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Foreclosure Myths

by Cynthia Sells the Summit, inc.
Special to the daily
Summit County, Colorado

Myth: I have not paid my mortgage in months and no one has contacted me. I think I can stay here forever and not pay anything

Truth: Sometimes, especially when banks or loans change hands, files get misplaced or there is a transition period where nothing happens. Eventually you will hear from the bank. You can not be successful stopping foreclosure by avoiding the mortgage problems. The banks are sometimes overloaded with files, but they will get to yours eventually, best to deal with it up front.

Myth: The foreclosure date is too close, there is nothing I can do

Truth: Sometimes minutes before the foreclosure sale a Chapter 13 bankruptcy will stop the auction. Don’t wait for things too get this close, but I have seen it done. You will be better served to have things prepared with a lawyer at least a week or two prior to the foreclosure date. Also many times the bank will stall the foreclosure if you have a buyer who is purchasing the property.

Myth: If I file a chapter 13 bankruptcy I get to keep the house automatically no matter what

Truth: If you file a chapter 13 bankruptcy AND you have a chapter 13 approved by the court AND you make ALL of the payments under the plan you may be able to keep the house. If you are considering this option, please contact expert legal counsel.

Myth: When they foreclose on my house they take all my stuff

Truth: The bank does not want your stuff. You get to keep your personal property, but permanent attachments to the house should stay like light fixtures or a dish washer. Sometimes it gets tricky, but unless there is something of great value the bank expected was there and it is gone after the foreclosure it is rarely an issue. Don’t turn it into an issue by taking everything including wall to wall carpets and radiators and toilets, which would insure trouble.

Myth: The bank can’t expect ME to pay THEIR legal fees

Truth: Oh, yes they do, and you will if you want to keep the house. Look in your mortgage documents, it’s very clear. Don’t expect it to be cheap either $2000-$5000 can be common.

Myth: When a judge hears my sad tale they will not kick me out

Truth: You may get more time, but you will only be stopping the action for a while, eventually you will go. The banks have heard all the stories and more.

Myth: The bank messed up one of my payments and I have proof! They can’t kick me out, in fact, I want to sue them and I’m going to collect big

Truth: People often focus on the wrong things, waste time and lose the main objective while focusing on the trivial details. If you owe the bank $5,000 and they say you owe them $5,500 even if you are right a $500 error will not mean anything in terms of a judge stopping the foreclosure or award significant money to you. Concentrate on stopping the foreclosure by dealing with the $5,000 you admit you owe and deal with the $500 error as a secondary subject.

Myth: No one can help me in stopping my home foreclosure

Truth: Many methods and many professionals can help avoiding foreclosure. It would be to your advantage to seek out all of your options.

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Mortgage Foreclosure Process

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Start thinking bankruptcy now, to maximize your options later

By Liz Weston, NerdWallet

Published May 8, 2020

If the coronavirus crisis has put more strain on your ability to pay off debt, bankruptcy may be your best option.

If you’ve lost your job or struggle to pay your debt, you may need to file for bankruptcy. If that’s the case, you should ignore some common financial advice and start thinking defensively.

The coronavirus pandemic that upended the economy is also expected to send unprecedented numbers of people and businesses to bankruptcy court. Millions are out of work, and economic disruptions could continue until a vaccine is widely available, something that may be more than a year away.

“I am gearing up for having a tsunami of new cases,” says Jenny Doling, a bankruptcy attorney in Palm Desert, California, who serves on the American Bankruptcy Institute’s Chapter 13 Advisory Committee. “I think there will be a whole lot more people filing than what anyone’s ever seen before.”

If bankruptcy may be in your future, here’s what you need to know now.

Don’t wait to talk to a bankruptcy attorney

People are usually advised to solve their debt problems on their own, if they can, or to consult a credit counselor, with bankruptcy as a last resort. But the people who come out of bankruptcy in the best shape tend to be the ones who got expert advice early, Doling says. You can get referrals from the National Association of Consumer Bankruptcy Attorneys, and the first meeting is typically free.

“If you even think that there’s a possibility that you’re going to be in debt trouble, or you’re not able to pay something, go get a free consultation before you make any kind of financial move,” Doling says.

That doesn’t mean you should rush to file, however, says John Rao, staff attorney for the National Consumer Law Center. Your situation could improve, or things could get much worse. Since Chapter 7 liquidation bankruptcies can only be filed every eight years, you’d want to file when you can erase the maximum amount of debt.

Don’t touch your retirement money

This is one piece of advice that predates the pandemic: It’s never been a good idea to raid your retirement funds. It’s a particularly bad idea if bankruptcy might be in your future.

The new coronavirus hardship withdrawals allow people to take up to $100,000 from their 401(k)s or individual retirement accounts without penalty or mandatory withholding. The withdrawals are taxable, but people who can pay the money back within three years can amend their tax returns to get those taxes refunded.

But few people in financial crisis now will be able to pay the money back, Doling predicts. More important, money in retirement funds is typically protected from creditors and so should not be used to pay debt that could be erased in bankruptcy, such as credit cards and medical bills.

Don’t let cash pile up

A cash buffer is important, but money in bank accounts can be seized to pay creditors. Your attorney will advise you about where to put extra cash. One option may be a Roth IRA. Any amount you contribute can be withdrawn tax-free at any time, and in the meantime, it’s protected from creditors.

