David Soble

David Soble

Great legal reputations are earned.
  • Real Estate Law, Business Law, Collections...
  • Michigan, Ohio
Claimed Lawyer ProfileQ&ASocial Media

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I hate when someone finds themselves at a legal disadvantage - they're "stuck" when they unknowingly relying on outdated or impractical information and forms off of the "internet."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


>Real Estate Law - Commercial, Residential, Purchase Agreements, Closings, Land Contracts, Escrow and Title Issues, Deeds, Mortgages, Fiduciary Issues, Mortgages, Compliance Matters, Mortgage Foreclosures, Landlord & Tenant, Quiet Title Actions,

>Business Matters - Contract Preparation and Review, Agreement Disputes, Leases, Banking Matters. Commercial Law, Creditor Issues, Leases.

>Lending Issues - Loan Documentation, Compliance, Modifications, Residential, Commercial, Factoring, Equipment, Franchise. Banking Law, Bank Workouts, Business Law Commercial Law, Debtor & Creditor.

>Default Loan Servicing Issues - Collection, Foreclosure, Land Contract Forfeiture, Receiverships, Creditor / Debtor Rights, Negotiations.

Find out why over 75% of my clients are referred. www.ProvenResource.com

Practice Areas
  • Real Estate Law
  • Business Law
  • Collections
  • Landlord Tenant
  • Foreclosure Defense
Additional Practice Areas
  • Contract Disputes
  • Loan Issues
  • Issues with Banks
  • Credit Cards Accepted
    We provide installment payment plans for those clients who qualify.
  • Rates, Retainers and Additional Information
    Affordable flat fee arrangements available.
Jurisdictions Admitted to Practice
  • Chaldean Neo-Aramaic: Spoken
  • Spanish: Spoken, Written
The Ohio State University Michael E. Moritz College of Law
J.D. (1990)
Michigan State University
B.A. (1987) | History
AV Rated - Preeminent
Martindale Hubble
Martindale - Hubbell AV Preeminent® Rating - is said to be the gold standard in attorney ratings. Lawyers are recognize by their peers for their strong legal ability and high ethical standards
AV Rated Preeminent
Martindale Hubbell
David Soble is ranked among an elite group of lawyers that hold a Martindale - Hubbell AV Preeminent® Rating -is said to be the gold standard in attorney ratings. Lawyers are recognize by their peers for their strong legal ability and high ethical standards.*
Client Service Award, 2016
Client Service Award - 2015
Professional Associations
Michigan State Bar # 49662
American Bar Association
Small Business Association of Michigan
Member - "Focusing on the Power of Small Business."
- Current
Activities: The Small Business Association of Michigan is the only statewide and state-based association that focuses solely on serving the needs of Michigan’s small business community. They have been successfully serving Michigan businesses since 1969. Their mission is the success of Michigan's small businesses. They do this through: Advocating for small business Bringing business owners together to share knowledge Creating collaboration and partnerships Delivering group buying power
Speaking Engagements
RADIO SHOW ON NEW RADIO MEDIA https://www.provenresource.com/radiocast
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
Legal expert for real estate investors
Dale Carnegie Graduate
Dale Carnegie
Legal Answers
146 Questions Answered

Q. Found Quit Claim Deed Joint Tenants in common from a deceased family member dated 2017 Wayne County MI. File it?
A: There is no such thing as joint tenants in common. If the deed was not prepared correctly before a death, it is invalid, regardless if it was filed. Deeds are legal documents that require specific legal la gauge to make proper conveyances of a party's property interest. Failing to have correct language has far -reaching consequences that often cannot be undone once executed. I suggest that you have a real estate attorney review the deed before you do anything further. See www.ProvenResource.com for more information.
Q. MI property owned by two but title never stated if joint tenants or common. Whats default then?
A: Michigan law presumes that without the "magic legal language" contained in the deed, the co-owners will own the property as tenants in common. This means that either party can sell, lease, or bequeath their interest in the whole, to anyone they please, without the permission of the other co- owners.
Q. Can me and my husband buy his mother's house on a land contract when husband and brother is in her will
A: Generally, yes, as their interest will be subject to the land contract that you and your husband take from your mother. People devise their property in anticipation death, however, circumstances change and if a person transfers property during their lifetime, (with certain restrictions and caveats) then the asset simply isn't there at the time of death. Nonetheless, make sure that you hire professional legal counsel to assist you with drafting the proper documents or you may have still have serious legal issues at a later date.
Q. Can a lawyer charge double just because theres two of us?
A: Your question raises more questions. However, generally speaking, representing multiple parties requires more work, so it will really depend on whether your legal interests are in line with each other or not. www.ProvenResource.com
Q. Do I have to group a house and additional lot together when remortgaging?
A: If the additional parcel and it's legal description was included in valuation of the property for the mortgage lender, then it should be included in the mortgage and encumbered by the same. If the title company 'missed" this parcel and this description initially, you may still have to correct this oversight under your 'compliance agreement" with the title company. The lender can take action against you as well, if indeed their loan was based in part on the additional security.
Q. Realtor failed to send my signed acceptance of offer b4 deadline and buyer walked. What is my recourse vs the realtor?
A: You should contact the realtor's broker to register you complaint. That's where you should start. The board of real estate has a grievance procedure as well. If all else fails, you might want to file a complaint with the Michigan's professional licensing division - LARA. Good luck, David
Q. Decease Step Mother Left no will, son name listed as one of the owners. Is my Father liable for the property still?
A: The question becomes "HOW" was your step mother's son left the home? What type of interest did he have on the deed? If your father's name is not listed on the property, what liability are your referring to, that he should have any concern about? Contact a real estate attorney who can review your documents. See also: www.provenresource.com
Q. Where can i find forms for quiet title?
A: There are no forms to quiet title to real estate. A quiet title action is performed by real estate attorneys. To quiet title is to litigate. If you have the time and experience to litigate a matter, and you are a licensed attorney, then you should feel right at home with the courts. Otherwise, check out this slide presentation: Five Reasons You May Not Even Need An Attorney -www.provenresource.com/slides Good luck! Remember, nothing of value is free.
Q. My mother in law bought us a house. Now she wants us to pay her back...
A: How unfortunate. If the intent was to give the money a gift, then generally speaking it will be considered a gift. Absent any documentation to the contrary - any promises or contracts as they relate to real estate must be in writing (Statute of Frauds).
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Contact & Map
31800 Northwestern Hwy
Suite 350
Farmington Hills, MI 48334
Toll-Free: (888) 789-1715