| Foreclosure Auctions: How to Find Them and What to Expect | |
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| Tweet Topic Started: Sep 25 2015, 04:21 PM (591 Views) | |
| Okosh | Sep 25 2015, 04:21 PM Post #1 |
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Are you looking to buy a new home? If you are, you may be turned off by the real estate prices you see on the market. If so, this doesn’t mean that now isn’t the time to buy a home, but it does mean that you may be looking in the wrong place. Instead of visiting the online websites of realtors or flipping through their brochures, place your focus on foreclosure properties. Foreclosure properties are often considered a great buy, as they are easy to find and affordable. One of the most popular ways that foreclosures are bought and sold is at an auction. This auction typically takes place at a county, town, or village government office, such as the clerk’s department. As for how you can find these foreclosure auctions, they are often advertised in local newspapers. You can also search local records, as foreclosures are public notice. One of the few downsides to buying a home at a foreclosure auction is the inspection, as you aren’t typically granted one. Most bidders are bidding on the home as-is. As-is isn’t so bad, but it may be if you haven’t seen the property. With that said, since foreclosures are public notice, you should be able to get the address of the property in question. You will want to drive by. Although you should not judge a book by its cover, a drive by can give you an idea of what to expect. When you have doubts, it may be best to move on and target other auctions. If you decide to attend a foreclosure auction, the last thing you want to do is just show up. That is unless you are scouting to see how an auction works. When you are serious about purchasing a foreclosed property at an auction, you need to be prepared. This preparation involves having financing lined up. Many will require that you either have the money on hand or show proof that you do have the financial resources needed to follow through with the sale. Contingency loans are generally prohibited. Check deposits are sometimes required before you can even place a bid. As for the auction itself, it depends. It is not uncommon for bids to be sealed. Once everyone has placed a bid, the highest bidder will be announced. For bids that are not sealed, the auctioneer will start with a figure, often around $1,000 or less and the bidding will continue on. If you are the winner bidder, it is important to know that you may not be able to move into your new home right away. In fact, it is likely that you will be unable to do so. Many states give current occupants a redemption period or a grace period. This is where they can still fight to keep their home. After this point has passed, you can start the eviction process if the current occupants do not leave voluntarily. As it was previously stated, you may want to attend a foreclosure auction and just sit on the sidelines. You should be allowed to do so. If you are unfamiliar with the buying and selling of real estate, foreclosures, or auctions, you can learn a lot. This knowledge is important, as many fellow bidders will be investors looking to turn a profit, not buy their first home. PPPPP |
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| Okosh | Sep 25 2015, 04:23 PM Post #2 |
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Homeowners: Steps to Help You Avoid Foreclosure Are you a homeowner who fears losing your home? If you are in the middle of a financial crisis, your fears may be founded. Before deciding to throw in the towel and let your home enter into foreclosure, there are some steps that you will first want to take. For your convenience, a few of those practical and easy to implement steps are outlined below. 1 – Eliminate Unnecessary Purchases If you have yet to receive a foreclosure notice or warning from your financial lender, now is the time to start saving money. Eliminating unnecessary purchases is the best way to do so. In addition to eliminating extras, such as a cup of coffee on the way to work each morning, look at your utilities. Can you lower the package for your telephone, internet, or television? If so, do so. All money that you save should either be applied towards your mortgage or saved for when you approach your lender. 2 – Get a Second, Part-Time Job If you are already on a limited spending budget, eliminating unnecessary purchases can only go so far. For many homeowners, a second job is required. Yes it may be hard being an office manager by day and a grocery store clerk by night, but you must do what you can to save your home. The good news is that this job does not have to be permanent, but just until you get on your feet. 3 – Sell Your Assets If you are unable to have a second job, such as if you are a single parent, you should start examining the valuable assets in your home. Do you have an extra vehicle that just sits in your driveway? Do you have jewelry you can sell? If so, do it. If you are in serious need of money, consider hosting a yard sale. This allows you to sell and profit from items that aren’t valuable, but still buyable. 4 – Schedule an Appointment with Your Financial Lender When you know you will have a problem making your mortgage payment or when you receive foreclosure warnings, approach your lender. Surprisingly, they may be able to work with you. In most cases, banks want to avoid foreclosures just as bad. Bring the money that you saved in the above mentioned steps with you to your meeting. Use it as proof that you are serious about keeping your home. When you show drive and determination, your lender is more likely to work with you. This may include reworking your loan to give you more affordable monthly payments. 