Don’t sell stuff

People are often advised to sell unneeded possessions to pay down what they owe. If bankruptcy’s in your future, though, check with an attorney first since the sale may be unnecessary or may be needed more later.

Bottom of Form

“After the bankruptcy, if you needed it to pay your rent, you could sell it,” Doling says.

Also, don’t give away assets, because a bankruptcy trustee — the person administering your bankruptcy case — could sue the recipient to get them back, says Kate Nicholson, a bankruptcy attorney in Cambridge, Massachusetts.

Don’t pass up forbearance options

Because of the crisis, many lenders are allowing borrowers to skip some payments. The usual advice is to take advantage of such forbearance only if you really need to, since the debt will still have to be repaid.

But credit card debt and most other unsecured debt would be erased in a Chapter 7 bankruptcy, which is the type most consumers file. Secured debt, such as mortgages and car loans, usually isn’t erased, but forbearance could help you save money for other necessities, including food, utilities — and paying your bankruptcy attorney.

“(Forbearance) is a great wait-and-see approach so that you’re not (paying) out-of-pocket right now,” Doling says. “You can see what’s going to happen with your job, with your spouse’s job, your situation.”

This article was written by NerdWallet and was originally published by The Associated Press.

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FORECLOSURE MYTHS

by Cynthia Sells the Summit, inc.
Special to the daily
Summit County, Colorado

Myth: I have not paid my mortgage in months and no one has contacted me. I think I can stay here forever and not pay anything

Truth: Sometimes, especially when banks or loans change hands, files get misplaced or there is a transition period where nothing happens. Eventually you will hear from the bank. You can not be successful stopping foreclosure by avoiding the mortgage problems. The banks are sometimes overloaded with files, but they will get to yours eventually, best to deal with it up front.

Myth: The foreclosure date is too close, there is nothing I can do

Truth: Sometimes minutes before the foreclosure sale a Chapter 13 bankruptcy will stop the auction. Don’t wait for things too get this close, but I have seen it done. You will be better served to have things prepared with a lawyer at least a week or two prior to the foreclosure date. Also many times the bank will stall the foreclosure if you have a buyer who is purchasing the property.

Myth: If I file a chapter 13 bankruptcy I get to keep the house automatically no matter what

Truth: If you file a chapter 13 bankruptcy AND you have a chapter 13 approved by the court AND you make ALL of the payments under the plan you may be able to keep the house. If you are considering this option, please contact expert legal counsel.

Myth: When they foreclose on my house they take all my stuff

Truth: The bank does not want your stuff. You get to keep your personal property, but permanent attachments to the house should stay like light fixtures or a dish washer. Sometimes it gets tricky, but unless there is something of great value the bank expected was there and it is gone after the foreclosure it is rarely an issue. Don’t turn it into an issue by taking everything including wall to wall carpets and radiators and toilets, which would insure trouble.

Myth: The bank can’t expect ME to pay THEIR legal fees

Truth: Oh, yes they do, and you will if you want to keep the house. Look in your mortgage documents, it’s very clear. Don’t expect it to be cheap either $2000-$5000 can be common.

Myth: When a judge hears my sad tale they will not kick me out

Truth: You may get more time, but you will only be stopping the action for a while, eventually you will go. The banks have heard all the stories and more.

Myth: The bank messed up one of my payments and I have proof! They can’t kick me out, in fact, I want to sue them and I’m going to collect big

Truth: People often focus on the wrong things, waste time and lose the main objective while focusing on the trivial details. If you owe the bank $5,000 and they say you owe them $5,500 even if you are right a $500 error will not mean anything in terms of a judge stopping the foreclosure or award significant money to you. Concentrate on stopping the foreclosure by dealing with the $5,000 you admit you owe and deal with the $500 error as a secondary subject.

Myth: No one can help me in stopping my home foreclosure

Truth: Many methods and many professionals can help avoiding foreclosure. It would be to your advantage to seek out all of your options.

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Here is what you need to know if you’re considering filing for bankruptcy because of coronavirus

For most Americans, it’s unusual to get a work phone call outside of normal business hours, let alone at midnight on a Saturday.

Six months ago, George Tadross would have agreed. But over the past few weeks, the Philadelphia-based bankruptcy attorney has been fielding calls at all hours, including late nights on weekends.

“The volume of calls is through the roof, and the tone and tenor is outright panic,” Tadross tells CNBC Make It. “People are freaking out.”

The panic is due, in part, to the fact that over the last month, nearly 22 million Americans have filed unemployment claims as cities and states around the country continue to order Americans to shelter in place in an attempt to mitigate the public health fallout from the coronavirus.

The number of Americans out of work could continue to grow exponentially. Economists with the St. Louis Federal Reserve estimated that the total number of Americans without a job could hit 47 million, or about a 32% unemployment rate, according to research released in late March.

Without work, many Americans worry about their ability to pay rent and other bills, as well as buy essentials such as groceries. About 58% of Americans say they’ve already lost income because of coronavirus, according to TransUnion’s online poll of over 3,000 U.S. adults. Of those, nearly seven out of 10 are worried about paying their bills and making good on loans.

But even if you are facing a shortfall, declaring bankruptcy to wipe out your debts may not be the answer, Tadross says. “A lot of people call me, and they want to jump right into bankruptcy. I tell them, ‘Look, don’t just jump right into that — give it some time,’” he says.

