Posts Tagged ‘mortgage lenders’

Four Ways To Avoid Or Minimize The Effects Of Foreclosure

Thursday, February 24th, 2011

A recent article by Ilona Bray, author of Selling Your Home In A Tough Market, was recently posted on Albuquerque Business Law (http://www.albuquerquebusinesslaw.com/2011/steps-to-avoid-foreclosure/). This article, reprinted below, provides some helpful ways to possibly avoid, or minimize the impact of, foreclosure:

Millions of Americans are losing, or close to losing, their homes. Foreclosures in the U.S. are hitting record numbers. If you’re having trouble paying your mortgage, learn about the steps you can take to avoid foreclosure or minimize your debt after it happens. Quick action is the key to success — it can save your home or help protect your credit rating.

Don’t Walk Away: Consider Your Options

Don’t give up and let the lender foreclose on your home without considering your options. A foreclosure will hurt your credit rating and make it difficult, if not impossible, to buy another home anytime soon. In addition, if the profits from selling your home don’t cover the unpaid portion of your loan, your lender might sue you for the rest.

Your best options if you’re having trouble making mortgage payments include:

  • Negotiating with your lender
  • Getting government help
  • Filing for bankruptcy
  • Selling your home yourself, or
  • Giving your home deed to the lender.

These options are described in more detail below.

Beware of scam artists. People facing foreclosure are often preyed upon by others claiming they’ll “help.” Some homeowners have unwittingly signed documents giving these scammers title to their property, turning the owners into renters. Don’t sign anything without getting a professional opinion first.

Negotiating With Your Lender

As soon as you realize you’ll have trouble paying your mortgage — ideally, before you’ve missed any payments – contact your lender. Now, more than ever, lenders are willing to negotiate with home loan borrowers, if only to reduce the number of foreclosures they’re dealing with. (Some lenders are even taking the initiative and contacting at-risk borrowers themselves.)

Do it sooner rather than later. If you call soon, you may be able to work out a solution with your lender. But if you’ve already missed three or four payments, it may be too late, and the lender may insist on foreclosure.

Possible solutions. The lender may accept partial payments for a few months (though you may have to agree to make up the difference later), accept a late payment, or agree to redo the terms of your loan.

What to say when you contact your lender. Here’s what you should ask for in lender-language. (And by the way, you’ll probably need to get to the right department first — it may have a name like “loss mitigation.”)

  • Forbearance. You make a reduced payment, or no payment, for an agreed-upon period of time. Usually, the lender requires you to make up the difference at a later time. The lender is most likely to agree to this if you can demonstrate that you will soon receive a bonus, tax refund, or some other extra cash.
  • Loan reinstatement. You agree to make up your missed (or reduced) payments by a specific date.
  • Loan modification. Your lender agrees to alter the terms of the loan so that you can better afford the payments. For example, the lender may agree to add your missed payments to your loan balance, to stretch out your loan over a longer term (which will lower your payments but result in more interest over the life of the loan), or to convert an adjustable rate to a fixed rate mortgage.

Getting Government Help

The U.S. government is currently discussing ways to help homeowners facing foreclosure (and thereby lessen the impact on the U.S. economy). In the first plan to be implemented, FHASecure, the Federal Housing Administration (or FHA, at www.fha.gov) may grant FHA refinancing to borrowers who can show:

  • a history of on-time mortgage payments before the borrower’s teaser rates expired and the loans reset
  • interest rates that have or will reset between June 2005 and December 2008
  • 3% cash or equity in the home
  • a sustained history of employment, and
  • enough income to make the mortgage payment.

Of course, many people won’t be helped by FHASecure, particularly if they’ve lost their job or their house’s value has declined. Keep your eyes on the news for other programs or forms of relief.

Filing for Bankruptcy

Filing for bankruptcy may help you keep your home, or at least get you out from under your mortgage. When you file, the foreclosure process is legally stopped (called an “automatic stay”). It can’t be reopened until your bankruptcy case closes or the lender gets court permission to proceed (called “lifting the stay”).

Selling Your Home

If you simply can’t afford the house you own, the above options won’t help. You will probably lose your home. But don’t wait for your lender to make the first move. If your home has appreciated in value since you bought it, you may be able to sell it yourself. (In fact, real estate investors may show up on your doorstep hoping for a bargain.) Again, contact your lender, who may let you stop making payments until the house is sold.

Ideally, the proceeds from the sale will cover your mortgage and selling costs. But if they won’t, ask your lender to consider what’s called a “short sale.” That means the lender accepts the sale proceeds even if they’re less than the amount you owe.

Handing the Deed Over to the Lender

If no one is interested in buying your house, your lender may agree to take the deed and cancel your debt. This is called a deed in lieu of foreclosure. The idea is that the bank can then sell your house (as with an actual foreclosure) but won’t report it as a foreclosure to the credit rating agencies — in fact, you can negotiate with the bank about how it can help you preserve your credit rating.