5 – Consider a Pre-Foreclosure Sale If your financial lender is unable to help or if you still can’t meet their requirements, do not wait for foreclosure to happen. You will still lose your home, but you should be able to retain your credit rating with the sale of it. You will use the money to payoff your mortgage in full. Depending on the selling price, you may make a small profit. As you can see, there are a number of steps that you can take to avoid foreclosure on your home. These steps are the easiest and most practical for homeowners, just like you. For expert advice, schedule an appointment with a housing counselor approved by HUD or with an attorney that specializes in real estate foreclosures. PPPPP |
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| Okosh | Sep 25 2015, 04:23 PM Post #3 |
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Homeowners: The Pros and Cons of Pre-Foreclosure Sales Are you a homeowner who is facing foreclosure? If so, know that just because foreclosure is down the road, it doesn’t mean that you have to travel that far. You should know that you do have a number of different options. One of those options starts in the pre-foreclosure stages and is known as a pre-foreclosure sale. As for what a pre-closure sale it, it is when the home is sold before foreclosure. Often times, it is immediately before a foreclosure auction is set to take place. As for why some homeowners wait so long, they are looking for a reprieve from the lender. Unfortunately, those in poor financial standing are unlikely to get that reprieve. That is why all homeowners should familiarize themselves with pre-foreclosure sales. As previously stated, not all homeowners are able to receive assistance from their lender. If you find yourself in this position, a pre-foreclosure sale may be the only way to keep your credit in good standing. A foreclosure can negatively impact your credit for years to come. In keeping with credit, some lawyers will have their clients declare bankruptcy to stop foreclosure or hang onto the home. This is also risky. If you make the decision to sell your home, it is a wise to make arrangements with your lender. A financial lender who knows that you are actively trying to sell your home is more likely to give you time to allow that sale to take place. As for that sale, it can be handled by you or by a realtor. If you are upset about the loss of your home, a realtor is advised. This is because it can be difficult dealing with prospective buyers who seem to have no regard for you or your troubles. If you use the services of a realtor to help with the sale of your home, you may receive more money. This is because retailers tend to sell homes at or around their assessment value. Although not much may be left over, after paying your mortgage and the realtor, it may be enough to help you make new living arrangements. Since buying a home likely isn’t an option, you should have enough for a security deposit and first and last months rent. As it was previously stated, buyers interested in pre-foreclosure sales aren’t always careful with the words they choose. You may have to deal with people who look down on you. Yes, they are usually in the wrong, but you must handle the situation calmly. Unfortunately, there are many misconceptions that surround those facing foreclosure, most of which are not true. Remember to always keep your head held high. As painful as it may be to deal with a “jerk,” at least you can avoid foreclosure and keep your credit in good standing. Perhaps, the biggest downside to selling your home, through a pre-foreclosure sale, is the loss of your home. In fact, this is why many homeowners wait until the last minute to okay the sale of their home. It is a decision that many homeowners are uncertain about. Please know that unless you can get your mortgage back to good standing, you will lose your home regardless. A pre-foreclosure sale at least lets you retain a decent credit score, as your mortgage will be paid off and hopefully in full. PPPPP |
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| Okosh | Sep 25 2015, 04:23 PM Post #4 |
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Homebuyers: The Pros and Cons of Pre-Foreclosure Sales Are you looking to buy a new home? If so and if you are on a limited budget, you may use the internet to research foreclosures. The sale of foreclosed properties is on the rise, due to their affordable prices. Somewhere in the mix, you may find homes for sale that are in the pre-foreclosure stages. As you can likely gather from the name, these are properties that are headed for foreclosure, but not yet there. As stated above, some pre-foreclosure properties are listed available for sale online. These may appear on foreclosure listing websites, but not always. There are two main ways in which pre-foreclosures are sold. A real estate agent is used or the current homeowners list the home as for sale by owner. As for who you should do business with, it depends on your own personal preference. One of the many pros or plus sides to buying a pre-foreclosure that is listed through a real estate agent is communication. That real estate agent is whom you will have direct communication with. This may give you comfort and peace of mind. It is no secret that homeowners facing foreclosure are angry and upset. You can discuss the property and talk freely with the real estate agent in charge of the