Archive for the ‘Bankruptcy Topics’ Category

Negotiating with a Bankruptcy Trustee Regarding the Valuation and Acquisition of Non-Exempt Property of the Estate

Tuesday, July 5th, 2022

Nova Law Group’s services to bankruptcy debtors, creditors, and third parties, often require us to negotiate with bankruptcy trustees on behalf of our clients. This article will discuss strategies for negotiating with bankruptcy trustees regarding non-exempt property of the bankruptcy estate and how Nova Law Group attorneys achieve maximum results for clients when handling these negotiations.

The purpose of a negotiation with a bankruptcy trustee can vary significantly depending on a particular client’s interests. Additionally, the chapter of bankruptcy in which the debtor filed has a significant impact on how negotiations with a bankruptcy trustee should be approached. Negotiations with a chapter 7 bankruptcy trustee operate very differently than negotiations with a chapter 13 bankruptcy trustee, as the former is a “possessory trustee” (has a duty to seize and liquidate non-exempt property for the benefit of creditors), while the latter is a “non-possessory trustee” (has no duty to seize property or liquidate non-exempt property for the estate). In chapter 11 cases, the bankruptcy trustee is often the debtor itself, and accordingly, develops its own strategy for liquidating or retaining non-exempt property and negotiating with creditors and third parties to meet its objectives. However, even in cases where the client must negotiate with a non-possessory trustee, the valuation of non-exempt property can be a material issue for many clients, as in chapter 11 and chapter 13 cases, the amount of payments made to creditors must often exceed the projected amount that creditors could have expected to be paid in a comparative liquidation case with the same property (also called “the best interests of creditors test”). In these cases, the valuation determination made as to such property can be critical, even if no trustee is tasked with liquidating the non-exempt property. And finally, experienced bankruptcy counsel should always be sure to determine which, if any, exemptions apply to the client prior to the bankruptcy case being filed. For example, debtor/clients who have recently moved states or jurisdictions may only be able to use certain exemptions specified by the bankruptcy code and state law, and corporate debtor/clients don’t get any exemptions at all, meaning that all estate property will be considered non-exempt upon filing. These substantial variations from client to client make it essential for skilled bankruptcy counsel to determine in advance of filing which exemptions apply to the client, and correspondingly, the strategy for handling any non-exempt property that is likely to exist upon filing. Some of the most common examples are discussed below.

When representing a bankruptcy debtor, an attorney may need to negotiate with the trustee regarding non-exempt property that the debtor wishes to retain and not have liquidated for the benefit of the estate’s creditors. Alternatively, a bankruptcy debtor may want the trustee to abandon certain property, perhaps because it has minimal financial value to the estate, but significant personal or sentimental value to the debtor. Even in bankruptcy cases where a “non-possessory trustee” is appointed, negotiation may occur with regard to valuation of the property for other purposes, such as the “best interests of creditors test.” A skilled bankruptcy attorney must be aware of a client’s interests in property prior to the bankruptcy case being filed, so that the attorney is aware of which property will likely be exempted, and which property, if any, will likely be non-exempt. To the extent property will likely be non-exempt, an attorney should have a discussion with his or her client prior to filing the bankruptcy case regarding whether or not the liquidation of such property would be an issue for the client, and if so, what steps and strategies to take to negotiate the purchase of such property by the client, or the abandonment of such property by the trustee on behalf of the estate.  A discussion of exempt property and non-exempt property between attorney and client pre-filing is critical to effective representation of any client with non-exempt assets (also called an “asset case”), as otherwise, a client may have property that is liquidated for the benefit of the estate and that the client was not aware might be forfeited. Alternately, in bankruptcy cases where a non-possessory trustee is appointed, a client may have to pay significantly more money to creditors over time than the client originally expected, if the value of the client’s non-exempt property is greater than expected. An effective discussion with a debtor/client pre-filing will allow the attorney to assist the client in determining which property might be non-exempt, if any, and whether any remaining non-exempt property is property that the client would rather turnover to the bankruptcy trustee for potential liquidation, or negotiate with the bankruptcy trustee to acquire.

If the debtor/client elects to turnover the non-exempt property to the trustee, then the property will likely be liquidated by the trustee on behalf of the bankruptcy estate if it has value that can be realized after selling costs, holding costs, and administrative costs are accounted for by the trustee. If the debtor/client elects to turnover non-exempt property for which the trustee likely cannot obtain value for the bankruptcy estate after costs and expenses are included, then the trustee may elect to “abandon” such property, which effectively means that legal ownership returns to the parties that owned the property prior to the bankruptcy case being filed (often the debtor).

