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Illinois Real Estate Law Questions & Answers
1 Answer | Asked in Real Estate Law and Family Law for Illinois on
Q: Can my brother-in-law’s aunts and uncles take away his home and property?

My brother-in-law bought a house from his grandma 4 years ago to avoid inheritance fees. Since then he has put $40k into the house and paid the property taxes. We have also bought the house/property to avoid losing it in his divorce (so it is in our name). He is not currently living there as there... View More

Cheryl Powell
Cheryl Powell
answered on Feb 26, 2024

Your grandma is still alive or there would be no inheritance fees. A lawyer should have been consulted. There is a 5 year look back period. If she goes into a nursing home within 5 years of selling or giving away property for less than fair market value she is penalized and yes, they can have a... View More

0 Answers | Asked in Real Estate Law for Illinois on
Q: I'm building a house on my property, will a title be issued when the build is complete?

When the build is complete will the house and property be combined into 1 deed/title?

0 Answers | Asked in Real Estate Law and Education Law for Illinois on
Q: Is it legal for a school district board to purchase land with the intent to sell excess property later at a profit?

The district has policies that do not allow land purchase as an allowable investment vehicle.

0 Answers | Asked in Real Estate Law, Insurance Defense and Landlord - Tenant for Illinois on
Q: How to get ex's name off an insurance settlement check for a home he has no financial interest in.

When I took out a home insurance policy, I listed my Ex as on it so that his personal property would be covered. There was a fire. I have come to find out that the Ex was listed on the whole policy. I did not know this was the case, and did not intend it to be so, as the home is solely in my name,... View More

1 Answer | Asked in Real Estate Law and Tax Law for Illinois on
Q: Do home real estate capital gains have a window in which reinvestment would be considered a wash sale?

This would be related IRS topic 701 capital gain exclusion from a home sale.

James L. Arrasmith
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answered on Jan 31, 2024

In the context of IRS Topic 701 and the capital gain exclusion from a home sale, the concept of a "wash sale" generally doesn't apply. The wash sale rule is primarily associated with securities, like stocks and bonds, and aims to prevent taxpayers from claiming a tax loss on a... View More

1 Answer | Asked in Real Estate Law and Small Claims for Illinois on
Q: I sold property and new is suing me what do I do

I have court date

Anthony M. Avery
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answered on Jan 15, 2024

You will need an IL attorney to represent you. Time is limited or a default will occur.

1 Answer | Asked in Contracts and Real Estate Law for Illinois on
Q: A contractor and I did a real estate investment for 15k and 30 k was given after the sale . No response back run off.

I run off with my money, n I have texts messages of the deal .

James L. Arrasmith
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answered on Jan 11, 2024

In your situation, where a contractor has taken your money without fulfilling their part of a real estate investment deal, you have several legal options to consider. The text messages you have can serve as evidence of the agreement and the contractor's obligations.

First, you may...
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1 Answer | Asked in Real Estate Law for Illinois on
Q: I am a commercial condo owner who is not part of the association (except for paying monthly dues and special

assessments). My association recently informed me that they miscalculated my monthly association dues for the past three years and is requesting that I pay the difference by the end of this month. Am I legally required to pay the difference caused by the association's past miscalculation?

Anthony M. Avery
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answered on Dec 18, 2023

If you own a condominium, then your title is subject to the Master Deed and all the Restrictions. Your title is coexistent with others, and all are subject to numerous covenants that run with the property.

1 Answer | Asked in Identity Theft and Real Estate Law for Illinois on
Q: Someone applied for a home equity loan using my name and a previous address (rented, not owned). What is my recourse?

Bank canceled submission due to fraud. Can I attempt to collect damages from this person trying to use my credit standing for their benefit?

Anthony M. Avery
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answered on Dec 11, 2023

You can sue for a property tort, fraud, identity fraud , etc., but collecting a judgment will be difficult. Consult with an IL attorney, but research everything available about your defendant first.

1 Answer | Asked in Real Estate Law for Illinois on
Q: In IL, if property has 2 people on the deed but only 1 person on the mortgage & the property is sold, who gets proceeds?

The person that is both on the title and the mortgage does not want to claim any of the proceeds on the sale of the home but is concerned about having to pay taxes on sale.

T. Augustus Claus
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answered on Oct 20, 2023

In Illinois, if a property has two individuals on the deed and only one on the mortgage, the distribution of sale proceeds should be based on a clear agreement between the parties. The person on both the title and mortgage may opt not to claim any proceeds but should document this decision in... View More

1 Answer | Asked in Real Estate Law for Illinois on
Q: How can I resolve joint tenants sibling relationship with a quick claim deed which was left to us by our mother?

My mother passed and had a quick claim deed left for my brother and I. It states 1/2 of her interest was for me and the other 1/2 of her interest was for my brother. He has now moved out of state and feels does not have to continue to help on utilities since he is not living here. We are joint... View More

Anthony M. Avery
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answered on Sep 13, 2023

If enough equity, you might sue for a Partition Sale.