sale, but without having to worry about angering or offending them. The biggest con or downside to buying a pre-closure through a real estate agent is the selling price. Real estate agents take a percentage of each sale. To ensure they get a decent paycheck, the price of the home increases. While pre-foreclosure homes, even in these types of cases, are still cheap, you may get a better deal when buying directly from the homeowner. Speaking of buying directly from the homeowner, there are a number of benefits to doing so. One of those benefits is the deal that you may be able to walk away with. At the last minute, some homeowners will do just about anything to sell their homes before foreclosure starts. Selling a home allows a homeowner to keep their credit in good standing. This means that you may be able to negotiate a better deal. All that really matters is that the mortgage lender gets their agreed upon share. As it was previously stated, many homeowners are dealing with a wide array of emotions when faced with foreclosure. You may see this in the form of uncertainty. A homeowner may want to try and put-off the buying process as long as possible. Deep down, all homeowners wish for a last minute reprieve that will allow them to keep their properties. If you want to buy the property, make your intentions known, but do not be too pushy. In addition to buying a for sale by owner pre-foreclosure, you may want to do a little bit of research. There are millions of homeowners facing foreclosure. Some of those homeowners do not know all of their options. You can approach a homeowner yourself and inquire about buying their home. You can research foreclosure records online or in local government offices. To get started, it is recommended that you send correspondence through the mail. This is considered less rude and invasive. If you hear back, good. If not, you may want to try again in another month. PPPPP |
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| Okosh | Sep 25 2015, 04:24 PM Post #5 |
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Foreclosure: Can It Be Stopped? Are you a homeowner who has been ignoring the warning letters and telephone calls from your bank? If you are, you may find yourself in the middle of a foreclosure crisis. At this point in time, fear may automatically set in. What will you do? Where you will live? Can you afford to move? Before you let fear take over, it is important to know that foreclosures can be stopped. Although this process is not easy, it can be done. It is advised that you speak with your financial lender as soon as you find yourself experiencing financial difficulties. For example, when you get laid off or fired from your job, schedule an appointment to meet with your lender and develop a plan, before any problems arise. At the very least, communication should be made when you start receive intent to foreclosure notices. Even if you have a sign on your home stating that the foreclosure process has officially begun, you can still talk to your financial lender. In this instance, the sooner you do so the better. As for why you should talk to your financial lender, even at the last minute, they want to avoid foreclosure as much as you do. Often times, lenders lose a considerable amount of money on the sale of foreclosure homes. If you can prove that your financial troubles are only temporary, your lender may give you a reprieve. They may stop the foreclosure proceedings for you. As for what can lead to this, you or your spouse getting a second job can help. If you are dealing with a locally owned and operated bank, which you have been a loyal customer of, it is important to outright ask what can be done. Offer suggestions yourself, if you do not receive them. Could you continue making all future mortgage payments on time, but develop a payment plan for your past due amount? Can you only pay interest for the time being? Can you be given time to sell your home, as opposed to simply just losing it? These are all important questions that you should ask. Another way that foreclosures can be stopped, in most states, is with a declaration of bankruptcy. However, this step is one that should not be made on a whim. It is first important to meet with an attorney specializing in bankruptcy. If you file for bankruptcy will the foreclosure proceedings stop? Can you make it so that your home is not considered an asset in bankruptcy proceedings? If so, this is the avenue that you may want to take. However, since bankruptcy can negatively influence your credit, it should only be used as a last resort. Before you take any action with the hopes of stopping foreclosure, you need to closely examine the situation at hand. For starters, would you like to get out from under your property? If it is a money-pit that needs constant repairs, it might just be easier to go the route of foreclosure or even outright allow your bank to sell the property. If you want to keep your home, make sure that you can honestly do so. It is recommended that you take forty percent of your income and apply that towards your living expenses, this includes mortgages and taxes. If this isn’t possible for you to do, the avoidance of foreclosure now may result in the process starting again in a few months. PPPPP |
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| Okosh | Sep 25 2015, 04:24 PM Post #6 |
