.106 and ORC 1335.05.

Earnest Money Protocols: Who holds the money and the legal process for getting it back if the deal fails?

The "Time is of the Essence" Clause: Why missing a deadline by even one hour can result in a breach of contract.

Dower Rights (Ohio): Ensuring the seller’s spouse signs the offer so the title can actually transfer.

Seller Disclosure Review: Why you must acknowledge receipt of the Michigan/Ohio Disclosure Form as part of your offer.

Post-Closing Possession: Drafting a "Daily Occupancy Fee" if the seller needs to stay in the home for a few days after closing.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the Michigan real estate market, asset protection is not optional. Under the Michigan Limited Liability Company Act (MCL 450.4101), an LLC offers a powerful shield against liability—but only if managed with precision.

In this video, a Michigan real estate attorney explains the vital steps for real estate investors forming an LLC. We break down the "Protection Checklist":

The Articles of Organization: Beyond just picking a name, we discuss why your "Purpose Clause" should be broad enough to cover all your investment activities under Michigan law.

The Operating Agreement: This is the "DNA" of your company. You'll learn why even single-member LLCs in Michigan need a formal agreement to prove to the IRS and the courts that the business is a separate legal entity.

The "Due on Sale" Trap: If you already own property and want to move it into an LLC, we explain the risk of triggering your mortgage's acceleration clause and how to seek lender consent or use Fannie Mae/Freddie Mac exemptions.

Series LLCs vs. Individual LLCs: We look at the pros and cons of the "Series" structure versus creating a new LLC for every property to prevent one "bad" building from jeopardizing your entire portfolio.

We also discuss Michigan-specific tax implications. From avoiding the "Tax Pop" (uncapping of property taxes) during a transfer to the benefits of pass-through taxation, we provide the legal roadmap to scaling your business safely. Whether you are buying your first duplex in Detroit or managing a 50-unit complex in Grand Rapids, understanding commingling of funds is the only way to keep your liability "limited."

✅ In this video, a Michigan attorney explains MCL 450.4101, avoiding the "due on sale" clause, and the importance of separate bank accounts.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Asset Shielding: How the "Corporate Veil" separates your rental liabilities from your primary residence and retirement.

MCL 450.4101: Navigating the foundational requirements of the Michigan LLC Act.

Avoiding Uncapping: Strategies to transfer property into an LLC without triggering a massive property tax increase.

Piercing the Corporate Veil: The danger of "commingling" personal and business money and how it destroys your legal protection.

Financing with an LLC: Why traditional lenders may require a "Personal Guarantee" even when the LLC holds the deed.

Annual Maintenance: The legal requirement for Michigan Annual Statements and why missing a filing can lead to administrative dissolution.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the courtrooms of Michigan and Ohio, the default setting is the "American Rule." Unlike the "English Rule" used in other countries, our system requires each party to pay their own way. However, there are strategic ways to bypass this rule and make the other side responsible for your costs.

In this video, a Michigan and Ohio attorney explains how fee-shifting works. We break down the primary ways to recover legal fees:

The Contractual Clause: Most well-drafted real estate and business contracts include an "Attorney Fee" provision. If you are the prevailing party, the contract itself grants you the right to have your fees paid by the loser.

Statutory Exceptions: Certain laws—such as those involving Consumer Protection, Civil Rights, or Landlord-Tenant disputes—specifically allow a judge to award attorney fees to the winner to encourage people to stand up for their rights.

Court Sanctions: If the other side files a "frivolous" lawsuit or behaves in bad faith, a judge in Michigan or Ohio can order them to pay your legal fees as a penalty.

Whether you are suing for a breach of contract or defending against a claim, understanding the "Prevailing Party" standard is the only way to calculate the true cost of litigation.

✅ In this video, a Michigan and Ohio attorney explains the American Rule, contractual fee-shifting, and statutory fee recovery.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The American Rule: Why you are generally responsible for your own lawyer's bill even if you win.

Contractual Attorney Fee Clauses: Why every contract in Michigan and Ohio should define who pays for litigation.