Short sales and deeds in lieu of foreclosure will no longer leave you owing taxes. In the past, the IRS considered forgiven debt to be taxable income. However, this was erased for situations where the loan was for a primary residence, by the “Mortgage Forgiveness Debt Relief Act of 2007,” or H.R. 3648.

Lenders and borrowers faced with the prospect of foreclosure would benefit from local counsel. If you have a question about foreclosure, please call Brad Hogreve at 941.364.2400.

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Florida Attorney General Inquiry Regarding Foreclosure Law Firms

Thursday, January 20th, 2011

The Sun-Sentinel recently reported that Florida Attorney General Pam Bondi had expanded its investigation of foreclosure law firms.  The Florida AG’s office is now examining whether these firms were submitting court documents seeking, among other things, inflated fees for process serving and filing foreclosures before the lender or loan servicer shows that it has a legal interest in the mortgage.

The perceived benefits lenders see in foreclosure mills are quickly being replaced by potential liabilities.  Lenders, and borrowers, need competent, local counsel for foreclosures.

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Important Foreclosure Decision

Saturday, January 8th, 2011

Lenders relying upon sloppy paperwork and insufficient assignments took a shot earlier this week.  “In a 6-to-0 decision, the Massachusetts Supreme Judicial Court rebuffed the way lenders in recent years have conducted foreclosures — without having all the documentation in place at the time a property is seized.   The justices affirmed a 2009 ruling that invalidated foreclosure proceedings involving two Springfield houses because the lenders did not hold clear titles to the properties.”  (http://tinyurl.com/2earqnp)

Here’s the (lengthy) link to the decision – http://weblinks.westlaw.com/result/default.aspx?action=Search&cnt=DOC&db=MA-ORSLIP&eq=search&fmqv=c&fn=_top&method=TNC&n=1&origin=Search&query=TO%28ALLSCT+ALLSCTRS+ALLSCTOJ%29&rlt=CLID_QRYRLT956842524481&rltdb=CLID_DB194342524481&rlti=1&rp=%2Fsearch%2Fdefault.wl&rs=MAOR1.0&service=Search&sp=MassOF-1001&srch=TRUE&ss=CNT&sskey=CLID_SSSA254502524481&sv=Split&vr=1.0

It is important for lenders and borrowers to have competent local counsel represent them in foreclosure actions.  If you have any questions about foreclosure, call Brad Hogreve at 941.364.2400.

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Rolling Stone Blogger’s Description Of MERS

Monday, January 3rd, 2011

Rolling Stone magazine blogger Matt Taibbi, recently posted a description of MERS which helps explain the Mortgage Electronic Registration System. Mr. Taibbi’s post is timely because it helps explain the entity and its process which is causing such problems with Florida’s foreclosures.

Mr. Taibbi’s post is helpful because MERS’s self-description of its business and mortgage registration process on its website is confusing.  According to MERS (http://www.mersinc.org/about/index.aspx), “MERS was created by the mortgage banking industry to streamline the mortgage process by using electronic commerce to eliminate paper.  Our mission is to register every mortgage loan in the United States on the MERS System. … MERS acts as nominee in the county land records for the lender and servicer.  Any loan registered on the MERS System is inoculated against future assignments because MERS remains the nominal mortgagee no matter how many times servicing is traded.”

Mr. Taibbi’s post helps explain this confusing self-description through the use of a metaphor.  (http://www.rollingstone.com/politics/blogs/taibblog/an-extremely-long-metaphor-to-explain-mortgage-chaos-20110101)  This metaphor involving a truck and large family helps one understand what MERS does and how MERS has caused such a problem in the foreclosure process.

Because foreclosures can be complicated, mortgagors and mortgagees would do well to retain competent local counsel in all foreclosure actions.  If you have any questions about your mortgage or foreclosure, call Brad Hogreve at 941-364-2455.

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‘Robo-verifiers’

Tuesday, December 28th, 2010

By now, most Floridians are familiar with the foreclosure problem created by so-called “robo-signers,” those bank and law firm employees who signed whatever mortgage-related materials was put in front of them and pretended that they had knowledge of such materials.  Now, Floridians are learning about “robo-verifiers.” 

The Florida Supreme Court enacted new rules designed to avoid further problems with robo-signers which required lender’s pleadings to be verified.  “The rule, as interpreted by several attorneys and based on recent trial court rulings, requires lenders to review and verify the accuracy of foreclosure complaints and their attachments after they are assembled by their attorneys.  A lender employee who independently double-checks the information would then sign the documents to verify the accuracy.  But foreclosure defense lawyers say that in many cases the same attorney who put together the lawsuit is signing as the verifier.”  Polyana da Costa, “Defense lawyers raise new issue: ‘Robo-verifiers’,” http://www.dailybusinessreview.com/PubArticleDBR.jsp?id=1202476541917&hbxlogin=1 (Dec. 22, 2010).

