If your home is in foreclosure, you have many options, both legal and non-legal. This section is designed to explore the basics of some options that either delay foreclosure, or prevent the foreclosure from proceeding permanently. This article is not designed as a comprehensive demonstration of foreclosure strategy and litigation, but is rather a description of some constructive responses to foreclosure. If you would like to consult with an attorney regarding your situation, a Nova Law Group attorney would be happy to provide you with a free consultation to discuss your legal options.

Common Legal Options to Avoid or Delay Foreclosure:

• Filing for Chapter 7 Bankruptcy: This generally delays foreclosure proceedings about 2-3 months while the creditor files a motion for relief from stay to continue the foreclosure. Some creditors will wait until the bankruptcy case is over, rather than file a motion for relief from stay, in which case the foreclosure might be delayed 3-4 months instead. We strongly advise consulting an attorney in this situation, as a bankruptcy that is filed at the wrong time will provide absolutely no delay whatsoever during the foreclosure. In addition, Nova Law Group does not advise clients to declare Chapter 7 bankruptcy merely to delay foreclosure proceedings.
• Filing for Chapter 13 Bankruptcy: If a debtor can make the payments for the home under the bankruptcy plan, then Chapter 13 bankruptcy can theoretically allow the debtor to keep the home entirely. Even if a debtor does not complete the plan due to unexpected circumstances, the good faith attempt by the debtor to pay under the plan will delay foreclosure many months or years. The substantial challenge in using Chapter 13 bankruptcy to delay or avoid foreclosure is that the debtor must be able to afford the plan payments, which means the debtor must be able to pay the creditor on the loan. Chapter 13 is usually appropriate as a foreclosure avoidance method when the debtor has missed multiple back payments on the home and cannot bring the mortgage current, but can afford to make payments going forward, perhaps due to recently finding a job or recovering from physical injuries. Nova Law Group does recommend filing for Chapter 13 bankruptcy to avoid or delay foreclosure, as long as the filing represents a good faith attempt on the part of the debtor to resolve his debts.
• Consumer Protection Litigation: The federal government and the states have passed legislation protecting borrowers from unscrupulous acts on the part of lenders and other creditors. Many lenders fail to comply with the requirements of these federal and state consumer protection statutes, and these lending violations can lead to damages and injunctive relief against lenders in some instances. In some cases, this type of litigation can delay foreclosure or bring a creditor to the table for negotiations. Some common consumer protection statutes that lenders violate are the TILA (Truth in Lending Act), the HOEPA (Home Owner Equity Protection Act), the RESPA (Real Estate Settlement and Procedures Act), and numerous state statutes governing lending and foreclosure procedures. While all of the above statutes are frequently violated by creditors, not all of our clients will be able to pursue these options or have a valid good faith legal claim to challenge a foreclosure proceeding. If you would like to explore whether these options apply to your situation, a Nova Law Group attorney would be happy to discuss whether any of these options might be available to you.

Common Non-Legal Options to Avoid or Delay Foreclosure:

• Bring the Loan Current: This option is the best option, but also generally not a viable option for most people in foreclosure. However, if you are able to bring the loan payments current, including any fees and costs the lender has incurred over the course of the foreclosure, then you are legally allowed to do so until 5 days before the foreclosure sale. After this period, you must pay the entire loan balance to stop the sale.
• Work out a Deal with the Lender: Many lenders hate foreclosure just as much as you do. For the most part, lenders do not want to own your house. Lenders only want their money and to be paid regular payments as agreed. If you can propose a viable plan to bring the loan current, or at least pay regular on-time payments going forward, most lenders will negotiate. However, you should negotiate with the lender yourself or hire an attorney to negotiate on your behalf. Do not ever hire a “mortgage consultant” or anyone trying to give you a “quick fix” to your mortgage problems, as these businesses are frequently scams. Even the reputable companies in the industry cannot do anything that you or a good lawyer cannot.
• Execute a “Short-Sale”: A short sale is a sale to a third-party buyer where the proceeds from the sale are not enough to cover the debt you owe on the home. The lender must approve a short sale, because it is basically agreeing to receive less than the money you owe it on the home. Some lenders will agree to this arrangement when it seems that the alternative is a long and expensive foreclosure, but you will have to find a buyer for the home. If you intend to execute a short sale, it is our strong advice that you consult an attorney, or you could remain liable for any money still due the lender on the sale. In our firm’s opinion, short sales are almost never the best option to resolve a foreclosure on your home.
• Execute a “Deed in lieu of Foreclosure”: A deed in lieu of foreclosure is a transaction where you essentially give the keys back to the lender and walk away. Like a short sale, if you plan to execute a deed in lieu of foreclosure, we advise you to consult with an attorney, or you might still be liable for any debt owed the lender if the lender cannot recoup its losses on the home. Our firm rarely, if ever, advises clients to execute a deed in lieu of foreclosure, as this is almost never the client’s best option.

Our firm hopes that you find the above discussion informative and that it helps you have a greater understanding of your legal options. If you would like to discuss any of these options with an attorney, feel free to contact Nova Law Group to discuss whether any of the above options might apply to your situation.