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Illinois Real Estate Law Questions & Answers
1 Answer | Asked in Contracts and Real Estate Law for Illinois on
Q: What sort of contract will guarantee me compensation for money put into a house I don't own?

My boyfriend is buying a home we will live in together. The loan is VA so I can't be on the title until we are married, but I don't want to invest money into renovations if I have no legal rights to it. Is there any sort of contract we can create and sign that promises to pay me back a... View More

Bryan R. Bagdady
Bryan R. Bagdady
answered on Oct 24, 2022

I always counsel boyfriend/girlfriend client situations to ask themselves what documentation would they want if the other person were not your boyfriend/girlfriend. It is a mistake to think that the status of boyfriend/girlfriend has anything to do with the commercial arrangement of loaning money.... 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 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: 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: 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 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 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 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: I'm in Chicago, how do I remove the lien from my property after I fully paid the balance?

The lien is placed by the City of Chicago due to unpaid parking tickets. I paid all of them and I am in position of receipts.

Erik K Jacobs
Erik K Jacobs
answered on May 25, 2023

If the City has recorded a lien against the property in the Cook County Recorder's Office then you will need a release of lien from the City to have it removed.

1 Answer | Asked in Real Estate Law and Legal Malpractice for Illinois on
Q: IF A LAWYER REPS THE PROPERTY AND THE PROPERTY HAS EMPLOYEES AND TENANTS THE LAWYER THEN HAS TRIPLE DUTY

sorry its a hotel should have been clear and guest was injured while living on property and bed bugs was the cause instead if him doing the right thing he illegal eavesdropped acts of retaliation , harassed hacked computer slowing her prep dow for case which caused her to not make it to court. He... View More

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

No. A lawyer has a duty to his client (typically the seller or the buyer of the property). He has no duty to the property itself and no duty to employees who work on the property.

Q: so a land patent protects the property within the land patent if the holder steps foward
James G. Ahlberg
James G. Ahlberg
answered on Feb 1, 2023

I don't mean to sound rude, but you've made a statement rather than asking a question. Do you have a question? You'll want to use somewhat correct terminology. A "land patent" typically refers to the initial grant of a piece of land by the government to an individual or... View More

1 Answer | Asked in Real Estate Law and Tax Law for Illinois on
Q: I found my dad's estate house after years it's under tjomas phebus and marylou phebus my grandma. Fraud going on

Soneone is paying 5.000 a yr they're signing marylou phebus she is deceased

Carli Jo Aelker
Carli Jo Aelker
answered on Dec 23, 2022

sounds like you should retain an attorney privately, since there could be some serious criminal activity going on

1 Answer | Asked in Real Estate Law and Contracts for Illinois on
Q: I'm buying my house on contract and I'm late in my payment but in the contract it says I have 14 days of the notice to

Fix the default well she already has put a for sale sign in the yard and has the house on market place for sale for 20,000 and I was only paying 10,000 also have already paid 9,000 so only owe 1,000. What can I do?

Erik K Jacobs
Erik K Jacobs
answered on Oct 14, 2022

Well, Illinois law deals specifically with Installment Contracts in the Installment Sales Contract Act, 765 ILCS 67/1 et seq.

Under that Act, a purchaser who is in default has a 90-day period to cure the default before a seller can bring any sort of action against you. Further, under the...
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1 Answer | Asked in Real Estate Law and Small Claims for Illinois on
Q: Need help petitioning for surplus funds
Erik K Jacobs
Erik K Jacobs
answered on Jul 19, 2022

Are you referring to surplus funds that have been deposited with the Circuit Clerk after a foreclosure sale?

Erik Jacobs

Erik K. Jacobs | Cicero, France & Alexander, P.C.

6323 E. Riverside Blvd, Rockford, IL 61114

(815) 226-7700 |  (815) 226-7701 Fax...
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1 Answer | Asked in Real Estate Law for Illinois on
Q: Does a BPO have to disclose they were a bidder for a real estate deal.

I'm selling a house. I had received multiple offers on the same day. I had 1 come in slightly over asking and another buyer come in a-lot higher over asking. I choose the higher of the 2. The bank then did a BPO assessment. The appraiser waited till the last day of the contingency for the... View More

Steve McCann
Steve McCann
answered on Jul 12, 2022

Are you represented by an attorney in this transaction? If so, your attorney would be in the best position to answer your questions. If you are not, you absolutely should be. Many of us represent sellers on a flat fee that is only a few hundred dollars. As an attorney for the seller, we... View More

2 Answers | Asked in Real Estate Law for Illinois on
Q: We have a real estate agent who wants to cancel our contract & our relatives…

We hired a real estate agent to represent our home and my grandfather hired her to represent his home. Due to an issue between her and I, she wants to cancel our listing contract early. She also wants to cancel our grandfathers for no apparent reason. He is furious as his house has been listed with... View More

Steve McCann
Steve McCann
answered on Jul 12, 2022

Are the properties referenced in Illinois? If so, it is in your best interest to organize all documents that are relevant to this matter, including the listing agreement(s) with the realtor, and consult with an Illinois attorney. We can review the information, speak with the relevant parties, and... View More

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1 Answer | Asked in Real Estate Law for Illinois on
Q: Are buyers allowed time to back out of the accepted offer without losing the earnest money?
Erik K Jacobs
Erik K Jacobs
answered on Jul 5, 2022

The answer depends on the language in the contract. Oftentimes buyers are allowed to cancel a contract if a contingency fails. There are a number of different buyer contingencies that can be found in contracts - financing, appraisal, subject to the sale of the buyer's home, inspection, etc.... View More

1 Answer | Asked in Real Estate Law for Illinois on
Q: My husband has power of attorney of his father's finances. Does he need his father's signature for a quit claims deed?

There is no mortgage or liens on the property. The property needs to be rehabbed as it has mold and other issues.

Erik K Jacobs
Erik K Jacobs
answered on Jun 22, 2022

Well, this is a tricky situation. First, is your father-in-law competent? If so, then he should handle the transaction on his own. It is much cleaner that way. If he is not competent, then an important question would be "who is your father-in-law quit claiming the property to?" If it... View More

1 Answer | Asked in Real Estate Law and Family Law for Illinois on
Q: Back in 1997 I was married and my then husband purchased a house.

I had to sign "Solely for the purpose of waiving homestead rights" It states that right on the documents. He was the guarantor. Not me. We are divorced and have been for 22 years. He is now in default on that loan and it is coming up on my credit report. The mortgage company won't... View More

David Giffin
David Giffin
answered on Jun 8, 2022

Under Illinois law, married couples can be held jointly responsible for certain debts that arise during a marriage, even if only one spouse signs off on the debt. Solely waiving your homestead rights would likely not affect or limit this legal rule. Assuming you or your family lived in the home... View More

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