If the debtor/client does not wish to turnover certain non-exempt property to the bankruptcy trustee, then the attorney must obtain the bankruptcy trustee’s consent and agreement to allowing the debtor/client to retain the non-exempt property. Otherwise, this non-exempt property must be turned over to the bankruptcy estate upon request. To ensure that the client has the maximum chance to retain any non-exempt property that is important to client interests, the bankruptcy attorney and client should develop a strategic plan for a negotiation with the bankruptcy trustee regarding the purchase of such non-exempt property from the bankruptcy estate. This strategic plan often includes an active negotiation with the bankruptcy trustee regarding alternative compensation to the bankruptcy estate of “equivalent value” to the property that the debtor wishes to retain. The strategic plan should be developed prior to the filing of the bankruptcy case and developed based on the client’s indicated interest in retaining or forfeiting each item of non-exempt property, relative to the likely cost of doing so.

The development of a strategic plan should include the following analysis at a minimum:

(1) List of all property that is likely to be non-exempt and its economic value, including the portion of such economic value which is non-exempt.

(2) The likely costs and expenses associated with sale of the property by a trustee, including selling costs, holding costs, and administrative costs, among others.

(3) The likely economic value, net costs and expenses, that would likely be distributed to creditors, if all non-exempt property were sold in a liquidation by the bankruptcy trustee.

(4) Analysis of client priorities regarding desired retention or disposition of such non-exempt property, and separately, discussion with the client about which property client would like to repurchase from the bankruptcy estate.

Generally, attorneys should attempt to perform the above-mentioned steps in numerical order. Otherwise, it will be difficult for a client to determine which property the client would like to retain (and pay for), and which property the client would like to dispose of (and decline to pay for), because the client may not know the price that would be persuasive to the bankruptcy trustee to sell the client such non-exempt property.

In calculating the figure to offer the bankruptcy trustee for each item of non-exempt property, it is critical not only to value the property in terms of its economic value to the bankruptcy estate, but also, the amount of time it will take the trustee and other administrators of the estate to sell such property for the benefit of creditors. Property which is easily sold by the Trustee, such as publicly-traded stocks, bonds, and other liquid financial securities or cash, generally will need to be purchased from the bankruptcy estate at full value (100% of fair market value), for the trustee to allow such property to be retained by the debtor. A non-possessory trustee will also require these assets to be valued at full fair market value generally at the time of filing, or at the time of confirmation of the plan, depending on the chapter of bankruptcy filed. In contrast, property which is difficult for the Trustee to sell, such as privately-held stock or limited partnership interests without any active market, assets valuable to a relatively small group of buyers, or assets which are hard to value, may only need to be purchased from the Trustee at a small fraction of their actual value. Most property falls somewhere in between these two extremes, including automobiles, real estate, artwork, and jewelry. While it is beyond the scope of this article to discuss the offers made to Trustees by Nova Law Group attorneys in every situation and with regard to all property types, as a general matter, the more the client values the property and/or the more easily the property can be liquidated by a liquidating trustee for money to pay creditors, the greater the percentage of fair market value (FMV) the interested party should offer the trustee to acquire it. The opposite is also true. In fact, in some cases, valuable property may be abandoned by a trustee, not because it has no hypothetical economic value, but rather, because no buyer can be found. This occurs frequently with difficult to sell assets of significant value, like patent rights and other intellectual property, which may have value only to a very small subset of buyers. A skilled bankruptcy attorney can provide a client with invaluable advice regarding the above-mentioned concepts and help the client to come up with an offer regarding the client’s non-exempt property that will appeal to a bankruptcy trustee, but also obtain the most favorable deal possible for the client to acquire such property.