Here’s what financial experts say you should understand about the process, and the steps you should take before filing for bankruptcy.

Understand your options 

Whenever someone is facing a situation where their debt is spiraling out of control, Tadross says there are basically three options:

  • Pay the minimum on all your bills, stay current and tough it out as long as you can and hopefully your work picks up
  • Negotiate a settlement of some kind with your lenders
  • File for bankruptcy

Usually it doesn’t make sense to jump right into bankruptcy, Tadross says. Instead, Americans should focus on working with their bank and loan servicers to get some immediate help to lower or put off their payments. Many times, you can get back on your feet without filing for bankruptcy.

“Bankruptcy should be the very last resort, but especially now during the Covid-19 crisis,” Jack Gillis, executive director of the Consumer Federation of America, tells CNBC Make It.

Call your lenders first

Banks, lawmakers and regulators are rolling out a number of assistance programs. Consumers should take full advantage while they can.

The $2 trillion Congressional relief package, for example, not only blocks lenders from starting foreclosure proceedings on federally backed loans, it also gives homeowners experiencing financial hardships the option to request up to 180 days of forbearance on their mortgage.

Meanwhile, many of the biggest banks and credit unions have set up hardship programs, offering to defer credit card, auto loan and student debt payments until borrowers can get back on their feet.

If you’re being impacted, call your lender and tell them you need some assistance — and do so before you start to incur late fees.

“The key is to be proactive,” Gillis says. “Many companies are arranging special payment plans, forgiving late fees and suspending mortgage and rent payments — however you need to ask for these forbearances,” he adds, saying that consumers should keep a careful record of the conversation they had with customer service, including the rep’s name and details of the offer’s terms.

If you have a private loan, your level of assistance will vary, and you may not get the full 180 days, but take whatever forbearance you’re offered to give yourself some breathing room.

“We don’t know what it’s going to be like — maybe it’s two more weeks, maybe it goes on for two more months. And even then, the temporary relief may not be enough. But at least it’s a first step,” Tadross says.

Once the relief program ends, you may need to take additional actions

Forbearance and deferment programs will only last so long, and then you’ll need to pay your bills. And some lenders may even require you to pay all your missed payments at once. If you’re still struggling at that point, it may be time to ask your lender for some longer-term relief such as lowering the interest rates or monthly payment amount on your mortgage, auto loans or credit cards.

Underwater on your mortgage? You can apply for a loan modification that will rework the terms of your mortgage. Typically, if approved, you can reduce your monthly payment to a more affordable amount. This step requires you to file paperwork with your loan servicer.

While you can self-submit the application, Tadross says it may be better to work with an expert who specializes in this. If you do hire an attorney, expect to pay a flat rate of about $2,500 to have the paperwork compiled and processed. You can also reach out to a HUD-approved housing counselor, who will work with you for free to compile the necessary paperwork for the application.

When it comes to credit card debt, Tadross says the best thing to do is negotiate a debt management plan or a settlement, where you work with a non-profit debt counselor to consolidate all your outstanding debt into a single monthly payment that you pay off over the course of three years. Usually your counselor will negotiate a lower interest rate for you while you’re working to pay off your balances.

If it’s becoming increasingly clear you probably won’t repay your credit card debt in full, you may want to consider a settlement. Some credit card companies may agree to wipe out your total overdue balance if you can cobble together a lump sum payment that covers a portion of your debt. As an example, a credit card company may accept a $2,000 payment on a $5,000 balance.

That said, if you’re up-to-date with all your payments, no creditor will settle with you, Tadross says. “The only way to settle a credit card debt is to fall behind. I’m not saying that people should be doing it intentionally, but I also know that it’s just going to happen on its own,” he says, adding that when you’re several months behind, you’re more likely to be able to negotiate down what’s owed, but the timeline will vary by creditor.

Of course, not paying your credit cards will impact your credit score, as will settling. A missed payment negatively affects your score, and the higher your credit before you skip a bill, the more impact you will see, John Ulzheimer, an expert on credit scores and credit scoring, tells CNBC Make It.

Bankruptcy is not the end of your financial life

If you can no longer afford to pay your bills and you haven’t been able to negotiate better terms with your lender, then it may be time to consider bankruptcy. Don’t beat yourself up over it too much, Rao says.

Filing for bankruptcy is often seen as this admission that “I’m a failure,” but that’s not usually the case, he says. And while it’s a step most people don’t want to take, bankruptcy can provide a lot of relief if done right.

“It really does provide that fresh start,” Tadross says, adding that once your Chapter 7 bankruptcy is approved, or you receive a discharge in your Chapter 13 case, you’re completely debt-free.

Chapter 13 bankruptcies can stay on your credit report for three years, while Chapter 7 cases disappear after 10 years. But that won’t prevent you from getting approved for credit.

Quite the opposite, Tadross says, adding he usually advises clients that they will likely receive dozen pre-approved credit card offers within a week of completing their bankruptcy. Why? Because creditors know you’re debt-free and that you’re not going to be able to file for another bankruptcy for several years.

Debt can feel like an albatross around your neck, Tadross says, but you shouldn’t feel humiliated that you’re taking steps to rectify it through bankruptcy. “You’re just making arrangements to catch up on what you owe — it’s not the end of the world,” he adds.

