The 45- and 180-Day 1031 Deadlines

Place the Sale on the Exchange Calendar

Potential exchange treatment should be discussed with a qualified intermediary and independent tax counsel before a Michigan mineral sale closes or proceeds are received. The file identifies the selling owner or entity, property description, expected proceeds, target closing date, statutory deadlines, and proposed replacement property.

Keep Michigan Curative Work and Federal Timing Distinct

Deed work, probate, heirship, trusts, corrective instruments, payor records, and county recording can move on a different schedule from exchange deadlines. Each open item needs a responsible professional, a dated status, and a written effect on closing.

Match the Property Scope

The sale agreement, deed, legal description, retained-rights language, settlement statement, intermediary instructions, and replacement identification should not quietly change the acreage, estate, formation, depth, county, owner fraction, or entity that appears elsewhere in the file.

Tie the Exchange File to the Michigan Interest

An exchange plan should not float free of the tract record. The owner file should show the exact county, legal description, estate type, ownership fraction, retained rights, deed form, settlement amount, and recording reference beside the intermediary timeline.

Document Every Handoff Before Closing

The qualified intermediary handles exchange funds and required notices; independent tax counsel evaluates eligibility and reporting; title counsel addresses deed, entity, probate, trust, and curative questions; the closing team confirms the tract, estate, fraction, consideration, and Michigan recording package.

Reconcile Identification Language to the Replacement Record

A replacement-property identification should be reviewed against the records available at the time. Names, legal descriptions, county references, entity ownership, percentage interests, and stated alternatives need consistent language across the notice, purchase documents, title file, and closing instructions.

Archive the Completed Exchange and Owner Files Together

The final owner copy should retain intermediary instructions, dated identification notices, settlement statements, recorded conveyances, title correspondence, funding records, replacement-property documents, professional advice, and the Michigan mineral ledger. Keeping both records together makes later reporting and ownership questions easier to answer.

Close the Calendar With a Document Inventory

After closing, the dated exchange calendar should be reconciled to the final settlement statement, intermediary account record, identification notice, replacement closing package, recorded Michigan conveyance, professional advice, and tax-reporting file. Missing documents are listed with an owner and follow-up date rather than assumed complete.