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Foreclosure Scams: How to Avoid Them Are you a homeowner who is facing foreclosure? If you are, you may literally be desperate. You may try anything to save your home. Of course, you are urged to do so, but it is important to not let desperation get in the way. Homeowners who do often find themselves the victims of a foreclosure scam. When it comes to foreclosure scams, the best way to protect yourself is to know what to look for. Although foreclosure scams come in a number of different formats, many are easy to spot. One type of scam that you will be on the lookout for is when an individual or a company approaches you offering to help. When doing so, they will offer to provide you with a loan. The only problem is that a loan is not what you may be getting. The documents you sign may actually turn over ownership to the individual or company in question. However, you often end up agreeing to rent the property at a very high rate. When you cannot afford to make those payments, you will be evicted from a home that you no longer own. Another foreclosure scam involves having an individual or company coming to your rescue. They will offer to negotiate with your lender for you. During this period, you are asked to pay the individual or company in question, which may be referred to as a rescuer. The only problem is that individual or company isn’t in contact with your mortgage lender at all. What they are doing is pocketing your money and you will still end up facing foreclosure. Similar to the foreclosure scam listed above is one that involves strong-arming your home from you. In this aspect, the individual or company in question isn’t necessarily after your money, but more your property. They will instruct you not to contact anyone for help, aside from them. You are instructed not to speak with a lawyer, not to talk to or make payments to your mortgage company, and so forth. Right before the foreclosure proceedings start, the scammer will then take every step possible to get your home. One mistake that you will not want to make, concerning foreclosure scams is believing that the individual in front of you is different. Desperation and despair can cloud one’s judgment. If you are presented with a contract or legal document to sign, do not do so until you can have it reviewed by an attorney. Be sure to choose your own attorney. Do not rely on the advice of an attorney suggested to you, as they may be in on the scam, if they are even a real attorney to begin with. The three above mentioned foreclosure scams are just a few that you may run into, but they do have the potential to cause the most damage and the most heartbreak. The good news is you now know what to look for. This means you can avoid falling victim to these types of scams. As a word to the wise, never agree to do business with someone who approaches you. A reputable lawyer or housing advisor will wait for you to come to them. No one who comes knocking on your doorstep is likely to have your best interests at heart. As a recap, foreclosure scams are out there. Typically, the only way for you to legally avoid foreclosure to speak with an attorney or to make arrangements with your financial lender. PPPPP |
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| Okosh | Sep 25 2015, 04:24 PM Post #7 |
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Homeowners and Foreclosure: When to Seek Help Are you a homeowner who is experiencing financial difficulties? If so, foreclosure should be a concern of yours. Unfortunately, many homeowners believe that foreclosure will go away. Yes, many truly know this will not happen, but some do convince themselves that the best thing is to do nothing. Do not make this mistake. To protect your credit and your home, you need to know when and where to seek help. Today’s economy is hurting many companies, such as those in the auto industry. For that reason, many employees are finding themselves laid off. If this happens to you, you need to seek help immediately. That help should come from your mortgage lender. This is important because even if you are able to draw unemployment, there is often a waiting period. Let your lender know that you will be unable to make a full payment for the next month. Be sure to state that you intend to either find a job or use your unemployment check for your mortgage. Another issue that should be discussed with your mortgage lender is injury. Are you injured and can’t work? Whether you will receive disability or worker’s compensation, there is a waiting period. In fact, this waiting period may take up to six weeks or more! In this time frame, you may miss one or two mortgage payments. Do not let your mortgage lender get the wrong impression. If you will be able to return to work in a few months, bring proof. Have a notice from your doctor, as well as from your employer. When a mortgage lender can see that you will be returning to work and your previous financial status soon, they should be more willing to work out a temporary payment plan with you. In addition to speaking with your financial lender, advice can be sought from a real estate agent. If you are facing long-term financial problems, as opposed to short-term, it may be within your best interest to sell your home before you are faced with foreclosure. Depending on the value of your home, the realtor you hire, and the amount you owe on your mortgage, this is a sale that you may be able to profit from. At the very least, get enough money to pay your mortgage in full and relocate. Once your home is in the stages of foreclosure, a lawyer is usually the only professional who can get you out. With that said, lawyers are faced with limited options once foreclosure has begun. They may be able to stop the proceedings by having filing for bankruptcy. Action can be taken if you and your attorney can prove that your mortgage lender discriminated against you or took illegal actions. Otherwise, it may be time to start looking for a new home. Speaking of relocating, many homeowners don’t know what to do or where to go. This is despite the fact that many saw foreclosure coming from a mile away. What you will want to do is contact the United States Department of Housing and Urban Development (HUD). Their mission is to make sure that all Americans have access to safe and affordable housing. You can speak to a HUD approved housing counseling who can help you review your options. As you can see, you don’t and shouldn’t have to face foreclosure alone. No matter what stage in the process you are at, there are professionals who can help. |
