We at OakTree Real Estate Services are providing concise information that prudent Home Owners require.
What is a Short Sale? How does one work? What does the bank need from me in order to consider the homeowner for a Short Sale? How can I avoid the frustrations commonly associated with this type of transaction? Local Broker, JILL BERNI has become increasingly motivated to educate and inform the general real estate community, especially in high-foreclosure areas around the country. We are based out of Northern California, and the primary focus of our company is helping distressed homeowners and educating the general real estate community, primarily real estate agents, on how to effectively do Short Sale transactions, earn a commission provided by the lender, and ultimately save another homeowner from foreclosure. We have been down in the trenches doing Short Sale transactions successfully for the past 5 years. We have also meticulously documented, studied, and applied effective systems and solutions for getting these transactions closed! We have experienced the great rewards of witnessing many homeowners walk away from a potentially devastating situation and are now relaying the news across America that there is effective Short Sale education being offered by real estate agents for real estate agents!
How can we, as a Profession, combat rising foreclosure rates?
When the nation faces a foreclosure crisis like we are seeing today, the individuals most victimized are inevitably the homeowners. Whether they have been imposed upon by shady builder programs or predatory lending practices, or are simply facing devastating personal crises such as job loss, divorce, or illness, homeowners who become delinquent in their mortgages are extremely vulnerable, made worse by the fact that in many cases, these homeowners owe more than their property is worth. You may have received calls from prospective clients in this situation. Did you know what to do for them? Or, thinking there was no way for you to get paid in a negative equity situation, did you tell them you could not help?
Most homeowners are completely uneducated about the foreclosure process and about their options when facing foreclosure.
Misconceptions and misinformation abound. Some homeowners have no idea that a bank will foreclose on them after one missed payment. Others expect that a sheriff will simply show up at their door and throw them out once the checks stop coming. Thousands of these homeowners become victims of con-artists who take advantage of their desperation and lack of information. “Foreclosure Hotlines” have become an important resource to homeowners facing this situation, but the truth is that the best resource they could potentially have is you, their agent. With the help of a real estate agent, the homeowner may be able to sell their property for less than the amount owed to the bank and walk away from the situation without any cost to themselves. This is called “Short Sale,” and most banks are willing to accept this kind of arrangement and pay the Realtor(s) involved a commission, because foreclosures are ultimately much more expensive than accepting discounted payments. Now, that is what we call a win-win situation.
The Foreclosure Process
Before the bank will cooperate, a real estate agent must be involved!
Here’s where the problem lies. Most real estate agents don’t know how to effectively facilitate a Short Sale transaction. Many don’t even know what a Short Sale is. So many who attempt these transactions without the proper information have disastrous experiences that make these clients undesirable to themselves and their colleagues. The sad consequences are that so many homeowners are unnecessarily facing foreclosure because real estate agents don’t have the know-how or the desire to step up to the plate. What if you could become the expert that makes a difference in these homeowner’s lives? What if we told you that you could make a solid living facilitating these transactions with the proper education?
Currently, most banks are so busy tending delinquent homeowners that they simply don’t have the time to teach real estate agents how to conduct a Short Sale. If the banks aren’t taking the time to teach real estate agents to effectively process the transaction, then who is?
OakTree Real Estate Services has produced an array of solutions focused on educating other real estate professionals around the country.
We have 2 HUD-approved Mitigation courses focused on teaching real estate agents how to do a Short Sale transaction effectively as well as an intensive, extended personal coaching program. We have a program to suit whatever level of education or immersion you are seeking. In addition to being highly experienced, our instructors are dynamic, passionate, and dedicated to our goal of lowering the rate of foreclosure in this country one homeowner, one real estate agent at a time.
We invite you to take some time to investigate our resources:
1-866 866-6662 x5555
Homeowner Consequences Issue
Foreclosure
Short Sale
Future Fannie Mae Loan - Primary Residence
A homeowner who loses a home to Foreclosure is ineligible for a Fannie Mae backed mortgage for a period of 5 years.
A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed mortgage only after 2 years.