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HUD watchdog: Some servicers are providing wrong information about forbearance

HUD-OIG report states servicers’ websites are inadequate

April 29, 2020, 3:49 pm By Ben Lane

Some of the largest mortgage servicers in the country are providing borrowers with “confusing and, at times, seemingly contradictory” information about forbearance, a federal watchdog said.

Some servicers of loans backed by the Federal Housing Administration were giving information about forbearance that is “incomplete, inconsistent, dated, and unclear,” the Department of Housing and Urban Development’s Office of the Inspector General said in a report Monday, without citing the names of the companies.

HUD-OIG said it reviewed the websites of the top 30 FHA servicers on April 17, 2020, more than three weeks after the CARES Act was signed into law. These servicers’ portfolios account for 90.5% of all FHA loans.

The CARES Act stipulates that a borrower whose mortgage is backed by either the government or the GSEs who is experiencing a COVID-19-related hardship can request and must be granted forbearance of up to 180 days, which then may be extended by an additional 180 days if necessary.

But that information was not clearly marked and readily available on all of the websites, HUD-OIG stated.

“Some servicers’ websites acknowledged that information about options for borrowers is confusing and, at times, seemingly contradictory,” HUD-OIG stated in the report.

“Additionally, some servicers’ websites noted that contacts with servicers would likely be difficult and delayed, whether by telephone, mail, email, or the website, due to the volumes of contacts servicers are receiving,” the report said. “As such, complete, consistent, current, and clear information on servicers’ websites is all the more valuable.”

Ten of the servicers did not have information about forbearance “readily available” on their websites, the report said.

Several of the servicers required borrowers to log in to their account to see any information about forbearance, while one servicer made no mention forbearance as an option, and instead listed a variety of other options – such as refinancing or a short sale – as available options, HUD-OIG stated.

There were also significant differences in the messaging surrounding how long a borrower’s forbearance period could last, the report said.

Only four of the 30 servicers indicated that borrowers were eligible for 180 days of forbearance, with just two of those indicating that borrowers could extend forbearance by an additional 180 days, which are the terms dictated by the CARES Act, the report said.

Some servicers listed the initial forbearance period as six months, which HUD-OIG notes is not the same exact thing as 180 days.

Meanwhile, six servicers listed 90 days as the initial forbearance period, and four additional servicers listed three months as the initial period.

Seven of those ten servicers did not provide any information about forbearance extension beyond the initial period, according to the report.

Additionally, some of the information on servicers’ websites was out of date and had not been updated since the adoption of the CARES Act, it said.

Another issue spotted on several companies’ websites was the supposed requirement that borrowers would have to pay back all of their missed payments at once, which is not the case.

From the HUD-OIG report:

Some servicers offered “real world” examples of what would happen during and after a forbearance period. An example may state “Bob opts for a forbearance period of 90 days. His normal mortgage payment is $1,000 a month. At the end of those 90 days, Bill would owe $4,000 for the three mortgage payments he missed and for the current month.” Other servicers’ websites said things along the lines of “you may need to pay any missed payments at the end of the forbearance period,” “any unpaid payments will become due at the end of the forbearance period,” or “you will have to pay all payments postponed during the forbearance period in one lump sum at the end of that period.”

Borrowers are not required to pay back their missed payments in full, the OIG report noted. Rather, servicers are required to offer borrowers a “COVID-19 Standalone Partial Claim,” which gives borrowers an interest-free subordinate mortgage that they do not have to pay off until their first mortgage is paid off.

“Lack of clear and consistent guidance from FHA servicers and enforcement by FHA of that guidance allows servicers to leave struggling homeowners unable to make informed decisions about paying their mortgages and relief that may be available to them during this pandemic,” HUD-OIG stated.

And given its findings, the watchdog stated it “plans to initiate additional work related to forbearance offered by FHA servicers under the CARES Act.”

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Forbearance Snafus & Consequences

Borrowers Seeking Mortgage Forbearance Hit Ambiguity, Snafus

Forbes Contributor
Dima Williams
March 20, 2020

Frustration seeps through long threads on social media channels populated with mortgage borrowers unnerved by their inability to reach lenders over the phone and displeased with the forbearance assistance they are offered once someone answers their calls.

Late last month, as a response to the economic fallout of the coronavirus, the CARES Act postulated that mortgage borrowers with federally backed loans can seek forbearance for up to six months, at the end of which they can get another half a year of suspended payments.

As nearly 10 million Americans filed for unemployment benefits in the second half of March, the start of the new month, when bills usually come due, caught lenders somewhat unprepared to handle the influx of mortgage assistance requests.

When Morgan Davis, a furloughed clothing designer, called Wells Fargo to ask for help with her FHA loan about two weeks ago, she was offered to suspend three payments without penalty – three months of forbearance.

“But at the end of those three months, all my mortgage payments would be due at once,” Davis said. “I told [the bank representative] that didn’t sound very helpful. I explained I had only called to see if there was a way for me to hold onto more of my cash while I wasn’t getting paid.

“I told him I might as well just keep paying my mortgage on time. He said he could activate [forbearance] as a backup plan just in case I needed to delay a payment. I agreed.”

A rocky start to forbearance plans

Many servicers of mortgages secured by Freddie Mac, Fannie Mae or several government agencies have recently sent out emails to their customers, informing them of 90-day forbearance plans. Borrowers with private loans may also qualify for help, although the terms are likely to differ.

