DGAA bLAWg

Buying a Foreclosed Rental Property in Chicago? Think Twice!

Web Admin - Friday, April 22, 2016

foreclosed rental property, Illinois Real Estate Lawyers During the Great Recession, and the slow recovery thereafter, thousands of property foreclosures occurred across the country. Some individuals who were most affected by these foreclosures were renters living in a home or other dwelling where the landlord's property was foreclosed. 

In response to the harm that renters were suffering in Chicago, the Windy City specifically enacted an ordinance to help protect renters from foreclosure on properties located in the City of Chicago. 

The Keep Chicago Renting Ordinance was specifically crafted to help protect renters from foreclosures, and placed substantial obligations on landlords/property owners. However, anyone who is considering buying a foreclosed rental property in Chicago should be advised of these obligations under the law, and should be fully appraised of the potential consequences they could face as the new owner of the property. 

If you are considering purchasing a Chicago property for rental purposes, consider discussing your situation with a lawyer as soon as possible.

The Keep Chicago Renting Ordinance was enacted in the fall of 2013 and revised in the spring of 2015. When the ordinance was originally created, it carved out many protections for renters, but the amendments went further to strengthen and increase those protections. Many obligations are put onto any new owner who purchases the foreclosed rental property. 

Requirements for the Purchasing Landlord

New owners of a foreclosed rental property have many obligations to tenants under the Keep Chicago Renting Ordinance. Some of these obligations include:

- Providing written notice of new ownership to tenants. When a new owner takes over a foreclosed rental property, the new owner must provide written notice to all tenants. The notice must inform tenants of the change in ownership due to the foreclosure, identify the new owner, establish where to pay rent and how to request repairs, and must detail tenants’ rights under the Keep Chicago Renting Ordinance (an English, Spanish, Polish and Chinese translation of the Ordinance must be provided). Notice must be given within 21 days of taking ownership, or within seven days of learning a tenant’s identity. The notice can be hand delivered (to tenants over the age of 13) or mailed to the tenant’s address, and an additional notice must be posted on the primary entrance to the property. New owners must collect tenant disclosure forms. 

- Collecting tenant disclosure forms from all tenants. New owners must decide to keep renting to a tenant or to offer relocation assistance. A new owner can decide if a tenant will stay or go after gaining ownership of the property. Within 21 days of taking ownership, the owner must provide tenants with a form requesting information about the tenant. Upon return of the form from the tenant, the owner has 21 days to decide if the tenant will stay or go and must notify the tenant of the decision. 

- If the decision is to let the tenant stay, then the owner must provide the tenant with a renewal or extension of their rental agreement. Any rent increase cannot be more than 2 percent. 

- If the decision is that the tenant must go, then the owner is obligated to provide qualified tenants with a relocation fee of $10,600 within a week of the tenant vacating the rental property. 

These are just a few consideration potential buyers of foreclosed rental properties should consider. If you would like to discuss what legal obligations you might have to tenants of a foreclosed rental property upon assuming ownership, you can discuss your concerns with the skilled Illinois real estate lawyers at our firm. We serve the communities of Schaumburg, Des Plaines, Riverwoods, Kenilworth, Long Grove, Rolling Meadows, Barrington, Arlington Heights, Inverness, and Deer Park. Please call 847-934-6000 to speak to a member of our team.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/ commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.


Sources:
http://www.cityofchicago.org/content/dam/city/depts/bldgs/general/Tenant%20Ordinance/Keep_Chicago_Renting_Ord.pdf
https://chicago.legistar.com/View.ashx?M=F&ID=3706622&GUID=A2C5368B-910F-4485-BD73-116F5F10374C

Zoning of Real Estate

Web Admin - Tuesday, January 19, 2016

zoning of real estate, Illinois Real Estate AttorneyIf you are a business owner searching the market for commercial real estate, it is critical to be aware of, and understand, the various zoning laws. These laws will impact what you are allowed to do on the property. Therefore, determining the types of activities your business will engage in is also important when looking for commercial property. 

What Do Zoning Laws Do? 

Under Illinois law, local municipalities can utilize zoning laws (also referred to as zoning ordinances or land use regulations) in order to protect communities and regulate their growth. These laws establish zones of property that can only be used for specific purposes. There are numerous types of zones, including: 

1. Residential;

2. Commercial, such as retail stores, office buildings, and hotels;Industrial, which involves manufacturing facilities;

3. Agricultural, which are areas designated for farming activities; and

4. Recreational. 

Hence, for example, an individual would be prohibited from opening a manufacturing plant in an area zoned for residential use. However, most real estate, with the exception of single-family homes and lots, can be commercial real estate, as you have probably seen an old building once used for manufacturing changed into office or retail space. 

Zoning laws regulate various activities of businesses for numerous reasons, such as ensuring areas receive adequate light, to protect against the risk of fires and to minimize congestion on public streets. Some of the common laws enacted regulate: 

1. Noise level;

2. Appearance of the building (such as its height and proximity to other buildings);

3. Whether parking must be provided; and

4. Size, placement, and appearance of signs.

Depending on the type of business, the more or less relevant certain restrictions may be. For instance, the limits on the amount of noise that can be produced likely does not affect a grocery store, but may greatly impact a nightclub. Other regulations, such as those related to the appearance of signs attached to the building, will likely affect any type of commercial use of the property. 

