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I am currently in the redemption period for a Judgment for Foreclosure and Sale, which will end on 04/03/2025. I anticipate receiving an offer to purchase my home sometime this week. The sheriff's sale date is yet to be set, but it will occur sometime after the redemption period ends. The... View More 
I'm giving a house to a relative in Illinois. The house is fully paid for. I want to know the cost involved in transferring the title to my relative, including any closing costs when using a lawyer.
I would like to ensure that my wife can take over our home mortgage if I die unexpectedly. She is not currently a co-signor or co-owner of the property, and we do not have an estate plan in place yet. I have a life insurance policy that could help cover the mortgage. What steps should I take?
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answered on Mar 16, 2025
Under federal law, when a home loan borrower dies and the house is inherited by a family member, such as a spouse, the lender may not call a loan due or force the family member to assume the loan. All your wife will need to do is notify the lender that you have passed and that she has inherited... View More
I had solar panels installed by Sunrun, and after a bad hail storm in May 2024, my roof needs repairs. Sunrun is supposed to remove and replace the panels for roof repairs according to their contract. Despite multiple emails, they haven't done so and keep assigning my complaint to different... View More
I am seeking assistance in drafting a demand letter to address the neglect of my property by the city. Years ago, the city altered the water flow on my street, failing to provide proper drainage. As a result, rainwater runs down my driveway, eroding my property down a hill. In March, this erosion... View More
As a landlord with a commercial tenant who serves alcohol, I am concerned about potential liability. The lease agreement does not contain specific clauses related to liability for selling alcohol, there haven't been any incidents involving harm caused by an intoxicated patron, and I am not... View More
answered on Mar 4, 2025
The short answer is yes. Look at the Illinois Dram Shop Act for more details, but a landlord of an establishment that serves alcohol may be jointly and severally liable for losses arising from the serving of alcohol.
I have a Transfer on Death Instrument that states: 'Upon my death, the described real estate shall be Transferred, Conveyed, and Quit Claimed to the designated beneficiaries in equal shares, per stirpes, to my friend H and Y, as tenants in common.' Does this language mean my friend H is... View More
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answered on Feb 27, 2025
No, that devise is to both H and Y at the same time when the grantor dies.
My mom created a revocable trust before she died, then amended it to specify, "Upon settlor's death, the following described real estate shall be transferred to [me]." Does that arrangement allow me to assume the current mortgage?
The Garn-St. Germain Act seems relevant here.
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answered on Jan 8, 2025
You do not have to assume the mortgage. Just notify the lender that you are the new owner, with documentation, and keep making the payments.
He has more recently threatened ms and told me to not contact . He said he going to move a trailer and his mother onto my land without asking or permission
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answered on Dec 4, 2024
Hire a competent IL attorney to sue for possession only from all occupants now. Do not get in an argument with them or they will get you criminally charged and have leverage. Let your lawyer handle it and forget about collecting rent monies for awhile.
I have text threads showing that $200,000 was agreed upon when I purchase the house I am currently renting. If they try saying they need more than $200K, are the texts enough to take to court?
answered on Nov 8, 2024
An Illinois attorney could advise best, but your question remains open for two weeks. Until you are able to consult with a local attorney, the short answer is that digital evidence such as texts, screenshots, emails and similar things are generally admissible today. Rules of evidence have expanded... View More
Brother has filed an claim for ejectment and wants me to leave my place of home .I hv lived on this property for ten yrs and held primary resident holder continuously I also paid the deceased 5000 dollars in August of 22 for the 2 acres I occupy of the 48.3 total acres of property that I have... View More
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answered on Oct 21, 2024
Receipt is not a deed, and sounds like rent. If you are also an heir, then counterclaim for a Sale For Partition.
My mother passed away in 2019. My grandmother had life insurance policy on her and agreed to pay the next three years of property taxes in Madison county Illinois. Well apparently she didn't, and I was served a certified letter about losing my home and property... Can I ask for an extension?... View More
answered on Oct 13, 2024
There is a redemption period for unpaid real estate taxes. Below is from the county clerk website from Madison County:
Contact us
Madison County Clerk
P.O. Box 218
Edwardsville, IL 62025
Call: 618 692-6290
Fax: 618-692 8903
Hours: 8:30 a.m. -... View More
After foreclosure, tenants not parties to foreclosure and no notice to lis pendens. Previous owners to mortgage never found. Tenants of 5 years on property. Day of eviction order, clearly are loading up their belongings and in process of moving but don't have everything out yet, landlord... View More
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answered on Oct 13, 2024
In Illinois, landlords must follow specific procedures when evicting tenants, even after a foreclosure. If you were evicted without proper notice regarding your personal property, the landlord may not have the right to dispose of your belongings immediately. Typically, landlords are required to... View More
US Bank Trust National Association, as trustee of the LB-Ranch Series V Trust by SN Servicing Corp. as attorney in fact, of Eureka, Calif., sold a residence at 212 S.E. Front in La Prairie to Mike Fuhrman of La Prairie for $12,000 on May 30. I don't understand the beginning of this statement... View More
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answered on Oct 9, 2024
It sounds like the trust managing your grandparents' estate took action to sell the property. The US Bank Trust National Association acted as the trustee, meaning they were responsible for handling the assets in the trust. Sometimes, when an estate isn't actively managed, the trustee may... View More
I did the ptax forms seller signed..now their atty who has the deed wants me to pay him 300 for the paperwork I already did to get the deed
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answered on Oct 4, 2024
What is your problem? Most contract for deed buyers get evicted and all monies forfeited. Either ay the lawyer or hire yours to enforce the contract.
I purchased a home in Zion on 06/29/22. I moved there on 08/14/22. I had a lemon thrown at me and a locksmith by neighbors the second day I moved in. I went to the police station immediately after it happened and they wouldn't let me file a report nor would they speak to my neighbors.... View More
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answered on Sep 20, 2024
It sounds like you’ve been through a lot, and it’s understandable that you’d want to take legal action after facing such harassment and lack of support. Suing the city can be difficult, but it’s not impossible if you believe their negligence or mishandling of the situation led to harm.... View More
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answered on Sep 9, 2024
Hire an IL attorney to search the title and draft the Deed.
answered on Jun 23, 2024
Yes, you can, but be sure that their Order Discharge has been entered and that no appeal has been timely taken from that Order.
Also, ensure that the bankrupts will not inherit, or learn of imminent inheritance, within six months of the discharge.
The Bankruptcy provisions enabling... View More
I filed an appearance and answer, I showed up to the court date but got scared and didn’t file an answer, I told judge this is too stressful I don’t want to be a part of this case, and now my lien isn’t recognized in the judgement.
Somebody told me all I had to do was file the answer... View More
answered on Jun 19, 2024
Your solution is to retain a real estate attorney, now. Nobody online can tell you what document to file without reviewing the case.
Failed to fix heat pump, roof is missing a shingle after storm, has tires stacked in yard, window unit has ruined wood siding, built a pallet fence connected to porch, removed spindles from railing to put a board as a ramp for animals without permission, and who knows what inside the house will not... View More
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answered on Apr 16, 2024
I apologize that you're dealing with a difficult situation with your contract for deed purchaser. However, I want to be very careful about providing advice, as the legal process for addressing breaches and pursuing eviction or foreclosure can be complex and varies by jurisdiction. The best... View More
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