On April 1, an email from Wells Fargo landed in this reporter’s inbox too. In part, it read, “If you’re unable to make your payment due to COVID-19 related hardships, we’re offering a 90-day payment suspension.”

The correspondence left it unclear that those 90 days should be considered an initial period, which financially strained borrowers can later stretch up to a full year in accordance with the CARES Act. In the last several days, Twitter TWTR filled with comments from customers of major lenders that underline this lack of clarity.

“I contacted Bank of America BAC for forbearance and they granted me a 3-month program; at its completion July 1, I will have to pay them $12,000 [or the] equivalent of [four] mortgage payments,” a person wrote on the social media platform. “If I can’t pay it now, where am I going to get 4 months’ worth. I’m glad [you are] looking out for us.”

Another person tweeted, “My mortgage [company], Mr. Cooper, offers a 3-6 month forbearance. I would then have to either pay the unpaid months in one lump sum or take a loan where I would have 2-6 months to pay it back but it will be reported to the credit bureau monthly until it is paid off. So no help!”

In the customer email this reporter received from Wells Fargo, the bank also said it is still parsing through the flurry of economic relief rules the coronavirus pandemic has spurred.

“Congress has passed a legislative relief package to help consumers, businesses, and communities impacted by COVID-19,” it stated. “We’re actively working to understand how we can use the new programs to help our customers.”

When reached for comment, Wells Fargo stated: “We encourage customers to continue making their payments if they can but are granting an immediate three-month payment suspension for any Wells Fargo Home Lending mortgage or home equity customer who requests assistance. For customers who contact us to take advantage of a payment suspension, we won’t report past-due status to the consumer reporting agencies or charge late fees during the suspension period.

Customers who reach us by telephone will get an immediate verbal confirmation of their three-month payment suspension. Because our contact centers are experiencing significant call volumes, we encourage mortgage customers to log into their account on WellsFargo.com WFC and click on the banner in the mortgage account, follow the easy steps to submit request for payment relief, and receive immediate confirmation. In either case, customers will receive a confirmation letter within 7-10 days after our initial response.”

(Bank of America has not responded to a request for comment at the time of publication. If and when it does, the story will be updated.)

Terms of forbearance

Meanwhile, the Federal Housing Finance Agency (FHFA) and the mortgage-buying enterprises Fannie Mae and Freddie Mac, which it regulates, are issuing guidelines and clarifications for lenders. Both Fannie Mae and Freddie Mac have published extensive bulletins detailing how servicers should handle forbearance requests.

Several points in these multi-page documents – that related to borrowers with Fannie Mae or Freddie Mac-backed mortgages, or about 45% of all mortgage holders – are important to note:

  • Lenders are not to report forborne payments to the credit bureaus, which means that borrowers who request forbearance will not see their credit scores suffer. However, if they do not contact their loan servicer to start a forbearance plan and miss a payment, the lender is to report that lapse to the credit bureaus.
  • Borrowers need not provide any documentation to verify their financial hardship.
  • Assistance is available to owners of both primary and secondary residences as well as investment properties.
  • After the initial suspension period expires, borrowers must work with lenders to extend the forbearance or establish a repayment plan.

The same principles largely apply for FHA loans, which comprise about 12% of the mortgage market.

Repayment options

Forborne amounts typically become current at the end of forbearance. Clients who have deferral plans, on the other hand, usually have to pay at the end of the loan’s life or when they sell the property.

Currently, repayment options appear quite flexible. Depending on borrowers’ unique circumstances, they can range from lump-sum repayments, the addition of the skipped months to the term of the mortgage, to a loan conversion (from a 30-year to a 40-year mortgage, for instance) that should lower monthly costs.

Furthermore, FHA loan holders can also convert the forborne amounts into an “interest-free subordinate mortgage” that does not require repayment until after the settlement of their first loan.

Borrowers dissatisfied with the repayment conditions offered by their servicers (or dealing with uncooperative lenders) can log a claim with the enterprise, Fannie Mae or Freddie Mac, that owns their mortgage in order to potentially find different solutions. Those who are unsure who owns their home loan, can utilize online lookup tools.

Davis’ ordeal

Davis, the furloughed customer of Wells Fargo, attempted to pay her mortgage online a few days after her initial conversation with a bank representative, who supposedly enacted a forbearance plan as a backup. She couldn’t do it.

“My Wells Fargo checking and savings accounts are ineligible to pay my Wells Fargo mortgage now,” she said. “No one knows why.”

She drove to a local branch to pay in person. Then, she called customer service. “I was told by one person on the phone my home was accidentally coded as a foreclosure, which sent me into a downward spiral of desperately trying to reach Wells Fargo,” she says, adding she has not been able to confirm this with other representatives.

“I eventually resorted to tweeting like a crazy person to get someone’s attention,” Davis says. “Wells Fargo never did reach out on that platform. I have not been able to reach the mortgage department at all by phone. I’ve waited on hold for up to seven hours a day—eventually gave up.”

She also received a letter confirming the receipt of her loan modification request, which she says she has not made. Yesterday, Wells Fargo contacted her.

“They are sending me a letter to apologize in writing and confirm my home is not coded for foreclosure,” she says. “The issue of my accounts being ineligible is under investigation and they will get back to me by April 14th at the latest. I now have a direct extension to call to make future payments if this doesn’t get figured out in time for my next payment.”