The above-mentioned concepts and strategies also apply where an attorney is representing a creditor or third party interested in acquiring non-exempt property, except that the creditor or third party client cannot decide for the debtor where he or she will use the debtor’s exemptions, if any apply at all. When negotiating on behalf of a creditor or third party, it is important to be aware that a debtor’s exemptions should be reviewed to ensure that they are legally applicable and accurate, as otherwise, property that may belong to the bankruptcy estate could erroneously be retained by the debtor. Additionally, there are circumstances in which the development of creditor or third party interest in assets of the bankruptcy estate may incentivize the trustee to search for other potential buyers in an attempt to start a “bidding war.” This is increasingly likely for assets that have public markets or significant quantities of buyers, and should be considered prior to a creditor or third party buyer expending the time and resources to contact the Trustee and make an offer. Additionally, Trustees are exempt from certain laws when disposing of estate property and are not required to provide many of the disclosures that would normally be required of sellers. Skilled bankruptcy counsel should be employed to determine if any of the disclosures are relevant to client, and what action, if any, needs to be taken to ensure client interests in the property to be acquired are protected.

Nova Law Group regularly advises our debtor, creditor, and third party clients regarding these issues, and our extensive experience in working with dozens of bankruptcy trustees has allowed us to advise our clients effectively regarding potential deals. This is one of the best ways that a skilled bankruptcy lawyer can add value for a client, and distinguishes “average” lawyers from “exceptional” lawyers in the field of bankruptcy. If you may need to negotiate with a bankruptcy trustee as part of a prospective bankruptcy case, or a bankruptcy case that has already been filed by you or another party, feel free to contact a Nova Law Group attorney and we will be happy to assist you.

How Can Bankruptcy Help Me Financially During the Corona Virus Pandemic (Covid-19)?

Saturday, March 28th, 2020

The corona virus pandemic that has ravaged the world recently has caused enormous damage to individuals, families, and all kinds of social constructs, including businesses and governments. In addition to the obvious health problems that the virus causes, the impact of the corona virus has had significant negative financial implications for many people and businesses due to the massive economic shut down that has occurred resulting from “shelter in place” restrictions. Many individuals and businesses have had difficulty paying debts and expenses that would normally not be an issue were business functioning normally. For example, individuals and families may have difficulty paying rent, the mortgage, food, gas, utilities, insurance, or other key expenses during this time. Likewise, businesses may also have difficulty operating with the “shelter in place” restrictions, as many are causing major declines in revenue to the point where it is impossible to stay open or afford existing payroll obligations or debt payments.

During this unprecedented time, individuals and businesses can sometimes utilize bankruptcy as an effective means of assisting with the financial situation engendered by this pandemic. Bankruptcy has always existed to allow individuals and businesses to obtain a “fresh start” by eliminating debt obligations or by reorganizing debt obligations in a manner that is more affordable. In this regard, bankruptcy can sometimes allow individuals and businesses to deal with completely unexpected shocks to the financial climate and emerge relatively unscathed, at least compared to what the situation might look like without bankruptcy. The goal of this article is to describe some of the many ways in which bankruptcy can be helpful to individuals and businesses dealing with the unexpected economic impact of the corona virus and other similar major shocks to the economy.

The first section of this article will discuss different methods in which bankruptcy can assist individuals with financial hardship, such as that caused by the corona virus and “shelter in place” restrictions. The most common types of bankruptcy filed by individuals are chapter 7 cases, chapter 11 cases, and chapter 13 cases. We will discuss each in turn.

Chapter 7 bankruptcy cases for individuals are designed to allow the filing individual, called the “debtor,” a fresh financial start. In chapter 7, an individual gets to retain certain exempt property that he or she owns and has to surrender any non-exempt property to a bankruptcy trustee to be sold for the benefit of his or her creditors. Property is often determined to be either “exempt” or non-exempt” depending on a variety of factors, most of which are dependent on state law. In California, there are two types of exemption systems debtors may choose, often with the assistance of counsel—those listed in California Code of Civil Procedure §703 and §704. In general, §703 provides for greater exemptions for personal property and is often the exemption schedule of choice for most people, whereas §704 provides a much greater homestead exemption for those debtors with significant home equity and is often the preferred choice for debtors in this situation. Chapter 7 bankruptcy will eventually grant most individual debtors what is called a bankruptcy “discharge,” which effectively forever prevents the filing individual from any obligation to pay anything on the debts he or she owed at the time of filing bankruptcy. For all practical purposes, the bankruptcy discharge operates legally as a permanent injunction against the enforcement of most types of debt against the debtor, such that the individual can move on with his or her financial future without paying most debts that he or she had at the time of filing the bankruptcy case. While not every type of debt can be discharged, the vast majority of debts can be, with limited exceptions. For example, John in Mountain View, CA, gets corona virus while performing his job as a doctor at the local hospital in Los Altos, CA, and accordingly, is mandatorily sent home and cannot work. He is promptly terminated and applies for unemployment, but the unemployment checks he receives are barely enough to cover his rent and living expenses, let alone payments on the $100,000 in credit card debt he owes. Six months later, John has used up most of his savings making credit card payments and doesn’t know what to do. John hires Nova Law Group to help assist him with his situation. Nova Law Group recommends a chapter 7 bankruptcy, because John doesn’t have any property that exceeds the California exemption limits and gets to keep all of his property in bankruptcy. John also gets a complete discharge of his debt in chapter 7 bankruptcy and never has to pay anything on his credit card debts ever again. Although John is on unemployment and can’t work, he now is able to pay his living expenses with unemployment money he receives, because he no longer has any credit card payments. He can now afford to live until he can regain a job as a doctor after recovering from corona virus. John is able to obtain a debt-free fresh financial start and subsist on unemployment until he is ready to go back to work and recovers from being infected by corona virus.