The zoning laws make it important for business owners to check their local ordinances to ensure that they will be allowed to perform the types of activities necessary to operate the business. It is important to not simply rely on the activities that the previous tenant or owner conducted because past use is not an indicator that the same future use is permissible. For example, generally speaking, when a new law is passed that prohibits activity, the current occupant is allowed to continue to conduct the activity that is now prohibited (called non-conforming use). However, when a new occupant enters the property, he or she must conform to the law (it is impermissible to continue the nonconforming use).

Real Estate Help 

The success of your business can be significantly impacted by leasing or purchasing real property that does not fit with the activities your business needs to conduct. For more information about commercial property, contact a skilled Illinois real estate attorney today. Our firm provides legal representation for individuals in the communities of Inverness, Palatine, Schaumburg, Arlington Heights, Long Grove, Kenilworth, Riverwoods, Barrington, South Barrington, and Mount Prospect.

About the Author: Founding partner of Drost, Gilbert, Andrew & Apicella, LLC, Colin Gilbert, received his J.D. from Chicago-Kent College of law in 2005. Colin argues cases across many practice areas including criminal defense, collections, civil litigation, real estate law, and corporate law. Colin is an active member of the Board of Governors of the Northwest Suburban Bar Association and the Illinois Creditors Bar Association. He is currently Vice President of the Arlington Heights Chamber of Commerce, and is a Commissioner for the Village of Arlington Heights. Colin has a 10.0 Attorney rating on Avvo, and was named one of the 2014 “Top 40 Under 40” Trial Lawyers in Illinois by the National Trial Lawyers Association.



Source: 

http://ilga.gov/legislation/ilcs/fulltext.asp?DocName=006500050K11-13-1


IRS Code Section 1031 Exchanges

Web Admin - Wednesday, December 23, 2015

IRS Code Section 1031 exchanges, Illinois real estate attorneyUsually, when an individual sells an investment property and enjoys a gain on the sale, that gain is taxed. However, it may be possible to postpone having to pay that tax under certain conditions. This is because of a special provision of the Internal Revenue Code (IRC) related to “like-kind” exchanges of property. 

Like-Kind Exchanges

Under IRC §1031, an exception to the tax on the sale of an investment property is made for transactions that involve a like-kind exchange. This type of transaction occurs when the property being sold and the property being acquired meet certain requirements. First, both properties must be held for investment purposes. This means that property held for personal use does not qualify as a like-kind exchange. 

The second requirement is that the sold property and the acquired property must be sufficiently similar to each other. Property that is like-kind must have the same nature, character, or class. Generally speaking, real estate is like-kind to other real estate. But, property within the United States is not like-kind to property outside of the United States. Both real and personal property can be like-kind, but they are not like-kind to each other. 

Some types of property specifically excluded from §1031 include, but are not limited to: 

1. Property held primarily for sale;

2. Stocks, bonds or notes;

3. Partnership interests; and

4. Certificates of trust. 

§1031 allows an individual to delay the payment of tax on a gain from the sale of property so long as the proceeds are reinvested in similar property. It is important to note that this allows for the payment of tax to be deferred. It does not mean that the individual will never have to pay tax on the gain. 

Reporting to the IRS 

When an individual completes a like-kind exchange, it must be reported to the Internal Revenue Service (IRS). To do this, the individual must fill out Form 8824 and file it along with his or her tax return for the year in which the exchange occurred. Form 8824 requires the individual to provide the following information: 

1. A description of the properties involved;

2. Date the properties were exchanged;

3. Whether a relationship exists between the parties involved in the exchange;

4. Value of both properties;Gain or loss on non-like-kind property involved;

5. Cash accepted or paid;

6. liabilities relieved or taken on; and

7. The adjusted basis of the property relinquished and any realized gain. It is important to follow the reporting requirements, as failing to do so can lead to the assessment of tax, penalties, or interest on the transaction. 

Help with Real Estate Issues 

Often, the sale of investment property leads to a significant tax event. By utilizing this special provision of the tax code, you can delay having to pay that tax. For more information related to the tax implications of buying and selling investment property, contact a skilled Illinois real estate attorney today. Our firm provides help to individuals in the communities of Inverness, Palatine, Schaumburg, Arlington Heights, Long Grove, Kenilworth, Riverwoods, Barrington, South Barrington, and Mount Prospect.

About the Author: Founding partner of Drost, Gilbert, Andrew & Apicella, LLC, Colin Gilbert, received his J.D. from Chicago-Kent College of law in 2005. Colin argues cases across many practice areas including criminal defense, collections, civil litigation, real estate law, and corporate law. Colin is an active member of the Board of Governors of the Northwest Suburban Bar Association and the Illinois Creditors Bar Association. He is currently Vice President of the Arlington Heights Chamber of Commerce, and is a Commissioner for the Village of Arlington Heights. Colin has a 10.0 Attorney rating on Avvo, and was named one of the 2014 “Top 40 Under 40” Trial Lawyers in Illinois by the National Trial Lawyers Association.