Having gone through that ordeal – “it’s not a comfort to seek their offer of forbearance,” Davis says – she is determined to keep her home. She has seen both of her parents lose residences during the Great Recession. But now, she worries how she might be treated in the future should she again seek mortgage assistance.

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Why is Chapter 13 Probably A Bad Idea?

Written by Jonathan Petts, Esq. 
Updated April 13, 2020

1. Chapter 13 Has a Failure Rate of 67%

2. Chapter 13 Is More Expensive

3. Chapter 13 Is Likely to Worsen Your Finances

4. Myth: You Get to Keep Your Stuff

5. Myth: You Can Easily Pay “No Money Down”

6. Myth: Chapter 13 Usually Will Improve Your Budgeting Skills

7. Myth: Chapter 13 is Useful for Getting Your Driver’s License Back

1. Chapter 13 Has a Failure Rate of 67%

Why do roughly 2 out of every 3 Chapter 13 cases fail? Well, to get a discharge of your debts, you need to complete a 3-5 year repayment plan. And most plans are 5 years long. Only at the end of the plan will the remainder of some debts be forgiven.

All kinds of unexpected expenses can occur during that 5-year plan like medical bills from getting injury, having children, having funeral expenses for family members. And your income can be reduced unexpectedly from losing your job, getting a pay cut or hour-cut.

Together, all of these life events make it very challenging to make monthly payments over a 5-year period.

2. Chapter 13 Is More Expensive

Chapter 13 should never be filed without a lawyer. Chapter 13 cases filed with an attorney already have only a 33% success rate; that number drops to a 2.3 % success rate without a lawyer. In fact, many bankruptcy trustees will tell you they have never seen a successful Chapter 13 case where a debtor was unrepresented.

Unfortunately, due to the increased length and complexity of Chapter 13 cases for attorneys, Chapter 13 legal fees are far more expensive than those for Chapter 7. Attorneys charge at least $3,200 and in Illinois $4,000 to file a Chapter 13 bankruptcy, compared to $1,7000+ for a Chapter 7. This fee can usually be paid over time, but it still is more expensive.

3. Chapter 13 Is Likely to Worsen Your Finances

As stated above, about two-thirds of Chapter 13 cases nationally result in dismissal.

When your Chapter 13 case is dismissed, you are often in a far worse financial position. That’s because the interest on your unpaid debts has continued to mount as you’ve struggled to make payments. And once you’re out of bankruptcy protection, you have more debt than ever.

Since you now have paid the costs of bankruptcy – attorney fees and filing fees, a seven year flag on your credit report — without receiving the main benefit of bankruptcy, a fresh start.

4. Myth: You Get to Keep Your Stuff

One of the most popular reasons for filing for Chapter 13 is to keep one’s assets like a home or a car. “Chapter 13 is generally a ‘keep your stuff’ chapter,” says Bert Benham, a Memphis bankruptcy attorney.

The reality, however, is that because roughly two-thirds of Chapter 13 cases fail, most of the time Chapter 13 does not help you keep your property. Desperate Chapter 13 filers can spend years and multiple bankruptcy cases trying to save a car from repossession.

Take this story of a Memphis resident, interviewed by Pro Publica, who filed for Chapter 13 four times in the past 7 years to hold on to her car:

The first time, she lost her job a year and a half after filing, and her case was dismissed after she fell behind. She immediately filed again to keep the car for job interviews, using unemployment benefits to make the payments until she couldn’t. She then filed a third time.

Finally in 2014, after her third dismissal, she got a new part-time job paying $11 an hour and filed again. She still has two years of payments to go and will have spent most of her 30’s trying to hold on to her car. “If I’d known,” she said, “I just would have let my car go.”

Considering how few Chapter 13 cases result in discharge, how much you are willing to pay for the slim chance of protecting your property in Chapter 13?

5. Myth: You Can Easily Pay “No Money Down”

Another popular reason for choosing Chapter 13 is because it can often filed with “no money down.”

Unlike Chapter 7 where legal fees always must be paid up front, Chapter 13 attorney fees can be extended over the 5 year life of the plan. As a result, many law firms allow debtors who cannot afford Chapter 7 to file for Chapter 13 with “no money down.”

Though that might sound like a good idea if you’re cash strapped, but it rarely is. A recent national study suggests that “no money down” filers pay $2,000 more and have their cases dismissed at a rate 18 times higher than if they had filed Chapter 7.

That means they don’t get the relief from the debt that prompted them to file bankruptcy in the first place.

Nevertheless, attorneys will still offer this option because there is at least a possibility that you’ll succeed. And even if you fail, the attorney can still generate fees from the fees that are paid before dismissal.

6. Myth: Chapter 13 Usually Will Improve Your Budgeting Skills

Another argument made in favor of Chapter 13 is that it teaches you to live within a budget.

“With a Chapter 7, wham bam it’s over, and they’re back to the same old thing, the bad habits that got them in trouble to begin with,” says Arthur Ray, a bankruptcy attorney in Memphis. By contrast, says Ray, “a Chapter 13 shows people how to live without buying things for that 60-month plan.”

That’s definitely true for the 33% of cases where Debtors actually complete their plans. But, as we know, most debtors don’t complete their 3-5 year plan.

For those cases that fail, there is no lasting debt relief and most likely no lasting budgeting improvement either.