A second major type of bankruptcy is called Chapter 13 bankruptcy. Chapter 13 bankruptcy cases are designed for many specific situations in which a debtor can afford to pay a portion or all of the debts the debtor owes, but needs to repay them on a different schedule or in a different amount than that originally agreed to by the creditors. Chapter 13 bankruptcy is particularly helpful to individuals who own property with non-exempt equity that they don’t desire to give to the trustee, individuals who owe tax debts, individuals who are facing home foreclosure, and certain individuals who might earn too much money to qualify for chapter 7 bankruptcy. In a chapter 13 bankruptcy case, the debtor proposes what is called a “plan” to a government appointed official called the “chapter 13 trustee.” The “plan” is essentially a business plan for the debtor’s return to financial health over either a 36-month or 60-month term, depending on the debtor’s income. Chapter 13 bankruptcy debtors pay back a portion of what they owe creditors, but not necessarily all that is owed. Additionally, even chapter 13 debtors who pay back everything they owe creditors, called a “100% plan,” do not actually end up paying the same amount to such creditors that they would owe outside of bankruptcy. Chapter 13 bankruptcy allows debtors to pay back many types of debts at much, much lower interest rates than could normally be obtained on the open market or through the creditors themselves. Additionally, some creditors do not file claims with the bankruptcy court and never become entitled to payment during the chapter 13 case. These debts, after a period of a few months, become not entitled to payment and such creditors can no longer recover against the debtor as long as the debtor completes his or her chapter 13 plan and obtains a discharge. Accordingly, most chapter 13 debtors save significant amounts of money reorganizing their debts in chapter 13, relative to less advantageous plans like debt settlement, paying such debts in full outside of bankruptcy, or “doing nothing.” Chapter 13 bankruptcy can also be used by individuals to reorganize significant amounts of tax debt or prevent home foreclosure, even permanently in some instances, if a debtor is able to make payments on the debts owed over time. For example, Mary in Palo Alto, CA works for Facebook in Menlo Park, CA. Mary has worked in tech for a decade, but until recently, was unable to get a job in her career field for three years until she became employed at Facebook. Mary is three years and $120,000 behind in her mortgage payments on her Palo Alto, CA home and is two weeks away from foreclosure, in which her home would be sold at auction. However, Mary has the ability with her high salary at Facebook to afford her mortgage payments now—she just can’t “catch up” on the $120,000 in mortgage arrears she owes the lender from the time she was unemployed. Fortunately, Mary hires a Nova Law Group attorney to advise her regarding her bankruptcy options in chapter 13. Nova Law Group informs her that using chapter 13 bankruptcy, she can split the $120,000 in mortgage arrears she owes her lender into 60 monthly payments of $2,000/month each, which she will pay on top of the normal mortgage payment to the lender monthly. While substantial, the chapter 13 bankruptcy will save Mary’s home from foreclosure and at the end of the five-year period, Mary will be fully caught up on her mortgage payments and out of default on her loan. Unlike a “loan modification,” Nova Law Group informs Mary that the lender does not need to consent to this payment plan and that the court can force the lender to accept it. Furthermore, the bankruptcy case can also be used to reorganize other debts Mary owes at the same time, like credit card debt, medical debt, personal loans, and tax debts. However, chapter 13 bankruptcy, unlike chapter 7 and chapter 11 bankruptcy, can only be filed by living, breathing individuals (like Mary)—it is not available to corporations and other “legal” entities which are not actually people except in law.

