Most Common Ways to Avoid Foreclosure If you have Already Missed some Payments:
Here are the most common options for solving foreclosure situations. We recognize that these options are confusing. That is why we offer to have our team stand beside you. We can provide the help so you can make the wisest choices.
Reinstate Loan – This is the fastest way to stop a foreclosure. Call the bank and ask them what the “Reinstatement Amount” is. This amount will include the past due (or back) payments and will typically include late fees and possibly attorney fees. This will need to be paid in one lump sum.
Repayment Plan, Forbearance, Loan Modification – These are all variations on the same theme (and can be used in combination to solve the situation). They are all ways to allow you to make up the above “Reinstatement Amount” over some period of time. You’ll need a plan that will work with your current budget and what you can realistically afford to pay (initially most likely a much higher payment) and what you can afford on a regular ongoing basis. This is the biggest challenge with this plan – getting a reasonable payment. In some cases, the bank will stop the foreclosure and even give you a certain amount of time to gather other assets before asking for the next payment. Typically these plans are best for people that can afford the payments, but had a temporary short-term financial setback (loss of job, medical issues, etc.) and are now “back on their feet” and able to afford the house payments. Be careful not to over-estimate your ability to make these payments – you could end up in the same or worse position than you are now. Negotiating these plans with the bank can be tricky and time consuming.
Refinancing – Find a new lender willing to refinance the old mortgage and all of the late fees (and other penalties). The late payments associated with the foreclosure will make it very difficult for traditional lenders to approve you for a refinance. This is still a possibility if you have had excellent credit up until this point. The interest rate will probably be very high, especially if your credit isn’t perfect or if there is little equity in the house. This is still worth considering – we suggest contacting us as we have relationships with lenders who may be able to write this types of refinance.
Partial Claim (FHA Loans Only) – If you have an FHA insured loan, the Department of Housing and Urban Development (HUD) has a program that may work for you with your bank’s cooperation. You may qualify if you can afford to continue making payments on the existing loan and need HUD to lend the bank your “Reinstatement Amount“. You’ll then repay HUD for this short-term loan. See the HUD website for more information. This is a complex negotiation since it involves working with your bank and the U.S. Government.
Sale of Property (2 Options) – If none of the above options are able to be successfully negotiated (with a workable monthly payment), your only option may be to sell your house. We know it certainly isn’t something you want to do, but the alternative (losing the house to the bank via foreclosure and destroying your credit) is much, much worse!
Sell Traditionally – If you have significant equity in your property, we may be able to negotiate more time with the bank to allow you to sell your house traditionally. Without an extension from the bank, the chances of selling the house and closing the sale prior to the foreclosure is slim to none. The equity you have in the house needs to be enough to convince the bank to wait, to pay a REALTOR®, and to pay closing costs. Even with little equity, consider selling it to a family member that will allow you to stay in the house.
Selling With Little Or No (or negative) Equity – Do you owe more on your house than it’s actually worth? Even if you owe much more than your house is worth, we may be able to help! You need a Foreclosure Specialist to negotiate the debt to be reduced to a point that it makes financial sense for someone else to buy your house. This is the most complex negotiation involved with the foreclosure process. Not only do you need to know how to work with the bank, you need to find a buyer for your house. We work with people in this situation all of the time. It is VERY rare that someone working on their own is successful. If this is your last option, let us help you – there is no charge for any of our services!
The last three options (below) in our mind are not valid options because they all put you in a worse position than any of the above options, but they are listed here because other “experts” are going to suggest these to you.
Deed In Lieu of Foreclosure – Your credit report and personal record will read “Deed In Lieu”, which is a VOLUNTARY FORECLOSURE. This benefits the bank by saving them time and money. It is still a foreclosure – it just happens faster and takes away many of your rights.
Filing Bankruptcy – A bankruptcy will simply slow down the foreclosure process, it will typically not stop it permanently. The vast majority of the time, the house still goes to the foreclosure auction. At that point, you’ll have a foreclosure AND a bankruptcy on your record and it will take years to reestablish credit.
Nothing – Seems like a silly option, doesn’t it? Many people choose this by default because the situation is just too overwhelming. The situation won’t magically work itself out, you need to take control and get help. Of course you’ve already taken the most important first step by reading this web site. Now it’s time for the second important step - Contact The Veenstra Team Now!
Confusing? Unfortunately it is!
Hopeless? Definitely Not!
Don’t go at it alone, get someone to explain these options to you and most importantly, get someone on your side!
Thanks for reading!
Your Kalamazoo Real Estate Short Sale Team
Jason Veenstra, Kalamazoo REALTOR
David Veenstra, Kalamazoo REALTOR
Phone: (269) 350-5514. CLICK HERE TO EMAIL US.
Providing Solutions for Home Owners in Distress
View Our homes for sale at www.VeenstraTeam.com.
The Veenstra Team specializes in helping homeowners STOP Foreclosure, and short sales in Kalamazoo Michigan.
Contact the Veenstra Team to STOP Foreclosure and short sales in any of the communities surrounding Kalamazoo; including Kalamazoo short sales, Portage short sales, Mattawan short sales, Oshtemo short sales among others. Of course, we are also able to help home buyers in the greater Kalamazoo area and home sellers in the greater Kalamazoo area purchase or sell any Kalamazoo homes, Kalamazoo income property, Kalamazoo Lake Homes, Kalamazoo Executive Homes, or Kalamazoo resort homes. We offer specialized services for Kalamazoo senior citizens and children with aging parents seeking Kalamazoo real estate information. We also offer free Kalamazoo relocation packets, Kalamazoo tours and specialized services for people who are moving to Kalamazoo. For families moving anywhere else in the US or Canada, we offer Free Nationwide Relocation Services and free REALTOR referral.
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