Prevailing Party Status: What it legally means to "win" enough to trigger a fee award.

Statutory Shifts: Identifying specific Michigan and Ohio laws that force the loser to pay.

Frivolous Litigation: How courts punish parties for filing lawsuits without any legal basis.

The "Cost-Benefit" Analysis: Deciding if a case is worth pursuing when you can't recover your legal fees.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Understanding how lawyers bill for their time is essential to managing your legal budget. In Michigan and Ohio, the most common fee structure is the Hourly Rate, but this rate is not a static number—it is a reflection of the attorney's skill, location, and specialized knowledge.

In this video, a Michigan and Ohio attorney explains the relationship between attorney fees and experience. We break down the "Billing Logic":

The Hourly Rate: We look at why rates vary from $150 to over $500 per hour. Factors include the size of the firm, the complexity of the practice area (like commercial litigation vs. simple contracts), and the cost of living in metropolitan areas like Detroit, Cleveland, or Columbus.

The Experience Correlation: You’ll learn why a higher hourly rate often leads to a lower total bill. An experienced attorney has "seen it before" and can identify shortcuts and risks that a less experienced lawyer might miss.

Retainers and Billing Increments: We explain how a "Retainer" acts as a down payment on future work and why the difference between 6-minute and 15-minute billing increments can significantly impact your monthly invoice.

Blended Rates: In larger firms, we discuss "Blended Rates," where senior partners, associates, and paralegals all work on your file at different price points to keep costs efficient.

Whether you are hiring for a personal matter or a business dispute, the goal is "Value," not just the lowest hourly cost. Understanding Rule 1.5 requirements for "Reasonable Fees" is the only way to ensure you are getting a fair deal.

✅ In this video, a Michigan and Ohio attorney explains hourly billing, experience premiums, and how to read a legal invoice.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Rule 1.5 (Professional Conduct): The legal standard for "Reasonability" in Michigan and Ohio attorney fees.

Hourly vs. Flat Fee: When it makes sense to pay for time versus paying for a specific result.

The Learning Curve: Why you shouldn't pay a premium rate for a junior attorney to "learn the law" on your case.

Billing Increments: How 1/10th of an hour (6-minute) billing works and why it’s the industry standard.

Paralegal Utilization: How using lower-cost staff for administrative tasks reduces your overall legal bill.

The "Value-Based" Model: Why some specialized attorneys charge more because of the high stakes involved in the outcome.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the competitive real estate markets of Michigan and Ohio, "speed to contract" is often the goal. However, signing a document you don't fully understand can lead to years of litigation. Under Michigan law, there is no automatic "cooling-off" period for real estate; you are bound by the doctrine of caveat emptor (buyer beware).

In this video, a Michigan and Ohio attorney explains the dangers of the "Sign Now" mentality. We break down why waiting for a consultation is often the smarter move:

The "Standard Form" Illusion: Real estate agents use forms approved by their local boards. While these cover the basics, they are not tailored to your specific needs. We discuss how an attorney spots "hidden" traps in the fine print regarding property defects and tax prorations.

The Attorney Review Contingency: If you must sign quickly, we explain how to insert an "Attorney Approval Clause." This creates a 3-to-5-day window where the contract is valid but can be canceled or modified if your lawyer finds a legal issue.

Irreversible Decisions: Once a contract is fully executed in Ohio or Michigan, you cannot unilaterally change the price, the closing date, or the repair requirements just because you changed your mind.

The Conflict of Interest: We address the reality that agents only get paid if the deal closes. Your attorney is the only person in the transaction whose only job is to protect your legal and financial rights, regardless of whether the sale happens.

Whether you are buying a home or selling a commercial property, understanding that a signature is a "point of no return" is the only way to avoid buyer's remorse and expensive legal battles later.

✅ In this video, a Michigan and Ohio attorney explains the finality of signatures, attorney review clauses, and how to handle high-pressure sales tactics.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Statute of Frauds: Why a signed writing is the "final word" in Michigan and Ohio real estate.

Attorney Review Clauses: How to draft a 72-hour "safety net" into your initial offer.