Source:
https://www.law.cornell.edu/uscode/text/26/1031

Forcible Entry and Detainer Actions

Web Admin - Friday, October 09, 2015

Illinois real estate attorney, forcible entry, eviction noticeIn some disputes involving a rental of property, it is possible for a landlord to evict a tenant. In order to successfully evict a tenant, the landlord must comply with the laws governing eviction proceedings. These laws are intended to provide for a means of obtaining evictions, while simultaneously protecting tenants from unjustified eviction attempts. 

Eviction Process 

Pursuant to Illinois law, under certain circumstances, it is possible for a landlord to file a claim, known as a forcible entry and detainer lawsuit, to evict a tenant. Some of the reasons a landlord may be justified in seeking eviction include, but are not limited to, the following: 

1. Failure to pay rent;

2. Violation of the lease terms; or

3. Remaining in the property after the agreed upon lease term has passed. 

In some cases when issues arise, the tenant may voluntarily leave the property. However, if the tenant refuses to relinquish the property, the landlord may be forced to file a forcible entry and detainer lawsuit to initiate eviction proceedings. The first step in the process is to serve notice on the tenant of the intention to terminate the lease. The best way to satisfy the service requirement is to personally hand the tenant the notice. Alternatively, it can be left with someone that lives in the property who is at least 13 years of age. The notice requirement is not satisfied if the notice is left with a guest or visitor to the property. 

If personal notice is not possible, constructive notice is also sufficient. Constructive notice can be accomplished by mailing it by certified or registered mail, return receipt requested. If there is no one in actual possession of the property, the notice can be attached to the property. After notice has been properly served and the issue has not been corrected or the tenant has not moved out, the lawsuit to evict can be filed.

A forcible entry and detainer claim seeks to obtain an “Order for Possession” from the court, which grants the landlord the right to take possession of the property. If the Order for Possession is granted, in most cases, the court will also grant a “stay of enforcement” in order to give the tenant time to find a new place to live. After the stay expires, the Sheriff’s Department will assist the landlord in removing the tenant from the property. 

In addition to the claim for the property, the landlord can join a claim to obtain rent due. However, if constructive notice was used to satisfy the service requirement and the tenant does not appear, the court can only rule on the possession claim and not whether any rent should be paid to the landlord. If the possession claim is decided, it is final, enforceable, and appealable. If the landlord wishes to continue with the rent claim, it remains pending. 

Real Estate Attorneys

Unfortunately, disputes between landlords and tenants do arise. When those issues are significant enough, eviction of the tenant may be sought. If you have questions about the rental of property, contact an experienced Illinois real estate attorney today. Our firm provides representation for individuals located throughout the northwest suburbs, including the communities of Long Grove, Arlington Heights, Schaumburg, Palatine, Inverness, Kenilworth, Riverwoods, Barrington, South Barrington, and Mount Prospect. 

About the Author: Founding partner of Drost, Gilbert, Andrew & Apicella, LLC, Colin Gilbert, received his J.D. from Chicago-Kent College of law in 2005. Colin argues cases across many practice areas including criminal defense, collections, civil litigation, real estate law, and corporate law. Colin is an active member of the Board of Governors of the Northwest Suburban Bar Association and the Illinois Creditors Bar Association. He is currently Vice President of the Arlington Heights Chamber of Commerce, and is a Commissioner for the Village of Arlington Heights. Colin has a 10.0 Attorney rating on Avvo, and was named one of the 2014 “Top 40 Under 40” Trial Lawyers in Illinois by the National Trial Lawyers Association.

Source:

http://www.ilga.gov/legislation/ilcs/ilcs4.asp?DocName=073500050HArt%2E+IX&ActID=2017&ChapterID=56&SeqStart=66600000&SeqEnd=74400000


Issues in Commercial Leases

Web Admin - Tuesday, April 07, 2015

commercial leases in Illinois, Inverness commercial real estate lawyerA key to the development of a successful business is finding the best possible location in which to set up your company. This is especially true when the nature of the company necessitates that the customer visit the business space. In order to obtain space, it is common for a company to enter into a commercial lease. Business owners should be aware of issues related to commercial leases when it comes time to negotiate and agree to the lease agreement.

What to Look for in Commercial Leases

A commercial lease is a contract between a business and a landlord for the rental of space in a building. Importantly, property is zoned for specific purposes, which may differ from what the landlord is advertising the space for or what the previous tenant used the space for. A property can be zoned for different types of uses, such as residential, commercial, or industrial. What the property is zoned for will determine the type of activities that can be conducted in the rental space. For example, the Schaumburg zoning ordinance divides the village into zones or districts and places restrictions on permitted uses within those designated areas. Therefore, a property owner should check with the local zoning authority to determine what the space is zoned for.