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| Okosh | Sep 25 2015, 04:24 PM Post #8 |
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How to Find and Buy Foreclosures When looking for information pertaining to foreclosures, you will find a lot of information for homeowners who are on the verge of losing their homes. This is nice, but you may be on the other side of the fence. Instead, you may be looking for information and tips on buying foreclosure properties. If so, you have come to the right place. Those unfamiliar with real estate and foreclosures often wonder how they can find foreclosures available for sale. After a quick examination, many are pleased and surprised with their options. One of the easiest ways to find foreclosure properties listed for sale is online. Many foreclosure listing websites come with a free trial period. Foreclosure properties can also be bought through an auction. These auctions are usually advertised in local newspapers, but town and village offices should have the information posted as well. As an added bonus, if you are new to buying real estate and foreclosures, you will want to examine homes that are referred to as REO (real estate owned). You may still find affordable asking prices on these types of properties, but they aren’t always classified as foreclosures. This is because the original lender, who now may be referred to as the investor, has regained control of the property. This occurs when bids are low at a foreclosure auction. The lender steps up and buys the property themselves. You can find REO properties available for sale online or by visiting your local bank branches. As it was previously stated, foreclosures can be purchased at an auction. Many bargain hunters like this approach, but know that it may not be in your best interest. Many states do not allow you to place a bid unless you can show proof of available funds upfront. Since it is rare for a lender to grant you a mortgage loan on a house that both you and they have never seen, not everyone is the perfect candidate for foreclosure auctions. In keeping with foreclosure auctions, it is first important to determine what protection your state offers homeowners going through foreclosure. Some states have redemption laws. When these laws are in place, homeowners have a set time frame in which they can reclaim their home by getting their mortgage back in good standing. What this essentially means is that you could win a foreclosure auction, but later walk away without the property. This cannot occur with REOs, as the seller is already out of the picture. If you are interested in buying a foreclosure, it is recommended that you do the proper amount of research first. Although you may not be able to inspect the property in question, you may be able to drive by the property. Foreclosure listing websites and local government offices will have the address listed. Use your best judgment. If the property doesn’t look cared for on the outside, chances are the inside is just the same. Of course, you can remodel, but be sure to take those costs into consideration when placing your bid. As a reminder, it is easy to find information on foreclosures both online and locally. To make sure that you are well informed, consider consulting with a professional, such as lawyer who specializes in real estate law. At the very least, purchase a guide on how to buy foreclosures from your local bookstore or online. PPPPP |
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| Okosh | Sep 25 2015, 04:25 PM Post #9 |
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How to Avoid and Stop Foreclosure on Your Home Are you a homeowner who is experiencing financial difficulties? If those difficulties are making it impossible to pay your mortgage, you may find yourself facing foreclosure. This is if you haven’t already been served with a foreclosure notice. Although it is difficult to associate foreclosures with good news, there is some. In some states, it is never really too late to stop foreclosure proceedings. Before focusing on a few of the many ways that you can stop foreclosure in its tracks, it is important to touch on prevention. There are multiple ways that homeowners, just like you, can avoid foreclosure. At the first sign of financial trouble, homeowners should schedule a meeting with their lenders. Lenders do not want a home to enter into foreclosure, so many are willing to work with borrowers. The sooner you ask for help, the better your chances are for receiving it. In addition to speaking with your financial lender, there are other steps that you can and should take. Did you lose your job? Whether you were laid off or fired, you need to start looking for work right away. In the time being, you may want to apply for part-time jobs. Of course, lenders want all of the money that they are owed, but some are willing to temporarily accept smaller