A third major type of bankruptcy is called Chapter 11 bankruptcy. This type of bankruptcy is often used by individuals in bankruptcy who owe very significant debts or who need significant financial flexibility in the type of bankruptcy plan they intend to file with the court. Chapter 11 bankruptcy is by far the most complex, time intensive, and expensive type of bankruptcy, but it can be the right option for some clients with very complex cases or very high quantities of debts and who wish to reorganize those debts. Chapter 11 bankruptcy cases can be used to reorganize an unlimited amount of debt owed by individuals, unlike chapter 13 bankruptcy, which is subject to the debt limits contained in 11 U.S.C. §109(e). This is a primary use of chapter 11 bankruptcy in the San Francisco Bay Area, and more specifically, in areas where bankruptcy debtors tend to have high amounts of secured and unsecured debt, like San Francisco, San Jose, Cupertino, Mountain View, Sunnyvale, Palo Alto, Los Altos, Los Altos Hills, East Palo Alto, Atherton, and Menlo Park. A full description of chapter 11 bankruptcy is beyond the scope of this article, but many chapter 11 debtors propose to retain many assets while potentially selling off other assets or creating money through other means, like operating a business or working, to fund their proposed “plan.” Creditors are entitled to vote on the plan and so it is important to understand how plan voting works and have an experienced bankruptcy attorney guide a debtor through this complex process to avoid a plan being rejected by the debtor’s creditors. Chapter 11 bankruptcy is frequently used when the debtor intends to introduce plan provisions that are very unusual or where payments will be made over an unconventional timeframe or from unconventional sources, which might be more objectionable in a chapter 13 bankruptcy case or even impossible. For example, Bob is a major real estate developer who lives in Los Altos, CA. Bob owns multiple investment properties in Sunnyvale, CA and San Jose, CA, a home in Los Altos, CA, and a home for his mother in Atherton, CA. Bob owns multiple businesses that have been terribly impacted by the “shelter in place requirements” enacted to prevent the further spread of the corona virus, and is worried that in six months, he may be unable to catch up on his mortgage payments for his home and his investment properties, even if business returns to normal. He is concerned he will face mass foreclosure on his properties and that he and his mother will be out of their homes. Fortunately for Bob, he consults with a Nova Law Group bankruptcy attorney who advises him that chapter 11 bankruptcy might be a good option for Bob’s needs. Although Bob owes a total of $20,000,000 in secured debt on his twelve properties throughout the San Francisco Bay Area, there is no debt limit in chapter 11 bankruptcy (unlike chapter 13), and accordingly, Bob can reorganize his significant debts and save his investment properties and home from foreclosure, by curing the arrearages on all of his properties over time. He can even reorganize his credit card debt, tax debts, personal loans, and other unsecured debts at the same time. Bob chooses a bankruptcy plan that is seven years (7 years) in length and convinces his creditors to support his plan of reorganization—a time period for repayment that would be impossible in chapter 13, for which the longest term would be five years (5 years). Bob is able to save his home and his investment properties and utilize chapter 11 to rebuild his finances after corona virus.

The second section of this article will discuss how various types of bankruptcy can be used to benefit business entities, such as LLCs, corporations, LLPs, LPs, and other types of entities. Please note that sole proprietorships and other types of business ownership that do not involve separate legal entities fall under the same umbrella legally as the assets and liabilities of the individuals that own them, and so, people owning these types of businesses include the business assets and liabilities on their own personal statements and schedules when filing for bankruptcy.

