David Soble
Great legal reputations are earned.(Check out the feedback from happy clients on Google, AVVO and Social Survey by visiting www.provenresource.com)
As a former "big Bank" real estate and contracts attorney, I love to demystify complicated real estate and financial legal concepts and problems for people who are frustrated, "spinning their wheels" with incompetent or dismissive real estate or banking "professionals."
I hate when someone finds themselves at a legal disadvantage - they're "stuck" when they unknowingly relying on outdated or impractical information and forms off of the "internet." People often get in trouble when they base their legal decisions off of "outside chatter." They rely on the opinion of someone they hardly know, (or worse, friends or family members) who is NOT a licensed and experienced real estate or finance attorney, and frankly, has no "skin in the game."
For the above reasons, I actively write, publish and create books, articles, podcasts, slide presentations and newsletters -all designed to simplify complicated legal concepts related to real estate and finance. These resources are user -friendly and practical.
Specialties:
>Real Estate Law - Commercial, Residential, Purchase Agreements, Closings, Land Contracts, Escrow and Title Issues, Deeds, Mortgages, Fiduciary Issues, Mortgages, Compliance Matters, Mortgage Foreclosures, Landlord & Tenant, Quiet Title Actions,
>Business Matters - Contract Preparation and Review, Agreement Disputes, Leases, Banking Matters. Commercial Law, Creditor Issues, Leases.
>Lending Issues - Loan Documentation, Compliance, Modifications, Residential, Commercial, Factoring, Equipment, Franchise. Banking Law, Bank Workouts, Business Law Commercial Law, Debtor & Creditor.
>Default Loan Servicing Issues - Collection, Foreclosure, Land Contract Forfeiture, Receiverships, Creditor / Debtor Rights, Negotiations.
Find out why over 75% of my clients are referred. www.ProvenResource.com
- Real Estate Law
- Business Law
- Collections
- Landlord Tenant
- Foreclosure Defense
- Contract Disputes
- Loan Issues
- Issues with Banks
- Credit Cards Accepted
We provide installment payment plans for those clients who qualify. - Rates, Retainers and Additional Information
Affordable flat fee arrangements available.
- Michigan
- Ohio
- Chaldean Neo-Aramaic: Spoken
- Spanish: Spoken, Written
- The Ohio State University Michael E. Moritz College of Law
- J.D. (1990)
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- Michigan State University
- B.A. (1987) | History
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- AV Rated - Preeminent
- Martindale Hubble
- Martindale - Hubbell AV Preeminent® Rating - is said to be the gold standard in attorney ratings. Lawyers are recognize by their peers for their strong legal ability and high ethical standards
- AV Rated Preeminent
- Martindale Hubbell
- David Soble is ranked among an elite group of lawyers that hold a Martindale - Hubbell AV Preeminent® Rating -is said to be the gold standard in attorney ratings. Lawyers are recognize by their peers for their strong legal ability and high ethical standards.*
- Michigan State Bar # 49662
- Member
- Current
- American Bar Association
- Current
- Small Business Association of Michigan
- Member - "Focusing on the Power of Small Business."
- - Current
- Activities: The Small Business Association of Michigan is the only statewide and state-based association that focuses solely on serving the needs of Michigan’s small business community. They have been successfully serving Michigan businesses since 1969. Their mission is the success of Michigan's small businesses. They do this through: Advocating for small business Bringing business owners together to share knowledge Creating collaboration and partnerships Delivering group buying power
- The Worst Kind of Art
- Soble PLC
- Meanwhile, in the Town of Popperville...
- Soble PLC
- A Sore Loser & Poor Capitalist
- Soble PLC
- Why Hesitate?
- Soble PLC
- It Takes A Comma
- Soble PLC
- You Have Every Right to Be Skeptical: What You Should Know About Detroit House Flipping
- Soble PLC
- Borrowers Can Protect Against Suspect Loan Practices
- Soble PLC
- Buying A Foreclosed Home
- Soble PLC
- Enterprising Property Investors
- Soble PLC
- Guidance for Aspiring Real Estate Investors
- Soble PLC
- If You Are Being Foreclosed Upon
- Soble PLC
- Requesting a Loan Modification
- Soble PLC
- REAL ESTATE REALITIES - On WWW.NEWRADIOMEDIA, SATURDAYS at 10 a.m., NEW RADIO MEDIA
- RADIO SHOW ON NEW RADIO MEDIA https://www.provenresource.com/radiocast
- REAL ESTATE REALITIES, SATURDAYS at 10 a.m., NEW RADIO MEDIA
- RADIO SHOW ON NEW RADIO MEDIA https://www.provenresource.com/radiocast
- Talking Biz - New Radio Media, Farmington Hills, Michigan
- TV 33
- Guest attorney on New Radio Media - "Talking Biz". Host Paul Bensman
- Law Power Hour, Detroit, Michigan
- TV 33
- Guest appearance on LAW POWER HOUR / TV 33, with Host Barry Keller
- National Real Estate Investors Association, Macomb Township
- Expert Real Estate Panel
- National Real Estate Investors Association - Macomb, Real Estate Experts Panel, Macomb Community College