Although attorneys engaged in this process may be exposed to court sanctions, the larger problem – a foreclosure caseload which fails to be resolved – will remain unresolved.

As we have been repeatedly saying, it is important to have competent local counsel involved in any foreclosure action.  If you have questions about foreclosure – whether you are a lender or a property owner and whether the involved property is commercial or residential – call Brad Hogreve at 941.364.2455.

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WSJ Reports on 25 Year Long Foreclosure Action

Saturday, December 4th, 2010

The Wall Street Journal reports on a Florida foreclosure action from Martin County which has been ongoing for 25 years.

“(Patsy) Campbell’s foreclosure case has outlasted two marriages, three recessions and four presidents. She has seen seven great-grandchildren born, plum real-estate markets come and go and the ownership of her mortgage change six times.  Many Florida real-estate lawyers say it is the longest-lasting foreclosure case they have ever heard of.

The story of how Ms. Campbell has managed to avoid both paying her mortgage and losing her home, which is currently assessed at more than $203,000, is a cautionary tale for lenders that cut corners and followed sloppy practices when originating, processing and servicing mortgages.   Lenders are especially vulnerable in the 23 states, including Florida, that require foreclosures to be approved by a judge.”  (http://online.wsj.com/article/SB10001424052748703865004575648900250047766.html?mod=WSJ_hp_LEADNewsCollection)

Kirk Pinkerton, PA, continues to recommend that lenders and property owners engage competent, local counsel in any foreclosure action.   Contact – Brad Hogreve, Esq., at 941-364-3455

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Foreclosure and Foreclosure Defense: The System Can Work

Monday, October 18th, 2010

As this article is being written, Bank of America’s “freeze” on foreclosure proceedings is in place and it appears this large lender will soon be joined by others which will halt or slow down foreclosures (e.g., JP Morgan Chase and GMAC).

Regardless of one’s politics and opinions about the real estate boom and bust, the foreclosure mess is exactly that – a mess.  It appears that mortgage lenders have taken short-cuts, at best, and engaged in fraud, at worst, in an effort to push through thousands of home foreclosure actions.  There have been numerous stories from workers with lenders and in law firms which are described as foreclosure mills about documents being improperly signed and notarized.  There have even been news stories about people signing documents for foreclosure actions who did not even know what a mortgage was.

Is there a way out of this mess?  Yes.

First, lenders should hire competent, local counsel.

Attorneys who live and work in the neighborhoods where the foreclosure action they are handling are occurring have a better ability to and a vested interest in getting things right.  For example, it is highly unlikely that a Sarasota lawyer would mistakenly file a foreclosure action in Sarasota if the property described in the mortgage is located in Miami.  Local attorneys most likely know local zip codes and property addresses.  For another example, it is also highly unlikely that a Bradenton lawyer would engage in unprofessional and unethical conduct before a local judge in the course of handling a foreclosure case because he has a reputation to protect.

Banks and lenders will likely pay more in attorneys’ fees for local counsel than they currently do for foreclosure mills and their “robo-signers.”  Banks and lenders are, however, being penny wise and dollar foolish when they hire foreclosure mills.  It has been the author’s experience that foreclosure mills take far longer to complete foreclosure actions than local firms and they enjoy less success before local courts.  Lenders would do well to consider the costs attendant with delays in prosecuting foreclosure actions to their conclusion.

Second, defendants in foreclosure action should hire competent, legal counsel.

Defendants in foreclosure actions should hire competent, local counsel.  Our system of justice is an adversarial system.  Defendants need counsel to protect their rights and interests because the lender’s attorneys are obliged to protect the lender’s rights and interests.  A foreclosure action is like any other legal action and it should be treated as such.

Homeowners would benefit from hiring counsel because there are many defenses to a foreclosure action.  Homeowners might also have counterclaims against lenders based upon how the loan was made and/or how the loan was managed and handled through the alleged default.

Likewise, second mortgage holders, condominium owners’ associations, and other junior lien holders would benefit from representation.  For example, condominium owners’ associations are entitled to a priority status on their liens under Florida Statute, §718.116 which is superior to all but purchase money mortgages on a condominium unit.  If a condominium unit is sold on the courthouse steps (or, via an Internet auction), a buyer may be responsible for all past due assessments on the unit at the time of purchase and a bank may be liable for unpaid assessments going back as far as 12 months from the date the bank takes title to the unit.  A lawyer would help ensure that defendants’ rights are protected and enforced.

There is no need to change anything else in the judicial system.

The judicial system as applied to foreclosure actions can and does work.  It is unrealistic, however, to expect what works in Miami’s courts to work in Manatee County and vice versa.  If all parties in foreclosure actions were represented by local counsel, foreclosure actions would be more quickly and better resolved.

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