Caveat Emptor: Why Michigan law puts the burden on you to find defects before you are legally committed.

Dower Rights (Ohio): Why waiting for a spouse's signature is legally required to make a contract enforceable.

Modification vs. Cancellation: Understanding that you can't "edit" a contract once both parties have signed without mutual agreement.

The Role of the Fiduciary: Why your attorney’s duty to you is different from your real estate agent’s duty to the transaction.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the residential markets of Michigan and Ohio, honesty isn't just a virtue—it's a statutory requirement. Under the Michigan Seller Disclosure Act (MCL 565.957) and Ohio’s Revised Code (ORC 5302.30), sellers of 1-to-4 unit residential properties must provide a written disclosure statement before a purchase agreement is signed.

In this video, a Michigan and Ohio attorney explains how to navigate the disclosure process without inviting a lawsuit. We break down the "Disclosure Framework":

The "Actual Knowledge" Standard: You are only required to disclose what you actually know. We discuss why you don't need to hire an inspector before selling, but you cannot ignore problems you’ve personally observed.

Silent Fraud vs. Active Concealment: Learn why "forgetting" to mention a defect is just as legally dangerous as lying about it. We look at cases where sellers used furniture or fresh paint to hide stains and how that leads to punitive damages.

The "As-Is" Clause Myth: Many sellers think selling a home "As-Is" waives their duty to disclose. We clarify why an "As-Is" clause only protects against unknown defects, not against the intentional hiding of known problems.

Exemptions: We identify the specific situations—such as probate transfers, foreclosures, and certain family transfers—where the formal disclosure statement may not be required.

Whether you are a seller trying to avoid a future court date or a buyer who just discovered a hidden defect, understanding the Good Faith requirement of these acts is the only way to ensure a fair and final transaction.

✅ In this video, a Michigan and Ohio attorney explains MCL 565.957, ORC 5302.30, and the legal consequences of non-disclosure.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Statutory Disclosure Forms: Navigating the specific checklists required by Michigan and Ohio law.

Material Defects: Defining which issues (structural, mechanical, or environmental) "materially" affect the value of the home.

Silent Fraud: Why staying quiet about a known issue can lead to a lawsuit for misrepresentation.

Rescission Rights: How a buyer can potentially cancel a contract if the disclosure form is not provided on time.

Caveat Emptor: The buyer's duty to perform their own inspection and how it interacts with the seller’s disclosure.

Lead-Based Paint Disclosures: Federal requirements for homes built before 1978 that apply in both Michigan and Ohio.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the legal landscapes of Michigan and Ohio, prepaid legal services function much like health insurance. Under Michigan Rules of Professional Conduct (Rule 6.3) and similar regulations in Ohio, lawyers can participate in these plans to provide a specific amount of telephone advice or document review at no additional charge to the member.

In this video, a Michigan and Ohio attorney explains how prepaid legal plans really work. We break down the "Subscription Model":

The Provider Network: You’ll learn how companies like LegalShield or MetLife Legal Plans (headquartered in Cleveland, Ohio) vet their attorneys and how you are assigned to a specific firm in your jurisdiction.

Covered vs. Uncovered Services: Most plans cover "preventative" law—will preparation, traffic ticket defense, and residential lease review. We explain why high-stakes litigation, complex business mergers, or pre-existing legal battles are often excluded or only available at a "preferred" discounted hourly rate.

The Real Estate Investor's Angle: For investors in Michigan and Ohio, we discuss the "Business Supplement" and whether these plans are sufficient for handling tenant evictions or forming an LLC.

The Value Gap: We compare the cost of a yearly membership (often under $500) to a single two-hour consultation with a private firm, helping you calculate your potential ROI.

Whether you are looking for peace of mind for your family or a low-cost way to have your contracts double-checked, understanding the limitations of "Open" vs. "Closed" panels is the only way to ensure you have the right advocate when it counts.

✅ In this video, a Michigan and Ohio attorney explains legal insurance, plan exclusions, and the difference between advice and advocacy.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Regulatory Oversight: How the State Bar of Michigan and the Supreme Court of Ohio monitor registered prepaid legal programs.