1 Answer | Asked in Real Estate Law for Illinois on
Q: Can a Common Interest Community Board amend the Association Bylaws without resident members voting in Illinois?
T. Augustus Claus
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answered on Aug 28, 2023

In Illinois, the authority to amend the Association Bylaws of a Common Interest Community (such as a homeowners association or condominium association) typically lies with the governing board, subject to the requirements outlined in the existing bylaws and state law. The process for amending bylaws... View More

1 Answer | Asked in Real Estate Law for Illinois on
Q: Looking to get help with a Chain of Title
Anthony M. Avery
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answered on Aug 28, 2023

Hire a competent IL attorney to search your title and determine ownership.

1 Answer | Asked in Consumer Law, Real Estate Law and Landlord - Tenant for Illinois on
Q: Can we ask the Court for a Default judgement against 2 of 3 served defendants at this time?

I have invested countless hours researching facts, law, and evidence, and ultimately we filed an 88 page, 11 count complaint in the McLean County IL Circuit Court pro-se, asking for at least $144,000 in damages against three defendants. This was filed on July 3, with the corporation's... View More

James G. Ahlberg
James G. Ahlberg
answered on Aug 16, 2023

Probably. Depending on the wording of your complaint (your attachment won't go through this system) it's possible you'll be limited to a default judgment as to liability and still need a hearing at which you prove your damages and each defendant has an opportunity to try to disprove... View More

1 Answer | Asked in Bankruptcy, Employment Law, Products Liability and Real Estate Law for Illinois on
Q: i owe to CarleBromenn hospital 28000, i had not insurance on those days, is there something that i can do? thanks

i owe to CarleBromenn hospital 28000, i had not insurance on those days (i get into emergency room due to a kidney stone), my insurance were activated like a week after that and i have no way to pay 28000, thanks

Timothy Denison
Timothy Denison
answered on Jul 17, 2023

You might look into filing a bankruptcy, depending on your financial situation.

1 Answer | Asked in Real Estate Law for Illinois on
Q: Sold property 3yrs ago quit deed sale buyer never recorded now town fining me for violations can I resell to pay fines?
James G. Ahlberg
James G. Ahlberg
answered on Jul 17, 2023

No. Once you've received payment and delivered a deed to the buyer you no longer own it. You can't sell what you don't own. Contact the town, provide them a copy of the deed, let them know when that transaction took place and give them the buyer's name, address, telephone number... View More

1 Answer | Asked in Consumer Law, Estate Planning, Foreclosure and Real Estate Law for Illinois on
Q: If my dad gave me $215,000 as a gift to buy a house in IL and the mortgage is in my name can I kick him out?

My dad gave me $215,000 to buy a house as a gift. The mortgage broker prepared a gift letter for me (19) to purchase this house in my sole name. I dislike my dad and he is toxic to my mental health. Down the road, I would like to kick him out of my house, since my name is on the mortgage and... View More

Liu "Margaret" Yang
Liu "Margaret" Yang
answered on Jul 10, 2023

You're going to need more than free advice on the internet. Consult with a local real estate attorney ASAP.

1 Answer | Asked in Real Estate Law and Landlord - Tenant for Illinois on
Q: Can a renter in Illinois claim property from the land lord after living there for twenty years?

If a renter occupies the property for twenty years can they claim the property through squatter rights. Would attending the condo association meetings, and paying fees be enough. Are there any other actions the renter would need to take to get the property?

James G. Ahlberg
James G. Ahlberg
answered on Jun 29, 2023

If you are a renter you are a permissive user. In other words, the owner of the property has given you permission to occupy it. Permissive use NEVER ripens into a situation allowing you to claim adverse possession (what you refer to as squatter rights). The only action you can take to get the... View More

1 Answer | Asked in Real Estate Law for Illinois on
Q: I'm interested in turning a lake house property into a co-op with about 20 owners. Can any real estate lawyer cover this

This is a single family home in the midwest US (MI, WI, IL, IN) and we plan to simply divide up the days each owner can use the property. No leasing/renting will be allowed.

Erik K Jacobs
Erik K Jacobs
answered on Jun 21, 2023

Sure - there are a few ways to go about doing this. For instance, you can create an LLC to own the property and then set forth the members rights and responsibilities in an operating agreement.

1 Answer | Asked in Real Estate Law for Illinois on
Q: Buyer did not show for closing. Seller had vacated property day before closing. 14 days later buyer has still not closed

Seller is staying with friends, she is 72 yrs old, retired and cant even put an offer on another home. Any recourse possible?

James G. Ahlberg
James G. Ahlberg
answered on Jun 8, 2023

Seller should find an attorney practicing in the field of real estate an make an appointment immediately. She should bring all the paperwork related to this transaction to the appointment. There is a remedy called "specific performance" which may be available to her if the real estate... View More

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