7. Myth: Chapter 13 is Useful for Getting Your Driver’s License Back

One of the popular uses of Chapter 13 in recent years has been to recover your drivers license. Drivers licenses are frequently suspended by city and state governments when the driver owes a significant amount of parking or traffic tickets.

Unpaid tickets cannot be discharged in Chapter 7, but they can be discharged in Chapter 13. So many debtors file Chapter 13 to get their driver’s license back as shown in this video by ProPublica.

Parking and traffic tickets cause so many bankruptcies in Chicago, the bankruptcy court there leads the country in Chapter 13 filings. Unfortunately, ProPublica’s research showed that less than 25% of Chapter 13 cases involving ticket debt ended successfully.

Most of these debtors end up paying thousands of dollars in legal fees before their cases were dismissed, without a dime going to pay down their traffic tickets.

As soon as their cases are dismissed, debtors risk losing their cases and licenses again, leading to a cycle of more debt and potentially more bankruptcies.

Conclusion

Chapter 13 can be a valuable tool in some cases. But in most cases, it’s an expensive mistake that produces no lasting debt relief. When possible, Chapter 7 is a much better solution — even if it requires getting rid of expensive assets.

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Mortgage Payments Defer vs Forbearance The Consequences

Jessica Menton
USA TODAY APRIL 6, 2020

Americans struggling to pay their mortgages because they’ve lost a job or income during the coronavirus pandemic can put off that bill for up to a year due to the CARES Act.

But while the measures should be creating a feeling of relief, many borrowers have been left anxious because of confusing messages from the government and banks. Some homeowners say Wells Fargo, Bank of America and Chase have told them they have to repay those postponed payments – known as forbearance – in a lump sum once three months are up. It’s an unexpected demand they fear could put them deeper in debt as millions are laid off and watching their retirement savings plunge with the stock market.

Anthony Adams is one of the uneasy Americans who is confused and worried about the rules. He is late on his mortgage payment to Wells Fargo after the coronavirus pandemic crimped sales at his family’s bakery in Orlando, Florida, forcing him out of a job. Wells Fargo offered Adams a 90-day deferment on his mortgage, which is backed by the U.S. Department of Veterans Affairs, but the 49-year-old was surprised when Wells Fargo told him he’d still owe three months’ worth of payments – plus the current month – once that forbearance period was up. Adams declines to say what his payments are.

“I feel like I’m in this odd Catch-22,” Adams says. “I can get some immediate relief from postponing a mortgage payment, but the cost of that relief will put me further into debt.”

Why the surprise? It’s a combination of evolving, sometimes conflicting rules depending on who owns the mortgage and many borrowers not understanding those rules. Experts are concerned about how this will play out for borrowers over the coming months, even after the recently enacted relief package from Congress, called the CARES Act, which allows many people to delay their mortgage payments for up to a year.
“The problem with the CARES Act is that it doesn’t make clear how borrowers pay back the money during a forbearance period,” says Shamus Roller, executive director at National Housing Law Project, a nonprofit legal advocacy center. “There’s a chance that something could go wrong in that process,” he says, “and it requires a lot of interacting with servicers that are overburdened with calls.”

Wells Fargo, Bank of America and Chase consistently allow borrowers of mortgages that they own to tack suspended payments on the back end of the loan. If the bank doesn’t own the mortgage and acts as a servicer, collecting principal, interest and escrow payments for a loan backed by Fannie Mae, Freddie Mac, the Federal Housing Administration or the Department of Veterans Affairs, all the payments are due after 90
days, borrowers have been told.

Adams says he doesn’t know what programs Wells Fargo will offer by the time he reaches day 91, and that makes him anxious because he fears slipping into foreclosure at that point. “Consumers are confused as we try to figure out our relief options,” Adams says. “We’re hearing from the president’s office and other officials that there are forbearance and
relief options, but that’s actually only specific to certain mortgages.”

Know who backs your mortgage A mortgage can be owned by a bank, or a bank can service a loan backed by government-sponsored enterprises such as Fannie Mae, Freddie Mac or agencies such as the FHA, which were set up by the government to support and finance the housing market. These entities backing the home loans each have their own rules, experts say, which confuses banks and borrowers. That means anyone with a government-backed loan could be asked to make a so-called balloon payment after 90 days, or they could be offered other options once those three months are up.

The Federal Housing Finance Agency dictates guidelines for Fannie Mae and Freddie Mac-backed loans. After 90 days, FHFA advises borrowers to work with their lenders to set up a plan to either pay back all of the missed payments at once, tack those payments at the end of the loan or modify monthly mortgage payments.

The Department of Housing and Urban Development oversees the FHA, while the Department of Veterans Affairs dictates guidance on VA-backed loans. Those agencies are working on what should happen once a 90-day suspension of mortgage payments is up.

The FHA provides a variety of options to lenders that they may offer to borrowers with FHA-insured mortgages. That way, borrowers can avoid foreclosure and having to make a lump sum payment on day 91, according to HUD. “We are working now to implement the specific forbearance provisions of the CARES ACT so lenders will also be able to offer this option to FHA-insured borrowers impacted by the COVID-19 national emergency,” HUD said in an email to USA TODAY.

