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Patrick R. Drueke

Patrick Drueke’s Answers

15 total


  • Obtaining a deed.

    Purchased a property on land contract and paid it off 3 years ago. I have been trying to obtain a deed through the title company and the seller and cannot get it.

    Patrick’s Answer

    Prepare a new deed yourself and have the seller sign it and record it. It should be relatively easy.

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  • Does a deed or easement have to be recorded to be legal, valid & enforceable in Michigan?

    I purchased a piece of property that had been divided by the previous owner after the township approved his request to do based on a proposed easement to my piece of property. Without the easement my property is land locked with no road access. T...

    Patrick’s Answer

    Just record the easement. The register of deeds must record it if it is in recordable form.

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  • What is the estimated cost to change a neighborhood from a condo project to a subdivision

    This was never condominiums but 50 single family homes. We do have four common areas sides of the entrance and 2 other areas. We would like to propose changing to an actual subdivision eliminating the liability on the common properties and the n...

    Patrick’s Answer

    You will have a variety of costs involved including attorney fees, surveyor fees, engineering fees, and perhaps costs for title a commitment. It would be best for you to discuss what you would like done with an attorney. You can contact me at (616) 233-5175 if you would like to discuss costs, etc.

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  • Should I hire an attorney to prepare a quit claim deed?

    I was awarded the home in a divorce and now want to refinance. My ex-wife is on the title. Should I hire an attorney to prepare a quit claim deed? What if she refuses to sign it, which she may? How much would it cost? What happens if she refu...

    Patrick’s Answer

    You should review your judgment of divorce to see whether that helps with your question of if she refuses. A deed is simple and should cost little in attorney fees. You would also need to pay to record it.

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  • Can an association take your car for outstanding dues?

    owed $1800 to association in December received a letter from a Law Firm I called the Law Firm left a message and never received a return call. On January 10th I mailed them (Association) $1500 of $1600 owed they cashed the check on Jan. 14th never...

    Patrick’s Answer

    If the association has a valid unpaid judgment against you it can seize property and sell it to apply against the unpaid judgment.

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  • Our hoa has defined attic space as a general common element. Is that the practice? And who should pay 4 insulation improvement?

    All co-owners do not have access to the attic of an individual dwelling, so strictly speaking it should be a limited common element. It appears to me that the Association should be able to modify their documents to assign responsibility for impro...

    Patrick’s Answer

    • Selected as best answer

    It probably should be a limited common element. Has the transitional conrtaol date passed yet? If so perhaps the Board can look to amend the condo docs to make the change. If not, approach the developer to do the same.

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  • If the Mortgage co doesnt file any paper work with the county of deeds do you own the house free and clear?

    I have bought my house in 2006 and had gmac as the lender in 2009 I refinanced with the mortgage being sold to Bank of America and records shows at wayne co reg of deeds that the orignal mortg was discharged and the new was never recorded.

    Patrick’s Answer

    I would be surprised if your mortgage company does not record your mortgage. Regardless you will still owe them the amount you borrowed pursuant to the Notecypu signed promising to pay it.

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  • What type of attorney should I be looking for? Do I have a leg to stand on?

    I have a condo I purchased in 2006 . I rented it out in 2007 , according to the bylaws at that time it was OK . I provided documentation and whatnot to the association and management company . The management company has recently changed ( 2 -...

    Patrick’s Answer

    You likely cannot sue them for slander, but you can likely prove to them that the Board authorized your tenant and the lease that was in place. You should review the bylaws and gather the information you provided to the previous board. If you are sued you should contact an attorney to represent you. You may perhaps be entitled to a hearing before the Board prior to the time they file a lawsuit against you. Some bylaws require such a step.

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  • The holder of my land contract want to sell the contract again, how do we protect ourself, do we put a lean on the property.

    there is nothing in our agreement that says he can't sell the contract.

    Patrick’s Answer

    You can record a Memorandum of Land Contract, which provides everyone with record notice of your interest in the property. If you need assistance please contact me at 616-233-5175.

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  • Damaged by new owner of real property I need to void a deed presuming it voidable due to fraud how can this be done ?

    Damaged by property owner I as a non party to that sale examined the deed and noticed fraud within it. To show that new owner had no ownership authority to act as owner due to this fraud I need to void this deed. How can I accomplish this ...

    Patrick’s Answer

    If the purported owner did not own the property and attempted to deed you the property you should contact an attorney to determine the best course of action.

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