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Free Guide to Hiring a Real Estate Lawyer
Conveyancing is the legal process of transferring ownership of real property from one party to another. In Keego Harbor, United States, conveyancing follows Michigan state law as well as local rules and procedures in Oakland County and the City of Keego Harbor. Typical conveyancing tasks include preparing and reviewing deeds, conducting title searches, addressing title defects, handling closing paperwork, and recording documents with the county Register of Deeds. Many transactions also involve survey review, title insurance, mortgage documentation for financed purchases, municipal zoning and permit checks, and seller disclosure requirements under Michigan law.
Conveyancing can raise legal and practical issues that are best handled by a lawyer. You may need a lawyer when:
- Buying or selling residential or commercial property and you want someone to review contracts, clear title issues, and handle closing paperwork.
- A title search reveals defects such as liens, judgments, unresolved mortgages, or gaps in prior deeds.
- The property is part of an estate or probate administration and requires legal steps to transfer ownership to heirs or buyers.
- Boundary disputes, easement conflicts, encroachments, or adverse possession claims arise about the property.
- Zoning, land-use, or municipal code compliance questions affect the intended use of the property.
- Complex financing is involved, such as commercial loans, construction loans, or refinancing that requires careful document review.
- You are dealing with municipal requirements for lakefront or shoreline properties, environmental issues, or unresolved code violations.
A lawyer experienced in Michigan real estate and local practice in Oakland County can protect your legal rights, identify risks, negotiate solutions, and ensure recording and closing are performed correctly.
Key legal and administrative aspects relevant to conveyancing in Keego Harbor include the following.
- State law and deed formalities: Deeds and conveyancing documents must comply with Michigan statutes regarding form, signatures, notarization, and delivery. Properly executed deeds are required for clear transfers of title.
- Recording and public records: Deeds, mortgages, satisfactions, easements, and other instruments must be recorded with the Oakland County Register of Deeds to provide public notice and priority. Verify recording requirements and fees with the county office.
- Title and title insurance: Title searches identify existing liens, encumbrances, and recorded interests. Title insurance is commonly used to protect buyers and lenders against undisclosed defects and claims that may surface after closing.
- Seller disclosures: Michigan law and case practice require sellers to provide material disclosures about known defects and conditions. Buyers should review seller disclosure statements closely and follow up on any issues.
- Property taxes and tax prorations: Real property tax obligations are handled by the Oakland County Treasurer and local taxing authorities. At closing, taxes are prorated and any unpaid tax amounts or liens will need to be addressed.
- Zoning, building codes, and municipal permits: The City of Keego Harbor administers local zoning and building regulations. Uses, setbacks, accessory structures, and shoreline rules may affect conveyancing, especially for lakefront properties.
- Easements, lakeshore rights, and riparian issues: Waterfront properties may involve riparian rights, shared docks, lake-level rules, and easement agreements. These matters can affect use and value and should be investigated in the title search and survey review.
- Land division and surveys: Michigan regulations and local ordinances govern lot splits, land divisions, and requirements for recorded surveys or legal descriptions. A current survey can be crucial for clarifying boundaries and preventing disputes.
Typical steps include contract negotiation and execution, buyer due diligence, title search and review, ordering survey and inspections, resolving title or lien issues, securing financing and title insurance, preparing and reviewing closing documents, funds exchange at closing, and recording the deed and mortgage with the county Register of Deeds.
Closings commonly take 30 to 60 days from contract acceptance for a standard residential sale, depending on financing, inspections, title issues, and the responsiveness of all parties. Cash deals or simple transactions can close faster, while probate, commercial deals, or complex title defects can take longer.
Who pays closing costs depends on the contract between buyer and seller. Typical costs include title search fees, title insurance premiums, recording fees, transfer taxes or municipal fees, attorney or closing agent fees, lender fees for financed purchases, prorated property taxes, and any negotiated seller concessions.
Title insurance is optional but strongly recommended. Owner's title insurance protects a buyer against many hidden title defects, undisclosed liens, or claims that arise after closing. Lenders usually require a lender's title policy when a mortgage is involved.
Deeds, mortgages, satisfactions, and related instruments are recorded in Oakland County with the Register of Deeds. Recording creates public notice and establishes priority among competing claims.
Check local zoning classifications, permitted uses, setback and height rules, building permit requirements, code violation history, and any special waterfront or environmental regulations that apply. Contact the City of Keego Harbor administrative or building department to confirm permit and zoning status for your intended use.
If a title search reveals a lien, judgment, unresolved mortgage, or other defect, those issues must be cleared before or at closing. Solutions include paying off liens from closing proceeds, obtaining releases or satisfactions, negotiating seller cure provisions, or purchasing title insurance with exceptions and endorsements. An attorney or title company can help resolve or mitigate the risk.
Property taxes are prorated at closing based on the tax year and the closing date. Any outstanding tax liens must be addressed as part of title clearance. The Oakland County Treasurer handles tax collection and can provide details on current tax amounts and installments.
Yes. Waterfront properties can involve riparian rights, shared access or dock agreements, shoreline maintenance obligations, and local or state environmental restrictions. Review surveys, recorded lake access or dock easements, homeowner association rules, and any permits or restrictions related to the shoreline.
In Michigan, parties can technically complete real estate transactions without an attorney, and some buyers and sellers use title companies or closing agents. However, an attorney is valuable when contracts are complex, title issues appear, probate is involved, or when you want legal advice to avoid future disputes. For complex or high-value transactions, consulting a licensed Michigan attorney is advisable.
Useful local and state resources include the Oakland County Register of Deeds for recording and public record searches, the Oakland County Treasurer for tax information, the City of Keego Harbor municipal offices for zoning and permitting questions, and the Michigan Department of Licensing and Regulatory Affairs for statewide regulatory guidance on real estate licensing and statutes. The State Bar of Michigan can provide information on finding a licensed real estate attorney or local legal aid options. Title insurance companies and professional surveyors in Oakland County are also practical resources when evaluating property boundaries and title matters.
If you need legal assistance with conveyancing in Keego Harbor, consider these practical next steps.
- Gather documents: collect the purchase agreement, existing deed, mortgage payoff information, recent tax statements, any surveys, seller disclosure forms, and homeowners association documents if applicable.
- Order a title search and review the preliminary title report to identify outstanding liens or encumbrances.
- Obtain a current survey if boundaries, encroachments, or easements are a concern.
- Consult a local attorney experienced in Michigan real estate law to review contracts, advise on title issues, prepare or review closing documents, and represent your interests at closing.
- Contact the Oakland County Register of Deeds and the City of Keego Harbor building or zoning department to confirm recording procedures, fees, and local permit or zoning requirements.
- If you are financing the purchase, coordinate with your lender early to meet their documentation and timing needs.
- Ask for a written estimate of closing costs and a proposed closing date, and confirm who will handle the closing and recordation.
Conveyancing involves legal, financial, and practical steps. Engaging experienced local professionals helps reduce risk and ensures a smoother transfer of property ownership in Keego Harbor. If you are unsure about any matter, contact a licensed Michigan real estate attorney for tailored legal advice.