Contract Review Benefits: Using the plan to catch "hidden traps" in home improvement contracts or cell phone agreements.

Traffic and Consumer Defense: How the plan handles speeding tickets and disputes with retailers.

Exclusions and Limitations: Why "pre-existing" legal issues and contingency cases are usually not covered.

Business vs. Personal Plans: Why real estate investors need a specific rider to cover income-producing properties.

Independence of Counsel: Ensuring your plan attorney exercises independent professional judgment regardless of the plan's fee structure.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the legal communities of Michigan and Ohio, a reputation is earned through results and transparency. Soble Law, led by attorney David Soble, has spent over three decades providing no-nonsense legal guidance to banks, lenders, and individuals alike. As a former "Big Bank Insider," David brings a unique perspective to real estate and finance law that typical practitioners simply don't have.

In this video, we share verified client testimonials and success stories. We look at the "Soble Difference" through the eyes of those we serve:

The Investor’s Perspective: Real estate investors discuss how David’s proactive strategies and custom LLC formations have protected their portfolios from liability and "silent" title defects.

The Homeowner’s Relief: We hear from families who were facing mortgage escrow errors or foreclosure threats and how our team forced lenders to correct their records and honor borrower rights.

The Business Owner’s Shield: Small business operators share their experiences with contract negotiations and commercial loan workouts that saved their operations from financial ruin.

Professional Referrals: Even other attorneys and financial advisors explain why they confidently refer their most complex real estate matters to David Soble.

Whether it’s a high-value commercial transaction or a sensitive probate matter involving the family home, our firm is committed to quality communication, affordable pricing, and realistic options. See why David Soble is consistently peer-rated AV Preeminent—the gold standard in attorney ethics and ability.

✅ In this video, Michigan and Ohio clients share their stories of successful mortgage resolutions, asset protection, and legal peace of mind.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The "Proven Resource" Philosophy: Why practical business experience is the key to successful legal outcomes.

Mortgage Dispute Success: How clients successfully challenged bank errors and unrecorded liens.

Real Estate Transaction Oversight: Stories of how attorney review saved buyers from "money pit" properties.

Professionalism and Candor: Why clients appreciate a lawyer who tells them "what they need to hear, not just what they want to hear."

Efficiency and Responsiveness: Navigating the legal system without the typical delays associated with large firms.

Strategic Negotiation: How David uses his banking background to achieve favorable settlements for debtors and business owners.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

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 Your Career through Emotional Intelligence.”

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Hiring an attorney is an investment in risk mitigation. In the legal landscapes of Michigan and Ohio, property law is dense and governed by specific state statutes that don't apply to other areas of law. Choosing a lawyer who "dabbles" in real estate can be just as dangerous as having no representation at all.

In this video, a Michigan and Ohio attorney explains the step-by-step process of hiring the right legal advocate. We break down the "Hiring Roadmap":

Identify the Specialty: We discuss why you need a dedicated real estate attorney rather than a generalist. Whether it's zoning issues, boundary disputes, or complex commercial closings, specialized experience is non-negotiable.

The Initial Consultation: Learn how to use a consultation to assess communication style, responsiveness, and "bench strength." We look at why you should ask who will actually be doing the work—the senior partner or a junior associate.

Fee Transparency: We explain the different billing models—Flat Fee vs. Hourly—and why a written retainer agreement is your best protection against "bill shock" later.

Verifying Credentials: How to use the State Bar of Michigan or the Supreme Court of Ohio websites to check for disciplinary history and ensure your attorney is in good standing.

Whether you are buying your first home or navigating a multi-million dollar commercial deal, the goal is to find a "Proven Resource" who provides clear options and realistic outcomes.

✅ In this video, a Michigan and Ohio attorney explains how to vet legal counsel, understand fee structures, and the importance of real estate specialization.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

The Fiduciary Duty: Why your attorney’s legal obligation to you is the highest standard of care in Michigan and Ohio.