The length of a commercial lease is an important issue to resolve. For a business in its initial stages, the risk of failure is high. As a result, entering into a lengthy lease term is usually not advisable, particularly if the agreement contains an acceleration clause. An acceleration clause gives the landlord the ability to request the entire unpaid rental amount for the remainder of the lease term. A long lease term puts the company at the risk of being obligated to pay a substantial amount of money for space that it is no longer using.

For new businesses, negotiating for shorter lease terms with several renewal options can help address the possibility of the business failing. Another great option is to negotiate for an escape clause that frees the business from the rental agreement in the event the business fails. Alternatively, longer lease terms may be perfectly suitable for more established businesses. Longer lease terms can be helpful because the location of the rental space can provide value, particularly if customers frequently visit, as, for example, in the case of a restaurant or retail store.

Other Issues

Some other issues that should be addressed in the lease agreement include:

  1. 1. The right to place signs in and/or on the rental space;
  2. 2. Whether common areas or facilities (like restrooms) can be accessed by employees and customers; and
  3. 3. Whether parking areas can be used by employees and customers.

If these issues are not specifically addressed in the agreement, it is likely they will require the consent of the landlord, which may not be granted. Therefore, it is important to resolve these issues before entering the agreement.

It is important to keep in mind that these are only a few of the considerations when negotiating a commercial lease. If you are in the process of searching for commercial space, contact an experienced Illinois commercial real estate attorney today. Drost, Gilbert, Andrew & Apicella, LLC represents clients in locations such as Inverness, Palatine, and Schaumburg.

About the Author: Founding partner of Drost, Gilbert, Andrew & Apicella, LLC, Colin Gilbert, received his J.D. from Chicago-Kent College of law in 2005. Colin argues cases across many practice areas including criminal defense, collections, civil litigation, real estate law, and corporate law. Colin is an active member of the Board of Governors of the Northwest Suburban Bar Association and the Illinois Creditors Bar Association. He is currently Vice President of the Arlington Heights Chamber of Commerce, and is a Commissioner for the Village of Arlington Heights. Colin has a 10.0 Attorney rating on Avvo, and was named one of the 2014 “Top 40 Under 40” Trial Lawyers in Illinois by the National Trial Lawyers Association.

A Beginner’s Guide to Applying for a Mortgage Loan

Web Admin - Thursday, February 20, 2014

illinois mortgage loan lawyerFor many first-time home buyers, the process of applying for a mortgage can seem complex. This guide will explain the basics of the process, such as the timeline for applying for a mortgage, the documents that applicants should procure and bring, and the credit score and down payment that applicants should expect.

The Mortgage Timeline

The mortgage process begins with a pre-approval application. The purpose of the preapproval process is to let the bank or lender look into the applicant’s finances, in order to make sure that they can afford a loan. This is when banks ask for most of the documentation. Often they want things such as:

- a list of addresses and landlords;
- a list of previous employers;
- pay-stubs from the previous one or two months, with a person’s year-to-date earnings included as well;
- the last two year’s W-2 forms;
- two months of bank statements for all accounts;
- a list of all debts not on the applicant’s credit report; and
- a list of all other real estate that the applicant already owns.

If the applicant has already found a house that they like, and their offer has been accepted, then the bank will also want the seller’s contact information and a copy of the contract. Being ready to provide these documents can help speed up the mortgage process.

Once a person goes through the pre-approval process and has made an offer on a house, the bank will order an appraisal on it. The appraiser will go through the house and determine the value, and then the bank will take their assessment into account when calculating how large a loan they can offer. Generally speaking, the bank will base their offer on either the appraisal value or the purchase price, depending on which is lower.

After the appraisal, the loan underwriter will look at all the documentation to make sure the loan is a good investment for the bank. From start to finish, the whole process usually takes about four to six weeks on the bank’s end, but timelines may vary, and asking the lender in the beginning may be a good idea.

Credit Scores and Down Payments

In addition to the array of documentation, lenders will also expect borrowers to have good credit scores and money available to make a down payment on the house. The rule of thumb for a conventional loan, according to U.S. News, is that a borrower would need a credit score of at least 650. Conventional loans also require, on average, a down payment of around 20 percent. Borrowers may have an alternative in the Fair Housing Act loan, which is a loan insured by the federal government. These loans offer a 3.5 percent down payment with a 580 credit score, and a 10 percent down payment with a 500 credit score.

If you are going through the process of buying a home, contact an Illinois real estate attorney today. Our team serves people in many northwest suburban areas including Inverness, Barrington and Long Grove.

About the Author: Attorney Jay Andrew is founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.

Buying a Home in Illinois: Inspection Contingencies in the Contract

Web Admin - Monday, November 18, 2013

A considerable amount of paperwork is involved when buying a home. To begin the process, buyers sign a detailed contract with the sellers which essentially takes the home off the market while other details--including securing financing, appraisals, and inspections--are finalized.

