FHA Mortgage after Bankruptcy, Foreclosure

On August 23, 2013, in Bankruptcy, Foreclosure, by Robbie L. Vaughn, Esq.

Get an FHA mortgage one year after bankruptcy or foreclosure

The FHA recently released a letter stating that it was reducing the waiting period to get an FHA loan after a bankruptcy or foreclosure, to 1 year. This is a big deal because the waiting period had been two years after bankruptcy and three years after the completion of a foreclosure.

However, not everyone will qualify. Borrowers will be required to prove that their household income fell by 20 percent or more for at least six months. That the decrease in income was because of unemployment or another event beyond their control. That they have now recovered and reestablished their credit by making at least 12 months of on-time payments on debts such as a mortgage, rent, or credit account.

The Law Firm of Vaughn & Weber, PLLC is here to assist you. We can be reached at (516) 858-2620.

No Documentation Loan Modification

On April 18, 2013, in Foreclosure, by Robbie L. Vaughn, Esq.
Fannie Mae and Freddie Mac to offer No Documentation Loan Modification Program

The Program

Fannie Mae and Freddie Mac will offer a simplified loan modification process. Beginning July 01, 2013, servicers will be required to offer borrowers who are at least 90 days, but not more than 24 months, delinquent on their mortgage a trial modification without requiring financial or hardship documentation.

If the homeowner makes three  timely trial modification mortgage payments, their mortgage will be permanently modified. Additionally, homeowners who provide documentation of their finances and hardship could receive “a modification with additional savings.”

The Eligibility Requirements:

“The loan must be owned or guaranteed by Fannie Mae or Freddie Mac. Homeowners must be 90 days to 24 months delinquent, and have a first lien mortgage that is at least 12 months old with a loan to value ratio equal to or greater than 80 percent. Loans that have been modified at least two times previously are not eligible. Click on these links to see if your loan is owned or guaranteed by Fannie Mae or Freddie Mac.”  The program ends August 01, 2015.

Our View

This appears to be a good initial program.  This program has the potential to help many homeowners avoid foreclosure. While much remains to be seen, we do like the following aspects of the program:

  • No documentation- Many of our clients get frustrated and exasperated by the constant requests to provide the same documents over and over again.
  • No action required- Servicers will contact the homeowners directly. Homeowners will not have to hire a third-party to help them with the loan modification (equals more savings for the homeowner).
  • Length of trial modification- Three months is a reasonable amount of time. We have seen some trial modification go on for 6 months or more (this can be very stressful for the homeowner).
  • Investment properties are eligible.

Read the full press release here.

We are here to assist you! Call (516) 858-2620 to schedule an appointment with The Law Firm of Vaughn & Weber, PLLC.

Short Sale a Must?

On January 10, 2013, in Bankruptcy, Foreclosure, by Robbie L. Vaughn, Esq.

I already modified my mortgage, but because of new circumstances I am late again. Must I Short Sale my home now?

Not necessarily.

You may be able to get another loan modification based on your “new circumstances.” The HAMP guidelines were recently changed to address this situation. Homeowners who have defaulted on a trial or permanent HAMP loan modification are now eligible for a new HAMP loan modification. Additionally, the bank can always offer you an in-house loan modification if they want to. You may have several other options you can explore before doing a short sale. One of your options may be a chapter 13 bankruptcy. We have developed several strategies to assist distressed homeowners. A Short Sale is never the first option! It may be a good idea to consult with an attorney before making a final decision.

Call  (516) 858-2620 to discuss your options. The Law Firm of Vaughn & Weber is here to assist you!

Mortgages are “secured transactions.”  Secured Transactions are, essentially, collateralized loans.  In secured transactions, borrowers give lenders an interest in some property (collateral) that will cover the amount borrowed if the borrower defaults.  When someone buys a car, for instance, the car can be repossessed by the lender if the borrower stops making payments.  The car will, theoretically, cover the remaining amount of the loan.  The collateral (the car) “secures” the transaction because it practically guarantees that the lender will get, at least, an amount equal to the value of the collateral in return for the loan.

When someone mortgages a home, the home serves as collateral for the amount of the loan.  The note is the contract in which a borrower agrees to repay a loan.  The mortgage is the contract that makes the real property collateral for the loan.  The mortgage gives a lender the right to take the home if a borrower stops paying the debt, as agreed to in the note.

Foreclosure plaintiffs (banks or other lenders) must prove that they own both the note, and the mortgage.  Plaintiffs that can’t prove that they own these two instruments will not win a foreclosure case.  If the plaintiff is not the original party to the loan – which could happen if one bank or lender sells the loan obligation to another – then the plaintiff must show how it came to own the loan.

One would expect banks and lenders to keep documents as important as notes and mortgages safe and secure.  Surprisingly, this is not always the case.  During the housing boom, mortgages and notes changed hands so frequently and quickly that it was not uncommon for one or the other to get lost in the shuffle.  Earlier this month, an attorney representing a homeowner in Queens won a foreclosure case because the bank couldn’t prove that it owned the mortgage and note.

Not all homeowners will be so lucky.  But chain of title issues are definitely worth investigating.  Foreclosure defendants should consult with experienced foreclosure attorneys in order to explore all options and defenses.

If you have questions about this or other legal issues, call The Law firm of Vaughn and Weber at 516-858-2620 today to schedule a free consultation.  We are located in the heart of Long Island at 393 Jericho Turnpike, Suite 208, Mineola, NY 11501.

The information you obtain at this site is not, nor is it intended to be, legal advice. You should consult an attorney for individual advice regarding your own situation. This website is Attorney Advertising. It does not form an attorney-client relationship. We are a debt relief agency and a law firm that helps people file for bankruptcy relief under the U.S. Bankruptcy Code – Title 11. Prior results do not guarantee a similar outcome. Proudly assisting residents of Long Island, Nassau county, Suffolk county, New York City, Queens, Brooklyn, Bronx, Staten Island, Manhattan