payments. Selling a few of your valuables, prioritizing your spending, and eliminating unnecessary purchases can free up money that can and should be applied to your mortgage. As for how you can stop foreclosure, the best chances of you doing so are in the pre-foreclosure stages. This is before the courts have approved the proceeding and ruled in favor of the mortgage lender. Until this point in time, you are still the resident and owner of the home in question. If you do not feel that you can come into money, either by getting a second job or a loan from those that you know, now is the time to try and sell your property. Many in your shoes will try to sell their homes independently, but you can benefit from the services of a professional real estate agent. When selling your home, whether you do so independently or with a real estate agent, you will want your home to be reasonably priced. The better the price, the quicker your home will sell. With that said, do not lose money. You need to make sure that you have enough money to pay off your mortgage in full. Not only that, you need to examine your moving expenses. How much do you need to rent an apartment? What about moving costs or storage fees? Only sell your home when you are able to make a small profit, even if that profit will be spent to provide you with new shelter. Even if your home is slated to be sold at an auction, know that you may be able to stop it from happening. Some states have redemption laws. They provide homeowner, like you, with a grace period. This period allows you to get your mortgage back in good standing. When you do so, the foreclosure proceedings will stop, even if an auction has already occurred. As a last resort, you may want to schedule an appointment with an attorney that specializes in foreclosures and real estate. Many will suggest filing for bankruptcy. Some states offer protection to homeowners. This protection may excluded their home as an asset or at least temporarily stops the foreclose proceedings. PPPPP |
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| Okosh | Sep 25 2015, 04:25 PM Post #10 |
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Facing Foreclosure: How to Find Advice Online If you are a homeowner who is on the brink of foreclosure or if your lender has already started the proceedings, you may not know where to turn. If you are limited on financial resources you may be unable to hire a lawyer to provide you with expert advice. Although nothing is better than professional help, you can turn to the internet. When using the internet to find advice about foreclosure or to learn what your rights as a homeowner are, visit the website of your state. This should be the official website. Perform a search on the site for information on foreclosures. You should be provided with information on foreclosure laws in your state of residence, as well as detailed information on the process works. This information may also be available from other sources online, but you know the information is accurate and up-to-date when you get it directly from the source. Another type of website that you may want to checkout is that of foreclosure attorneys or those who specialize in real estate. Many lawyers will share important foreclosure information and tips on their websites, available to you free of charge. For example, a current search of foreclosure attorneys will tell you that in some states foreclosure can be stopped right in its tracks when bankruptcy is declared. Although not all attorneys are willing to divulge all of their secrets, you may be surprised how much information you can find online. The internet can also be used to help you find and hire a lawyer. As previously stated, those facing foreclosure don’t always have the financial resources needed to hire a lawyer, but there are ways around this. Some lawyers will accept cases pro bono and others will work out a payment agreement with you. As for when you should hire an attorney, you should do so if you fall victim to a foreclosure scam or if you believe that your lender is treating you unfairly and illegally. As a reminder, lawyers specializing in real estate and foreclosures are recommended. Credit counseling websites are another resource that you can find available online. This is a controversial and sometimes risky approach, but help may be out there for you. Some credit counseling companies may try to work with your lender for you. This may result in more affordable monthly mortgage payments for you. With that in mind, there are many scams that surround these companies, even those that claim to be non-profit organizations. For that reason, do the proper amount of research online first or check with the Better Business Bureau (BBB). The website for the United States Department of Housing and Urban Development (HUD) should be visited as well. There you will find a lot of information that is not only from a reliable source, but accurate. This website can be found at HUD.gov. There, you can not only review your options before, during, and after foreclosure, but you can be connected to valuable resources, including a HUD approved housing counselor. Also online, you will find a number of websites that are operated by individuals just like yourself. Many have dealt with foreclosures firsthand, some came out on top, while others didn’t. These types of websites can be used to provide you with valuable resources, as well as support. Hearing how to deal with foreclosure firsthand, through someone who has been there before, may be a source of comfort for you. PPPPP |
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