Two particularly important contracts often used in Illinois are the Multi-Board Residential Real Estate Contract (“Multi-Board”), which has now been released in its fifth version and the Chicago Realtors Contract.  These documents get signed by both the buyer and seller, and represent an agreement between them that the buyer will indeed buy the house, and that the seller will sell it for the agreed upon price. However, the contracts also contain sections called “contingencies,” which represent certain things that either must happen, or cannot happen, for the sale to go through.

For example, a critical contingency that the Multi-Board calls for is the Professional Inspections and Inspection Notices section. This contingency allows for the buyer to conduct, at their expense, different types of inspections of the house that they just agreed to purchase. Under the Multi-Board, a buyer may conduct, “home, radon, environmental, lead-based paint and/or lead-based paint hazards, and/or wood destroying insect infestation” inspections.

While most of the names of those inspections provide a good idea of what the inspector will examine, “home” inspections are more general. It is intended and written in the Multi Board that the home inspector goes in to examine the state of the MAJOR components house. The contract  gives some examples of what constitutes a major component:

• Heating and air conditioning

• Plumbing and well systems

• Electrical systems

• Roofs, walls, windows, ceilings, and floors

• Appliances

• Foundation

If the buyer and the seller cannot reach an agreement about how to handle the results of the inspection by ten business days after they signed the contract, then either party may cancel the contract. This makes the inspector’s job particularly important, since it requires someone who can distinguish important issues from minor or cosmetic ones. Since the real estate market changed from an ultra hot Sellers market in the early 2000s to a cold Buyers market the tenor of the home inspection issues has changed significantly. More and more deals are getting terminated over minor inspection issues. The drafters of these two Contracts specifically drafted them to avoid this decision. Often times these issues are being raised as the parties are getting bad advice from the realtor and/or the attorney involved.

But not all defects or problems may automatically allow a buyer to get out of purchasing the home. For example, under the inspection contingency in the Chicago Realtors Contract, “the Buyer agrees that minor repairs and maintenance costing less than $250 shall not constitute defects covered” by the portion of the agreement which allow a buyer to terminate the contract. In other words, squabbles over minor issues which could be solved for little money are rarely should be enough to tank the deal. Many prolonged legal disputes hinge on the exact question of whether a defect is sufficient to allow a buyer to refuse to purchase the home. This is the point when the professionals involved should provide the appropriate guidance to the Buyer(s) regarding what is acceptable to raise under the contract terms and what is not acceptable to raise.

The easy thing for the Realtor and/or attorneys involved to do is to blame the home inspector.  However, the home inspection company has a contract with the client setting forth their obligation to inspect the property in a certain manner regardless what the home inspection contingency states. It is the responsibility of the Realtor and attorney involved to translate the inspection report into the home inspection contingency limitations and set the Buyers expectations on what the Seller should reasonably be asked to repair.

Of course, home inspections represent just one of the many legal complexities surrounding the process of buying or selling a home. If you are considering going through that process, contact an experienced Rolling Meadows real estate attorney today. Our team can help you navigate the process from start to finish. We serve many northwest suburban areas including Palatine, Buffalo Grove, Barrington, and other nearby communities.


