Existing user? Sign in
Share your needs with us, get contacted by law firms.
Free. Takes 2 min.
Free Guide to Hiring a Real Estate Lawyer
Browse our 1 legal question about Real Estate Due Diligence in United States and the lawyer answers, or ask your own questions for free.
Thank you for sharing the details of your situation. Based on the circumstances you described, you may have grounds to escalate the matter legally. You can file a case to request the appointment of a government engineer from Dubai Municipality...
Read full answerReal estate due diligence is the process of investigating a property before completing a purchase, lease, or financing transaction. In Keego Harbor, Michigan, due diligence covers title review, surveys, zoning and land-use checks, environmental and waterfront concerns, municipal code compliance, property tax and assessment review, and any homeowner association or deed restriction inquiries. Because Keego Harbor is a small lakeside community within Oakland County, buyers and sellers should pay special attention to shoreline and riparian issues, local zoning and building permit requirements, and county-level recording and tax processes. The overall legal framework combines Michigan state law, county recording rules and ordinances, and Keego Harbor municipal codes.
A lawyer experienced in Michigan real estate and familiar with Oakland County and Keego Harbor can protect your interests and reduce risk. Common situations in which legal assistance is advisable include:
- Title issues and defects - unresolved liens, clouded title, missing heirs, or conflicting ownership claims.
- Boundary and easement disputes - unclear lot lines, adverse possession claims, driveway or utility easements, and access rights to lakes or common areas.
- Environmental concerns - suspected contamination, historic fuel tanks, wetlands impacts, or state-level permitting issues that affect use or development.
- Zoning and land-use problems - nonconforming uses, need for variances or special land-use permits, or compliance with local zoning and building codes.
- Shoreline and riparian rights matters - dock permits, shore stabilization, water access rights, or disputes about lakefront use.
- Complex transactions - commercial purchases, mixed use developments, foreclosures, short sales, quiet title actions, or transactions involving multiple parties or trusts.
- Contractual disputes - problematic purchase agreements, contingency enforcement, earnest money or escrow disputes, and closing problems.
- Tax and assessment issues - unpaid property taxes, tax liens, assessment challenges, or questions about transfer tax liability.
- Condominium or HOA issues - review of declaration, bylaws, financial statements, pending litigation, special assessments, and membership obligations.
Even for straightforward residential transactions, engaging a lawyer for document review and closing support can help avoid surprises and ensure compliance with local rules.
The legal landscape for Keego Harbor real estate is shaped by multiple layers of law and local practice. Key aspects to consider include:
- State statutory framework - Michigan statutes govern property conveyances, deeds, recording requirements, mortgage and lien priorities, landlord-tenant rules, and the Michigan Seller Disclosure Act. Many procedural elements like deed formality and recording priority are determined at the state level.
- Oakland County recording and tax practices - deeds, mortgages, easements, and other instruments affecting title are recorded with the Oakland County Register of Deeds. Property tax assessments, delinquent tax procedures, and tax redemption rules are handled through county offices. Title searches and tax certificate reviews should reference county records.
- Keego Harbor municipal codes - the city sets zoning, building permit, occupancy, and local code enforcement rules. Zoning districts, setback requirements, maximum impervious surface limits, and other site-specific rules may affect development and property use.
- Waterfront and riparian regulation - properties on Cass Lake and adjacent waterways may be subject to shoreline protections, dock and pier permitting, and riparian access rules. State and local rules can affect shoreline stabilization and structure placement.
- Environmental regulation - state environmental laws and regulations, enforced by Michigan agencies, cover wetlands, groundwater protection, remediation requirements for contamination, and requirements for regulated activities. Local health departments may regulate wells and septic systems.
- Subdivision and land division controls - the Michigan Land Division Act and local planning rules govern lot splits, new parcel creation, and requirements for public utilities or road access.
- Condominium and HOA law - governed by state condominium statutes and local covenants, declarations, and bylaws. These rules impact resale disclosures, governance, assessments, and permitted uses.
Start with a title search and a review of the seller disclosure and purchase agreement. The title search reveals ownership, liens, mortgages, easements, and recorded restrictions. Early review helps determine if further investigation, such as a survey or environmental assessment, is needed.
