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answered on Mar 4, 2023
Not necessarily. I often have clients, particularly those without Realtors, that have me review an offer prior to submission to the seller. However, most standard contracts have attorney approval clauses which allow for attorney review once the contract is complete. Depending on where you live,... View More 
I have published newsletters previously, The previous management company's provided the mailing list. The current management company will not. Am I entitled as a owner, to the home-owner mailing list for that particular purpose?
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answered on Mar 2, 2023
The answer to this question will depend on the specific rules and regulations of your condominium association. Typically, condominium associations are governed by bylaws and regulations that outline how the association operates, including how information is shared and distributed to unit owners.... View More
What do I need to file (mothers death certificate?) in order to clear the house for future sale or for adding another family member to the deed? I have kept the taxes paid and up to date and currently residing in the house.
answered on Feb 20, 2023
In cases where the most recent deed in the chain of title reflects title held by co-owners "as joint tenants" and one of the co-owners passes away, the next step would be to
(1) complete a Surviving Tenant Affidavit a/k/a Deceased Joint Tenant Affidavit (example form:... View More
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
answered on Jan 27, 2023
First, call your lawyer and ask why he hasn't followed through. There may be some obstacle that's needs to be removed first, and he's working on it for you. Second, if your lawyer doesn't have a good reason for not following through, find another attorney. You can record... View More
Trying to fill out an Executors Deed. I have one executor but about 6 heirs/grantees. Do I just list each heir and their percentage and say individually? For example: John Doe (20%) individually, John Doe Jr. (20%) individually, etc. Should percentages not be included?
answered on Jan 23, 2023
An Executor's Deed or Administrator's Deed is generally utilized when the Representative is "selling" real estate to a third party.
On the other hand, when a representative is merely releasing the estate's interest in the property and confirming title in the heirs... View More
Soneone is paying 5.000 a yr they're signing marylou phebus she is deceased
answered on Dec 23, 2022
sounds like you should retain an attorney privately, since there could be some serious criminal activity going on
My stepmother gave me a property after my dad's death and now she is taking me to eviction court and the papers say possession only.
answered on Dec 20, 2022
I'm unsure of what you mean when you say she "gave" you the property. Did you receive a Deed to the property? I'm guessing not. If you were given a deed, then she would not be able to simply evict you.
Was the home held by your stepmother and father as joint tenants... View More
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
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
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?
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... View More
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... View More
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
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
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
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
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
There is no mortgage or liens on the property. The property needs to be rehabbed as it has mold and other issues.
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
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
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
I've been trying to recieve a federal grant/loan for buying a home. Down payment assistance is something my family needed, so we decided to try a USDA or FHA loan. We have been told by multiple loan officers that because of my place of employment, I cannot recieve these funds. I pay federal... View More
answered on Jun 3, 2022
No. Taxation without representation means that a group of people has a tax imposed on them by a government in which they had no right to elect a representative (such as a member of the Illinois House of Representatives, a state senator, a Congressman or US Senator) who could participate on behalf... View More
We own the home we live in with our daughter. She is living in another state. She is refusing to pay her share of the mortgage.
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answered on May 13, 2022
Any and all notemakers are jointly and severally liable for the indebtedness. There is no proportionate share unless some notemaker sues the other for contribution, and wins. Foreclosure is against the land and the lender can sue any notemaker for the entire debt or deficiency remaining.
I'm the adjacent property to a townhome association and they do not honor their obligations stated in their declaration. Specifically the sections that refer to my property being the Dominant Tenement and various zoning and municipal code ordinances that has actually caused serious damage to... View More
answered on Apr 26, 2022
You provide only general information so one can only provide a general answer. No neither you nor the police can force the Association to furnish you with its insurance policy unless you file suit for property damage, violation of an easement or whatever wrong has been committed. The declaration is... View More
The building owner just creates an invoice of his own on quickbooks and never shows the actual tax bill, and then bills me again for a revised tax bill. Should I be allowed to see the bill and then the revised bill?
answered on Mar 11, 2022
You should review the lease which should have a clause which describes how your proportionate share of the real estate taxes are calculated as well as language which provides you with the opportunity to review the tax bill as well as any other documents relied upon by landlord to pass through your... View More
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