Real Estate Specialization: Why "closing" experience is different from "litigation" experience.

Retainer Agreements: Understanding the "Scope of Work" to ensure there are no gaps in your representation.

Malpractice Insurance: Why you should ask if your attorney carries coverage (not required in Michigan).

Communication Protocols: Setting expectations for how quickly you will receive updates on your file.

Conflict of Interest: Ensuring your attorney doesn't have a hidden relationship with the seller or the lender.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

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 contract matters. David will be speaking on the "7 Steps Women Need To Do To Protect Their Assets In Times of Distress."

David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit: https://www.provenresource.com/podcast

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

In the commercial markets of Michigan and Ohio, choosing the right financing structure is a high-stakes decision. While conventional loans are the "gold standard" for speed and flexibility, the Small Business Administration (SBA) provides critical "gap" financing that allows businesses to preserve their cash flow.

In this video, a Michigan and Ohio attorney explains the legal differences between SBA and conventional financing. We break down the "Lending Landscape":

SBA 7(a) and 504 Programs: We discuss the benefits of 90% financing and 25-year fixed-rate terms. You'll learn why the 504 program is often the preferred legal vehicle for owner-occupied real estate in Michigan and Ohio due to its lower, fixed interest rates.

The Conventional Advantage: For businesses with high liquidity and strong credit, conventional loans offer "covenant-lite" options and avoid the strict SBA "occupancy" rules. We explain why a 30-day conventional close can often beat an SBA offer in a competitive bidding war.

The Personal Guaranty Trap: Under SBA rules, anyone with 20% or more ownership must personally guarantee the loan. We compare this to conventional lending, where a strong business may be able to negotiate "non-recourse" or limited-guaranty terms.

Closing Costs and Fees: From the SBA’s "Guaranty Fee" to conventional "Origination Points," we break down the true cost of each loan at the closing table.

Whether you are expanding your manufacturing plant or buying your first storefront, understanding the Intercreditor Agreement and Lien Priority is the only way to protect your long-term business equity.

✅ In this video, a Michigan and Ohio attorney explains down payment requirements, personal guaranties, and the speed of funding.

Disclaimer: This video is for educational purposes only and does not create an attorney-client relationship.

Among legal topics covered in this video:

Owner-Occupancy Rules: Why SBA loans require your business to occupy at least 51% of an existing building.

Personal Guaranty Requirements: Navigating the legal obligation of owners to put their personal assets on the line.

The "No Credit Elsewhere" Rule: The legal standard the SBA uses to determine if you actually qualify for their assistance.

Prepayment Penalties: Comparing the SBA’s 5-3-1% sliding scale to conventional "Yield Maintenance" or "Defeasance" clauses.

Environmental Due Diligence: Why SBA loans often require a more rigorous Phase I Environmental Site Assessment than some conventional lenders.

Closing Timelines: Managing contract deadlines in Michigan and Ohio when SBA approval can take 60 to 90 days.

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!

Business advice discussed by Laura J. Eisele, principal of LJE Law Firm, has over 25 years of experience providing legal representation to businesses and individuals in a wide range of litigation, bankruptcy, creditors’ rights, and business law matters. Laura will be speaking on “Legal Issues for Women Entrepreneurs.”

Michigan & Ohio attorney David Soble and the Soble Law team are dedicated to the success of their clients in the areas of real estate, contracts, and financial disputes. As part of our commitment, we 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.

We strive to make these resources user-friendly and practical so that anyone with a legal concern can understand how to reduce their legal liability and financial exposure.

Here are some links to check out:

For your Free Real Estate E-Books: https://www.provenresource.com/library

For articles: https://www.provenresource.com/blog

For New Radio Media Podcasts, visit https://www.provenresource.com/podcast.

See our social media sites:

Facebook: https://www.facebook.com/ProvenResource
Twitter: www.twitter.com/provenresource
LinkedIn: https://www.linkedin.com/in/provenresource/

To subscribe to our monthly newsletter, "Anecdotes."
Visit: https://provenresource.com/project/newsletter

Call 888-789-1715 before you sign your contract!