A survey is often recommended, especially for corner lots, properties with unclear boundaries, lakefront parcels, or when structures or improvements may encroach on neighboring property. A current certified survey can prevent boundary disputes and clarify setback compliance with local zoning.
Yes. Waterfront properties may have riparian rights, shoreline setbacks, and dock or seawall permitting requirements. Michigan and local rules can restrict shorelines alteration, dredging, and dock placement. Confirm permitted uses and any restrictions before purchasing.
Determine whether the property is connected to municipal sewer or uses a septic system and whether there is a private well. Check inspection records, maintenance history, and any local health department requirements. Some local jurisdictions or lenders may require septic inspections or repairs prior to closing.
Request a tax status report from the county treasurer or use the county assessment records. You should verify current year taxes, any delinquent amounts, special assessments, and whether there are local liens for code violations or unpaid bills that could transfer with title.
Under Michigan law, sellers of most residential real estate must provide a written property disclosure statement describing known defects and material issues. There are statutory exemptions, but buyers should review the disclosure carefully and consider independent inspections.
Title insurance is common and protects buyers and lenders against losses from title defects, undisclosed liens, or prior claims. Lenders usually require a lender's title policy, and buyers often purchase an owner’s title policy for additional protection.
Yes. Zoning controls permitted uses, building size, setbacks, parking, and other site elements. If your plans conflict with current zoning, you may need a variance, special land-use approval, or a zoning change, which takes time and may not be granted.
Look for evidence of contaminated soils, underground storage tanks, floodplain or wetland presence, historic industrial uses nearby, and reports of spills. For certain concerns, a Phase I environmental site assessment is advisable, followed by further testing if issues are identified.
Due diligence periods vary by transaction type and negotiation. Typical residential contingencies range from 7 to 30 days, but parties can agree to shorter or longer periods. The timeframe should be explicit in the purchase agreement and tied to specific contingencies like inspections, financing, and title review.
When conducting due diligence in Keego Harbor, consider contacting or consulting resources such as:
- Keego Harbor City Hall and the city planning or zoning department for local ordinances, permit requirements, and zoning maps.
- Oakland County Register of Deeds for recorded deeds, mortgages, easements, and other instruments that affect title.
- Oakland County Treasurer or tax office for property tax status, delinquency records, and special assessments.
- Oakland County Health Division for septic system and private well guidance and any inspection requirements.
- Michigan Department of Environment, Great Lakes, and Energy for state environmental rules affecting wetlands, groundwater, and shoreline work.
- Licensed local surveyors to prepare or review property surveys and identify encroachments or boundary concerns.
- Licensed home inspectors and specialized inspectors for septic, wells, roofing, structural, and pest inspections.
- Local title companies and licensed real estate closing agents for title insurance and closing services.
- Michigan State Bar or local bar associations to locate qualified real estate attorneys with experience in Oakland County transactions.
If you need legal assistance with real estate due diligence in Keego Harbor, follow these practical steps:
- Gather available documents - prior deeds, the purchase agreement, seller disclosure, existing surveys, inspection reports, and any HOA or condo documents. Having records ready saves time and reduces initial costs.
- Order a title search and consider owner and lender title insurance to protect against hidden defects.
- Hire local professionals - an attorney familiar with Michigan real estate law and Oakland County practice, a licensed surveyor if boundaries or encroachments are a concern, and specialized inspectors as needed.
- Schedule necessary inspections - general home inspection, septic and well inspection when applicable, and environmental or structural assessments for higher risk properties.
- Confirm local compliance - contact Keego Harbor planning and building departments to verify permits, zoning compliance, and outstanding code violations that could affect the transaction or future use.
- Review findings with your lawyer - prioritize issues that require negotiation, remediation, or legal remedies before closing.
- Decide on remedies - negotiate repairs, credits, indemnities, or price adjustments, or consider walking away if the risks cannot be mitigated to your satisfaction.
- Proceed to closing with clear written agreements outlining any contingencies, repairs, or escrow holdbacks, and ensure transfer documents are properly prepared and recorded with the county.
If you are unsure how to begin, schedule a consultation with a local real estate attorney who can outline a tailored due diligence checklist, explain timelines and likely costs, and represent your interests during negotiation and closing.