Recent Posts


Tags

Buffalo Grove traffic lawyers murder charges Crystal Lake traffic lawyer Family Medical Leave Act Liquor Control Act business litigation Kenilworth estate planning attorney Illinois workplace lawyer back injuries DMV controlled substance loss of consortium trustee work unions Class A misdemeanor DUI penalities premises liability hiring employees car crashes Arlington Heights car crash attorneys Illinois Wage Payment and Collection Act drunk driving living trust benefits insurance claim denial drug crime life insurance policy Rolling Meadows Illinois civil litigation lawyer landlord product liability Illinois job attorney Whistleblower Claims homestead rights unauthorized overtime Illinois employment laws IRELA School Visitation Rights Act Des Plaines Traffic Lawyer independent contractor blood alcohol content Illinois business law atorneys IRS Palatine employment attorney severance agreements Rolling Meadows business lawyer sexual harassment Illinois traffic accident lawyer Illinois wills and trusts attorneys traffic violations Rolling Meadows employment law attorneys trench injuries suspended license new real estate form Rolling Meadows criminal attorney Schaumburg elder law lawyer employment law, meal breaks, rest breaks, hotel employees, Des Plaines employment law attorneys Long Grove real estate attorney estate plan traumatic brain injury wills and trusts Des Plaines drug crimes lawyer Rolling Meadows probate lawyer civil rights violation Illinois will lawyer Arlington Heights wills and trusts attorneys eluding a police officer car accident lawyers internet Arlington Heights real estate lawyer trauma after an accident Barrington employment attorney automated cars underinsured motorist personal injury claim ken apicella criminal defense preventable medical errors Schaumburg traumatic brain injuries Barrington criminal lawyer estate tax forming a corporation in Illinois Illinois collections attorney bike accident Chicago will attorney, social media platforms, Illinois estate planning lawyer, wrongful death Schaumburg Attorney Crystal Lake personal injury lawyer Long Grove estate planning attorney distracted driving accident victims wrongful termination estate planning, digital assets, Revised Uniform Fiduciary Access to Digital Assets Act, Illinois digital assets, Illinois estate planning, license reinstatement Des Plaines injury law firm Buffalo Grove criminal defense lawyer Illinois car accident attorney Chicago insurance claim attorneys Illinois workers compensation attorney Self-Directed IRA Accounts Crystal Lake medical malpractice law firm rumble strips Crystal lake insurance dispute attorney Illinois estate planning dog bites criminal law insurance claim anesthesia errors Barrington employment law firm employee misclassification Schaumburg real estate lawyer Crystal Lake medical malpractice attorneys Illinois small business child safety fault based insurance Buffalo Grove real estate attorney Illinois Workers’ Compensation Commission medical malpractice claims Palatine corporate law attorneys digital media accounts, estate planning, Arlington Heights estate planning attorney, Schaumburg personal injury lawyer denial of life insurance Exclusions Inverness injury lawyer Illinois probate lawyer pedestrian injuries, pedestrian fatality comp time insurance dispute attorney Barrington litigation attorney Des Plaines real estate attorney insurance claim denials operating agreements clemency murder defense Crystal Lake business law attorneys probate claims process Rolling Meadows DUI lawyer breathalyzer test rollover car crashes estate planning rollover accidents Barrington estate planning lawyer Crystal Lake employment law attorney trucking accidents medical malpractice, missed diagnosis, delayed diagnosis, medical mistake, Deer Creek medical malpractice lawyers Illinois speeding lawyer estate planning for college students tax attorney Schaumburg estate attorney Palatine workers compensation lawyer motorcycle accident Rolling Meadows real estate attorney Illinois personal injury lawyer Barrington personal injury attorney Illinois traffic laws employment lawyer Crystal Lake will lawyer Crystal Lake law firm Arlington Heights trucking lawyer digital assets, digital fiduciary, estate planning, digital content, Long Grove estate planning lawyers Arlington Heights injury attorney POA Crystal Lake personal injury attorney Illinois defective products attorney FMLA Des Plaines personal injury attorney gift tax exemption, estate planning, estate planning strategies, Illinois estate planning, South Barrington estate planning attorneys Palatine real estate lawyer Des Plaines real estate lawyer Palatine civil attorney truck collisions Palatine law firm institutional trustee Illinois personal injury attorney Arlington Heights Traffic Lawyer construction accidents real estate contract Chicago insurance law firm Des Plaines personal injury lawyers Rolling Meadows Attorney Barrington personal injury lawyer Illinois red light cameras insurance claim delay Crystal Lake civil litigation lawyer modern family estate planning drug crimes pet bites real estate leasing Illinois insurance disputes drug possession startup company Barrington attorney Barrington workers compensation attorney Des Plaines accident attorney BAIID texting and driving Illinois workplace discrimination attorney employees Barrington business law firm Illinois personal injury marijuana crimes attorney power of attorney for healthcare murder Palatine traffic lawyer Arlington Heights pedestrian accidents Super Mario Retaliatory Discharge car accidents natural gas employee discrimination workers compensation real estate attorney personal injury accidents Chicago trucking accident attorney insurance disputes elder law Illinois home inspection fiduciary rule Illinois injury lawyer wills Arlington Heights tax lawyer insurance attorney trusts living wills blended families Buffalo Grove traffic attorney Inverness elder law lawyer real estate attorneys Des Plaines tax law firm Long Grove estate planning attorneys cell phone tower data Illinois corporate lawyer Arlington Heights personal injury attorney Schaumburg civil litigation attorney Rolling Meadows personal injury attorney Schaumburg car accident attorney Schaumburg