- NREAI
- Legal expert for real estate investors
- Dale Carnegie Graduate
- Dale Carnegie
- Blog
- Blog
- Blog
- Proven Resource and David Soble/ Soble PLC
- How to Prepare for Due Diligence in Real Estate Law
31 March 2019 - Why Hire A Real Estate Attorney? Things You Need To Know
31 March 2019 - The Right Way To Write A Purchase Offer
24 March 2019 - Why A Real Estate Investor Should Form A Limited Liability Company
24 March 2019 - Who Pays The Legal Fees?
24 March 2019 - Attorney Fees: What Clients Need To Know
24 March 2019 - "Sign On The Dotted Line"
3 March 2019 - Legal Platforms: The Pros and Cons of Pre paid Group Legal Services
24 February 2019 - Land Contracts, Michigan
13 January 2019
Susanne Earle, Leadership Coach-Webinar 4/17/18Susanne 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...
5 Things To Look For When Hiring An Attorney-David Soble Webinar 4/17/18Founding 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...
David Soble's Webinar-February 20, 2018A Strong Woman's Financial Transformation in 2018 - "10 Things People Should Know When Faced with a Legal or Financial Challenge"
Bruce Nosanchuk Webinar-March 20, 2018A Strong Woman's Financial Transformation in 2018 - "Capital & Lending Issues Faced by Women Entrepreneurs and the Competitive Benefits of SBA Financing"
Laura Eisele Webinar- March 20, 2018A Strong Woman's Financial Transformation in 2018 - "Legal Issues Faced by Women Entrepreneurs"
- Q. My land contract owner will not let me pay it off early. I have the ability to do it now she refuses. What can I do?
- A: The land contract provisions control however, generally speaking, Michigan law as well as federal law has certain restrictions concerning land contracts and pre-payment. Have a competent real estate attorney review your contract.
- Q. Being evicted from land contract home. Can I remove improvements I made like cabinets, stairs, flooring, water htr etc?
- A: Generally "no," you cannot remove these items as stated. These items have become 'attached" to the home and cannot be removed.
- Q. A survey of our new home shows 7 feet of our yard is in the sellers field. Is there any way we can keep that strip?
- A: To give a legal opinion would require that a real estate attorney review the survey and review your purchase transaction documentation. That is how you would start this inquiry. FYI - while I like 'Google" I don't believe that Google Earth is a reliable source. Only a competent real estate attorney and a licensed field surveyor can assist you. www.provenresource.com
- Q. My dad owns a house he hasn't lived in for 10+ years. I've lived here for 8. Can he move back in without evicting me?
- A: Unusual question because it is between family members, but generally speaking, without any existence of a written lease, he could evict you under the theory that you are a month to month tenant.
- Q. Our real estate broker is charging a base of $500 and this was not disclosed verbally or in writing.
- A: Sometimes in the property listing agreement it will say the commission or fee is "x amount, but never less than $500." Without seeing your documents, this is my impression of why the fee is what it is. If you need more information, go to www.provenresource.com
- Q. Purchasing an auction property. We had 5% buyer premium on the line and house did not appraise. Can we get premium back?
- A: When dealing with a private property auction company be prepared to engage with a more complicated sales contract. They are very often "boiler-plate" and favorable to the seller. From the facts as presented, the contract provisions will prevail. Usually, there is very little room for refunds. A competent real estate attorney should review your document further. It is also better to have an attorney draft or review the sales auction contract before hand, and not after the fact. See www.provenresource.com/blog for more information on property auctions.
- Q. My father passed away and did not have a will. I have the deed for the home w/his name on it only. How can I move fwd.
- A: Unless the deed states your Mother's name, (He doesn't state who his wife is in your facts) then it seems that she or someone in your family will have to go to probate court and ask to be assigned as a personal representative. This is more common than you think. Please visit www.Provenrsource.com for more information.
- Q. Was suing a coll agency for FDCPA under Sec 806, 807(b) and 809 (b). They've filed a not of removal to fed. look st law
- A: You might want to consider the MICHIGAN OF FAIR DEBT COLLECTION ACT, MCL 339.915 which concerns multiple violations of the Michigan Occupation Code, and more specifically MCL 339.918, entitled Communication with consumer; notice; effect of disputing validity of debt; verification of debt; failure to dispute validity of debt.
- Q. My tenants lease expires 3/30. They want to do a walk through that date. Must I give them their security deposit then?
- A: You don't need to have the tenant there to do a walk through of the property, however, you do need to complete the check out list and provide them with a copy of your checklist with an itemized list of damages and costs for repairs within 30 days after the termination of occupancy. Michigan law also requires that the tenant has an obligation to notify their landlord in writing within 4 days after their move out date of a forwarding address where they can be reached and receive mail; otherwise the landlord is relieved of sending the tenant an itemized list of damages and the penalties adherent to that failure.