The CARES Act, which passed last month, gives homeowners with federally backed loans two types of relief. First, it prevents lenders from beginning foreclosure proceedings on federally backed loans for at least 60 days after March 18. Second, homeowners who experienced financial hardship from the pandemic can request a forbearance for up to 180 days, which may be extended for an additional period of up to 180 days if borrowers are still under financial duress. If you don’t have a federally backed mortgage, some loan servicers may have forbearance or deferment options for non-government-backed or private loans.

For loans that Wells Fargo services, it follows guidance from FHFA, HUD and the VA. At the end of an initial 90-day payment suspension, the bank said, it has options available for customers on a case-by-case basis that could include a continuation of a payment suspension, a loan modification or the addition of suspended payments to the back end of a loan. “Struggling borrowers should reach out to their servicers to see what options are available to them,” Kathy Kraninger, director of the Consumer Financial Protection Bureau, told USA TODAY in an email. “If a consumer has an issue with their servicer, we encourage them to submit a complaint to us.”

Debrena Jackson-Gandy, 53, doesn’t know whether her loan is owned by her bank or serviced by it. She is the owner of Masterminds, a personal development company in Seattle. The business events she had planned for the next three months were canceled, hurting her company’s revenue and leaving her struggling to pay her mortgage, she said. Her husband has also lost income. When she looked up relief options on the Bank of America website, she thought that she could add deferred payments to the end of her loan. But the bank told her she’d have to pay in a lump sum after 90 days when she called them. “It was really shocking,” Jackson-Gandy says.

Ask when suspended payments are due Forbearance allows you to pause or reduce your mortgage payments, but you still have to repay those missed payments in the future. Pay close attention to when your servicer expects you to pay them back, experts caution.

“Be sure to ask how that money needs to be paid back once forbearance ends,” Roller says. “If your mortgage is federally backed and you have economic circumstances that have been harmed by the coronavirus, you have a right to a forbearance. But there’s going to be differences in the types of options people receive depending on what servicers they have.

Loan modification is an option. Experts say that a borrower can seek a loan modification if they’re still under financial duress after 90 days. “Call the servicer, and they will work with you to continue your forbearance plan in
either three- or six-month intervals incrementally for up to a year,” says Raphael Williams, press secretary and senior communications adviser at the Federal Housing
Finance Agency.

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Covid-19 Updates

Fannie Mae, Freddie Mac, HUD suspending all foreclosures and evictions

Foreclosure moratorium will last for 60 days

March 28, 2020   Ben Lane

Cities and states across the country are already suspending evictions and foreclosures in response to the spread of the coronavirus, but the federal government is taking the biggest step so far to keep people in their homes.

President Donald Trump announced Wednesday that the Department of Housing and Urban Development is suspending all foreclosures and evictions until the end of April.

HUD later announced its official policy, stating that the Federal Housing Administration is enacting an “immediate foreclosure and eviction moratorium for single family homeowners with FHA-insured mortgages” for the next 60 days.

That matches the policy announced Wednesday by the Federal Housing Finance Agency.

The FHFA announced Wednesday that it is directing Fannie Mae and Freddie Mac to suspend foreclosures and evictions for “at least 60 days.”

That would mean the moratorium lasts through mid-May, at least.

According to the FHFA, the foreclosure and eviction suspension applies to homeowners whose single-family mortgage is backed by either Fannie Mae or Freddie Mac.

“This foreclosure and eviction suspension allows homeowners with an Enterprise-backed mortgage to stay in their homes during this national emergency,” FHFA Director Mark Calabria said in a statement.

Given that Fannie and Freddie are the largest mortgage financers in the country, the move is a sizable one.

“As a reminder, borrowers affected by the coronavirus who are having difficulty paying their mortgage should reach out to their mortgage servicers as soon as possible,” Calabria added. “The Enterprises are working with mortgage servicers to ensure that borrowers facing hardship because of the coronavirus can get assistance.”

The FHA foreclosure moratorium applies to homeowners that have an FHA-insured Title II Single Family forward and Home Equity Conversion mortgage.

“Today’s actions will allow households who have an FHA-insured mortgage to meet the challenges of COVID-19 without fear of losing their homes, and help steady market concerns,” HUD Secretary Ben Carson said. “The health and safety of the American people is of the utmost importance to the Department, and the halting of all foreclosure actions and evictions for the next 60 days will provide homeowners with some peace of mind during these trying times.”

The HUD announcement directs mortgage servicers to “halt all new foreclosure actions and suspend all foreclosure actions currently in process; and cease all evictions of persons from FHA-insured single-family properties.”

Earlier this month, the FHFA and HUD reminded mortgage servicers of their options for borrowers affected by the COVID-19 outbreak.

Included among those options is payment forbearance, which would allow affected borrowers to suspend their mortgage payment for up to 12 months due to hardship caused by the coronavirus.

The FHA also stated that it is encouraging servicers to “offer its suite of loss mitigation options to distressed borrowers – including those that could be impacted by the Coronavirus – to help prevent them from going into foreclosure.”

According to the FHA, those options include “short and long-term forbearance options, mortgage modifications, and other mortgage payment relief options available based on the borrower’s individual circumstances.”

Trump made the initial announcement on HUD’s policy during a Wednesday press conference discussing the growing impact of COVID-19.

“The Department of Housing and Urban Development is providing immediate relief to renters and homeowners by suspending all foreclosures and evictions until the end of April,” Trump said. “So, we’re working very closely with Dr. Ben Carson and everybody from HUD.”