traffic lawyer Schaumburg insurance lawyers traffic violations defense Crystal Lake injury attorney cell phone accidents distracted driving accidents Chicago employment attorney Buffalo Grove law firm real estate closing income distribution deducation jet ski accidents workers comp Des Plaines personal injury lawyer meal breaks commercial leases digital information Chicago corporate attorney workplace sexual harassment condo association Inverness personal injury attorney installment contracts Des Plaines criminal attorney estate planning attorney Rolling Meadows accident lawyer Deer Park motorcycle accident lawyer Deer Park accident attorney paid sick leave Fourth of July Mount Prospect elder law attorney Illinois criminal defense attorney mortgage small business Inverness traffic law firm Buffalo Grove car accident lawyer employment contract, employment law, employment at-will, Deer Park employment law attorneys, contract, Transfer on Death Instrument Illinois pedestrian accident attorney Illinois real estate Palatine traffic accidents Long Grove estate planning Illinois real estate lawyer personal injury law firm Mt Prospect Attorney Palatine corporate attorney personal injury, auto accident injuries, delayed injuries, serious injuries, Des Plaines personal injury attorneys underage DUI drugs brain injury Barrington Traffic Lawyer pizza emoji life insurance claims Des Plaines drug lawyer Palatine civil litigation lawyer workers compensation benefits Policy Cancellation insurance dispute Chicago car accident lawyer Jay Andrew guardianship attorney personal injury lawyer Kenilworth estate planning lawyer civil litigation gift taxes health insurance dispute construction contracts Illinois employment law attorneys Illinois medical malpractice claim Schaumburg estate planning attorney Buffalo Grove injury lawyer Rolling Meadows insurance attorney Illinois mortgages Illinois employee rights attorney. healthcare claims Des Plaines revenge porn Palatine injury attorney Arlington Heights lawyer liens Chicago employment lawyer insurance disputes, Illinois insurance disputes, Illinois insurance dispute attorneys, denied insurance claims, Arlington Heights insurance dispute attorneys Illinois pet lawyer deadly crashes Arlington Heights traffic attorney loopholes first degree murder criminal estate planning, death tax, succession plans, business estate plans, Barrington estate planning lawyers hands free device Illinois personal injury lawyers pedestrian accident Arlington Heights insurance attorney Illinois traffic ticket lawyer Schaumburg estate planning lawyer estate planning lawyer unfunded trust Barrington civil litigation attorney civil litigation attorney probate Riverwoods estate planning lawyer natural gas explosion traffic accidents Illinois estate planning law firm insurance negligence Arlington Heights estate planning attorney Federal Food Drug and Cosmetic Act Detainer Actions Illinois employment law BUI Inverness civil lawyer underfunded trust Illinois insurance dispute lawyers federal regulations for LLCs Rolling Meadows traffic law firm insurance adjusters changes to mortgage law criminal record Schaumburg injury lawyer Illinois trusts attorney unpaid overtime medical malpractice Attorney Ken Apicella Barrington boating accident attorney federal crimes Deer Park DUI lawyer Mount Prospect wills and trusts lawyers Buffalo Grove personal injury attorney Arlington Heights wills and trusts lawyer DUI attorney Inverness DUI lawyer residential real estate Barrington injury attorney commercial leasing Schaumburg corporate attorney Illinois law DNR boating DUI subcontractor overtime violations insurance denial appeals Crystal Lake traffic attorney sole proprietorship products liability Barrington Illinois estate planning lawyer college kids IRA benefits Illinois wrongful termination lawyer Barrington drug crime attorney trust payments Illinois motorcycle accident lawyer Illinois employment law attorney Affordable Care Act Rolling Meadows estate planning attorney Illinois business lawyer Illinois jet ski accident lawyer driving Rolling Meadows Traffic Lawyer real estate lawyer low-ball insurance settlement foreclosure field sobriety test Crystal Lake employment attorney drug crimes lawyer denied insurance claim Schaumburg employment law attorneys whistleblower protections Barrington employment law attorney consent to a search Des Plaines claims law firm car crash injuries DUI defense traffic deaths boating under the influence medical marijuana job lawyers Crystal Lake car accident lawyer Inverness real estate lawyer Schaumburg criminal law attorney head on collisions attorney fees Arlington Heights personal injury lawyer Long Grove real estate lawyer Buffalo Grove employment lawyer holiday statistics Crystal Lake bike accident lawyer Joliet general practice lawyers rest breaks Chicago traffic lawyer Deer Park personal injury lawyer digital assets golf accidents Home Remodeling Repair Act problem employees agent BAC Barrington estate planning attorney speeding Palatine trusts lawyer Illinois registered agent Buffalo Grove insurance claim dispute lawyers Illinois employment lawyer Inverness corporate attorney comparative negligence Deer Park medical malpractice attorney contracts insurance claims Rolling Meadows corporate lawyer Chicago biking tips Illinois traffic attorney manufacturing Palatine drug lawyer motorcycle accident lawyer Illinois boating accident lawyer Legal Info Rolling Meadows marijuana attorney disability benefits life insurance lawyer Deer Park traffic accident attorney fiduciary rule delay drunk driving statistics compensatory time probate lawyer traffic crimes bad faith insurance claims Mount Prospect real estate lawyer advance healthcare directive minimum wage Illinois lawyer employee rights car accident lawyer traffic tickets investment property GM ignition switches DUI Des Plaines DUI attorney special needs trust Palatine personal injury lawyer senior citizens pet law Schaumburg personal injury attorney spinal cord injury Des Plaines pet law attorney Forcible Entry insurance dispute, insurance dispute lawyers, insurance claim denial, insurance claim delays, Rolling Meadows insurance dispute attorneys Illinois insurance claim dispute lawyers Illinois driving