Jacob P. Sartz IV’s Answers

Jacob P. Sartz IV

Grand Rapids Criminal Defense Attorney.

Contributor Level 8
  1. Six siblings own land in Michigan, two have not paid taxes in years, four want to sell: can we sell without consent of the 2.

    Answered about 3 years ago.

    1. Jacob P. Sartz IV
    2. Alan D. Walton
    3. J David Hopkins
    4. Benjamin I. Hirsch
    4 lawyer answers

    I'd recommend that you or your siblings retain a real-estate attorney to assist you with this matter. You'll need someone to carefully review your title. Ideally, each sibling should have their own lawyer, if possible, so they individually can obtain the specific legal advice they need for their particular circumstances in relation to the potential transaction. Based on your description, there could be some significant obstacles to selling the entire property to a potential buyer. Disputes...

    6 lawyers agreed with this answer

  2. My landlord gave me 30 day eviction notice today. He says he's selling the home and wants me out.

    Answered almost 4 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    I would recommend that you consult privately with an attorney to assist you with this matter. If you need specific legal advice, you should retain an attorney to assist you with your particular circumstances. The written language of leases are very important. In some leases, either party may terminate the lease early with proper notice, even if both parties agreed to a fixed term written lease. However, tenants have rights to defend their lease. These matters often depend on the particular...

    1 person marked this answer as helpful

  3. Landlord in foreclosure, spent my deposit and still demanding rent.

    Answered over 4 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    My advice would be to consult with an attorney regarding this matter. You may have a legal claim for your security deposit and possible defenses against your landlord's claims for money. This answer does not provide specific legal advice. If you want specific legal advice and representation, you would need to consult directly with an attorney. I advise you to do so because you may have some legitimate defenses and a possible claim against your landlord, assuming you follow the proper steps....

    1 person marked this answer as helpful

  4. Can both parties be convicted of armed robbery if witness testifies only one said they had a gun .

    Answered over 4 years ago.

    1. Jacob P. Sartz IV
    2. Ronald S. Pichlik
    3. Dennis H. Sullivan Jr.
    3 lawyer answers

    Whomever needs specific legal advice related to this question should consult with an attorney who has all the information available, including applicable police reports or whatever else the prosecutor had potentially intended to use as evidence. Generally speaking, a person is presumed innocent until proven guilty. The prosecuting attorney would need to prove their case beyond a reasonable doubt. Questions of fact, i.e., guilt or innocence, are matter for a jury or judge. Juries or judges...

  5. I rent my home if its not listed with thecity as a rental house does that void the lease?

    Answered over 4 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    My first advice would be to contact an attorney regarding this matter. Some properties may be exempt from registration if they meet certain requirements. You need to verify that the registry requirements apply to your particular property. Local ordinances vary significantly depending on your location. I advise you to consult with a local attorney prior to taking any steps regarding this lease. Speaking in general terms, a tenant may have a legal defense against a landlord if the landlord...

  6. What is considered "reasonable time" for a landlord to make repairs to an external lock on a dwelling?

    Answered over 4 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    My first advice is to contact an attorney to assist you with this matter. The first question is whether your requests and their responses have been in writing. Under current Michigan landlord-tenant law, written communications are an important component with these types of matters. Speaking in general terms, landlords have a duty to make the premises habitable for their tenants. Tenants have a couple of options when confronted with an issue that impacts the habitability of their home. In...

  7. Hello im Ryan,how do i take care of my two year probation,

    Answered over 4 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    My first advice would be to retain council to assist you with this matter. Completing probation can be challenging. However, the important thing is maintaining communication with your Probation Officer and making an effort. Occasionally, things do not go smoothly. If a probationer is ever charged with a probation violation, they should receive a notice listing the terms of probation that were allegedly violated. The next step is arraignment before a judge. This is not an exhaustive list;...

  8. Will there be a hold on my licence

    Answered over 4 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    Please consider retaining an attorney to assist you with these pending license issues. There are a couple of potential issues here. The first issue is the current status of this new ticket. With civil infractions, you have a right to hearing. Did you request a hearing for unpaid second ticket? Is it past the date to request a hearing? Has the court already defaulted you on this ticket? Carefully review your ticket again. The second issue is whether you were charged with a misdemeanor or...

  9. My landlord has defaulted on his mortgage and the bank now owns the home. Does he have the right to enter the home now?

    Answered over 4 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    My first advice would be to consult with an attorney. Given the urgency of the situation and short period of time, you may need to take quick legal action if you wish to continue the remainder of your lease. Speaking in general terms, even after a home has been foreclosed on at a sheriff's sale, the original owner still has a right to "redeem" the property, i.e., buy it back, for up to six months, or longer, depending on the situation. Owners of most residential properties have redemption...

  10. Can I evict a person who never paid rent and was never on the lease?

    Answered almost 5 years ago.

    1. Jacob P. Sartz IV
    1 lawyer answer

    My first advice would be to hire an attorney to assist you with process. Ultimately, you may need to file a civil complaint in your local district court if she refuses to leave. As a land-lord, you have a legal right to evict your tenant for cause as long as you follow the proper procedures. Attempts at self-help by locking tenants out, changing locks, etc., are strongly discouraged and may result in harsh legal consequences for land-lords, so the better option is to follow the applicable...