There are two main types of corporate bankruptcy typically filed by business entities which are legally incorporated, like C-Corporations, S-Corporations, LLCs, LPs, etc.—Chapter 7 bankruptcy and Chapter 11 bankruptcy. Chapter 7 bankruptcy cases are used by business entities which want to liquidate and shut down the business and pay off creditors to the extent possible. Chapter 11 bankruptcy cases are used by business entities that wish to reorganize the debts of the business entity in an attempt to continue to operate the business as a going concern while paying the debts of the business over time, albeit perhaps on a different schedule or at a different interest rate than was previously anticipated by the creditors. The main elements of chapter 7 bankruptcy and chapter 11 bankruptcy applicable to business entities are discussed above in the sections on individuals filing for bankruptcy in each chapter. However, there is one very important distinction between individuals filing for bankruptcy and business entities in the same bankruptcy chapters—business entities do not receive a bankruptcy discharge. Only real, breathing people can receive a discharge in bankruptcy. While business entities can utilize bankruptcy to liquidate and wind down their operations in chapter 7, or reorganize the payment structure, payment schedule, interest rates, and other elements of repayment in chapter 11, they may not ever discharge any debt owed and they do not get any exemptions to shelter assets or property. For this reason, chapter 7 corporate bankruptcy is mostly designed to allow for liquidating a business in a manner that will be respected by creditors and other stakeholders as court-approved and final, as a business entity will not receive a discharge of any debt in chapter 7 bankruptcy. Chapter 7 corporate bankruptcy will not generally enable the company to operate again, unless the company is sold as a going concern in the chapter 7 case by the bankruptcy trustee. Likewise, Chapter 11 may be used by business entities to reorganize debts and obligations, but not to eliminate debt entirely through discharge, even though chapter 11 may be used to eliminate debt as part of negotiations with the debtor’s creditors if such creditors agree.

If you have a question or would like to discuss your situation or your business’s situation with a Nova Law Group attorney, feel free to give us a call to schedule a consultation.

Nova Law Group represents both debtors and creditors in bankruptcy cases and associated bankruptcy litigation throughout the San Francisco Bay Area from our headquarters in Mountain View, CA. Nova Law Group frequently represents clients in all major divisions of the Northern District of California, including San Jose Division, San Francisco Division, and Oakland Division of the United States Bankruptcy Courts.

Is there a way to Stop Foreclosure without Filing Bankruptcy?

Thursday, December 10th, 2009

There are many ways to stop a foreclosure action against your home without filing for bankruptcy. This article will focus on some of the most common options. Many of the legal options listed below utilize what is called a temporary restraining order and preliminary injunction to temporarily prevent the lender’s foreclosure of a primary residence of the borrower. While not all of these options may apply to your situation, a Nova Law Group attorney would be happy to assist you in determining what causes of action might apply in your individual case.

The first and most common method of contesting a foreclosure action against the borrower’s primary residence is to bring a lawsuit against the lender for violations of the Truth in Lending Act and its related provisions. While in some cases the lender may have complied with the provisions of the Act, in many cases, the lender has failed to comply with one or more provisions of federal law. Certain provisions allow for rescission of the note and deed of trust, and when claimed as a defense to a foreclosure action, can result in a temporary or permanent stop to a foreclosure action if a good faith claim can be made against the lender. Common TILA violations are too numerous to count, but some important examples include: interest rates above the maximum cap defined by statute, inaccurate disclosures on the Truth in Lending Statement, failure to give two copies of the right of rescission to the borrowers after the loan closing, negative amortization provisions in some instances on home equity loans, and non-disclosure of finance charges or hidden fees. While not every loan will state a good faith cause of action for a TILA violation, there are many situations in which the lender has made material errors in the loan documentation, and these errors can sometimes form the basis of a good faith cause of action for a TILA violation and a valid foreclosure defense.

A second common method to contest a foreclosure action is to assert a violation of California state law, and in particular, a violation of the foreclosure statutes California recently passed to combat the deleterious effects of the foreclosure crisis. For example, California Civil Code Section 2923.52 requires lenders in most instances to discuss loan modification options with borrowers and then wait 3 full months before posting a notice of sale on the property. Unfortunately, many lenders refuse to comply with the statute or maintain in bad faith that the property is non-owner occupied, and therefore, that they don’t need to comply with the statute. Often people have to sue the lender or otherwise block the foreclosure action to obtain relief as California law requires, but this relief is available in some instances.

A third common method to contest a foreclosure action is to assert a violation of California Civil Code Section 2923.5, which requires lenders to take steps to offer borrowers financial options before a notice of default is posted on the property. Sometimes lenders will proceed to post a notice of default on the principal residence of the borrower without ever contacting the borrower to work out options, and this kind of behavior by the lender is illegal. Violations of Section 2923.5 can sometimes offer borrowers a basis to challenge the foreclosure action and delay foreclosure until the lender complies with the California law.

Not all of the above options apply to all clients or all situations, but a Nova Law Group attorney would be happy to assist you in determining which options might apply to your individual situation and if any good faith claims can be made against the lender in your circumstance.