without license car accident Arlington Heights TBI attorney Chicago estate planning lawyer Illinois wills and trusts Barrington criminal defense lawyer filing a medical malpractice claim Illinois Sales Representative Act Illinois medical malpractice case Illinois estate planning attorney Des Plaines collections attorney insurance agents Arlington Heights criminal lawyer Illinois trucking safety employment law, Illinois employment laws Des Plaines motorcycle accident attorney medical research healthcare Crystal Lake criminal defense attorney Palatine employment lawyer Home Sale Contingencies pedestrian-automobile accident sexual images Illinois insurance claim dispute lawyer Illinois traffic attorneys Chicago attorney Arlington Heights employment attorney food poisoning privacy laws dram shop law social media after death Arlington Heights medical malpractice lawyer Inverness estate planning lawyer Rolling Meadows medical malpractice lawyers insurance agent negligence South Barrington real estate attorney Schaumburg employment attorney Palatine estate planning lawyer Buffalo Grove corporate attorney Illinois construction accident attorney overtime pay Inverness accident lawyer dealing with problem employees jet ski Crystal Lake medical malpractice lawyer deed transfer Crystal Lake pedestrian accident lawyer condo dynasty trusts Arlington Heights car accident lawyer Buffalo Grove probate lawyer pain and suffering Buffalo Grove personal injury lawyer medical malpractice compensation vacation home car collision Crystal Lake insurance lawyer Arlington Heights accident attorney construction accidents, personal injury, wrongful death, Arlington Heights personal injury attorneys, workers' compensation probate fees Chicago will attorney car crash Arlington Heights wills and trusts lawyers Illinois attorney PTSD Illinois LLC creation Inverness insurance attorney Illinois DUI attorney medication errors Palatine Attorney Palatine insurance lawyer Illinois medical malpractice attorney TBI Food and Drug Administration's Food Safety Modernization Act Rolling Meadows employment law attorney Palatine punch death defective products living trust vs will Illinois insurance claims lawyers Schaumburg wrongful death attorney Illinois Human Rights Act insurance denials Deer Park criminal attorney Chicago estate planning Illinois employment attorneys Crystal Lake accident attorney Kenilworth estate planning attorneys Schaumburg construction accident lawyer unpaid assessment Palatine elder law attorney pedestrian accidents trucking accident lawyers Arlington Heights wills and trusts attorney Rolling Meadows drug defense attorney in terrorem provision Illinois Smoke Detector Act ObamaCare Crystal Lake car accident attorney living trust probate process Palatine construction attorney Deer Park workers compensation lawyer pay when paid contract estate attorney Rolling Meadows tax attorney Chicago lawyer financial advisors Arlington Heights employment law attorneys estate planning trusts South Barrington real estate lawyer CAM Palatine employment law lawyer Rolling Meadows insurance dispute lawyers, insurance dispute Schaumburg criminal attorney wrongful termination, employment law, whistleblower protections, Illinois employment laws, discrimination in the workplace boating accidents uninsured motorist Crystal Lake estate planning lawyer Rolling Meadows litigation lawyer foreclosed rental property probate claims real estate zoning irrevocable trust life insurance capital gains tax Deer Park employment law attorney corporate law nursing home negligence license commercial real estate mass shooting crossover accidents Des Plaines medical malpractice attorney insurance claim dispute texting while driving Illinois insurance claim attorney Do Not Resuscitate caretaker rights Employment Discrimination Law Illinois Transfer on Death Instrument insurance claim dispute attorney Deer Park traffic lawyer auto accidents denied insurance claims Palatine business attorney Rolling Meadows personal injury lawyers Deer Park real estate law firm taxes FSLA landlord tenant law vacation home fines right to work Schaumburg personal injury lawyers Barrington real estate lawyer Illinois living will Illinois employment law firm ACA Rolling Meadows insurance lawyer Inverness probate lawyer appealing an insurance claim power of attorney IRA trust transfer slip and fall accidents employment contract involuntary manslaughter marijuana Illinois tax attorney spinal cord injuries no contest clauses traffic offenses expungement Rolling Meadows personal injury lawyer rent to own real estate contracts Inverness real estate attorney swimming pools license suspension Schaumburg medical malpractice lawyer Rolling Meadows boating crash lawyer Palatine criminal defense lawyer Crystal Lake pet attorney liability elder abuse Rolling Meadows car accident lawyers cell phone Rolling Meadows insurance dispute lawyers Illinois insurance lawyer Illinois rollover accident lawyers icy parking lots Buffalo Grove medical malpractice lawyers DGAA liability claims slip and fall Rolling Meadows criminal lawyer wage theft Crystal Lake tax lawyer Colin Gilbert Fair Labor Standards Act personal injury llinois Real Estate Lawyers Association traffic laws Long Grove wills and trusts attorneys accidental death benefits Palatine probate lawyer reckless homicide Des Plaines insurance attorney bicycle accidents LLCs employment law employment attorney surgical mistakes Illinois insurance attorney Barrington medical malpractice lawyers Illinois medical malpractice lawyers Illinois elder law attorney Rolling Meadows traffic attorney Schaumburg drug defense lawyer Colin H. Gilbert Thanksgiving Landlord Tenant Ordinance digital evidence personal injury claims Illinois breach of contract fatal car accidents Schaumburg probate attorney preventing accidents defective products lawyer Illinois Probate Act of 1975 Crystal Lake employment lawyer bicycle dooring accidents Illinois workers compensation lawyer caregiver Illinois bicycle safety pregnant women hit and run accident personal injury attorney Arlington Heights Attorney owner responsibility home inspection lawyer Rolling Meadows employment attorney creditors Des Plaines civil attorney real estate privacy license revocation

Archive