Future Fannie Mae Loan - Non Primary
An Investor who allows a property to go to Foreclosure is ineligible for a Fannie Mae backed investment mortgage for a period of 7 years.
An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed investment mortgage after only 2 years.
Future Loan with any Mortgage Company
On any future 1003 application, a prospective borrower will have to answer YES to question C in Section VIII of the standard 1003 that asks “Have you had property foreclosed upon or given title or deed in lieu thereof in the last 7 years?” this will affect future rates.
There are no similar declarations or question regarding a short sale.
Credit Score
Score may be lowered anywhere from 250 to over 300 points. Typically will affect score for over 3 years.
Only late payments on mortgage will show and after sale mortgage will be reported as paid or negotiated. This will lower the score as little as 50 points if all other payments are being made. A short sale’s affect can be a brief as 12 to 18 months.
Credit History
Foreclosure will remain as a public record on a person’s credit history for 10 years or more.
A Short sale is not reported on a credit history. There is no specific reporting item for ‘short sale’. The loan is typically reported ‘paid in full, settled’.
Security Clearances
Foreclosure is the most challenging issue against a security clearance outside of a conviction of a serious misdemeanor or felony. If a client has a foreclosure and is a police officer, in the military, in the CIA, Security, or any other position that requires a security clearance in almost all cases clearance will be revoked and position will be terminated.
A Short Sale on its own does not challenge most security clearances.
Current Employment
Employers have the right and are actively checking the credit regularly of all employees who are in sensitive positions. A foreclosure in many cases is ground for immediate reassignment or termination.
A short sale is not reported on a credit report and is therefore not a challenge to employment.
Future Employment
Many employers are requiring credit checks on all job applicants. A foreclosure is one of the most detrimental credit items an applicant can have and in most cases will challenge employment.
A short sale is not reported on a credit report and is therefore not a challenge to employment.
Deficiency Judgment
In 100% of foreclosures (except in those states where there is no deficiency) the bank has the right to pursue a deficiency judgment.
In some successful short sales it is possible to convince the lender to give up the right to pursuit a deficiency judgment against the homeowner.
"You can't bring her a Problem that she hasen't Solved before"
Forensic Loan Audit
A few things to think about regarding your mortgage...
Everyday, I am more and more convinced that a Forensic Loan Audit is the best way to approach your lender, let me explain....
1) If your loan is a "stated income" loan. there is a very high chance there was fraud committed. For instance, when you first signed your Disclosures from your broker or lender, you were probably told to "leave that blank for later on." So, your lender or broker made up an income that would keep your debt to income ratio to a level wherein you could get your loan.
2) When we perform a mortgage audit, we are more concerned with State violations than Federal. Why? Because, under Federal Law, only the feds can sue a lender. State law allows for the homeowner to sue a lender!
3) Beware of audit "firms" that use "software" to perform a loan audit. The software misses many violations! My paralegal goes through each and every page of documents with a fine-tooth comb to catch violations.
4) If you have an option ARM, there is a very high chance of fraud simply because of the way your payment was calculated, TILA 226.34 addresses this. If you have an option ARM, get an audit!
5) If your loan contained a Yield Spread Premium(YSP), great case against your lender. A YSP is then the lender raises the rate to pay the broker a commission. So, if your broker charged you 2 points origination, and got a 2 point YSP from the lender, he made 4%. Courts dont like this. as the fees charged for the work performed are not reasonable!
In closing, call me at (866)866-6662 X5555 to discuss your situation.
Guide To Delinquency And Foreclosure Solutions
Preface
The Federal National Mortgage Association (FNMA, or Fannie Mae) is a private corporation formed under the auspicious of the United States Government to insure the availability of mortgage money throughout the U.S. No matter where, or with whom, your home loan was originated it is probably owned, managed or under the influence of the delinquency and foreclosure prevention policies of Fannie Mae.
Even if it is not, the servicing agent (bank or mortgage company receiving your payment) is likely to follow Fannie Mae's administrative guidelines for delinquency and foreclosure management
. You will find the delinquency and foreclosure workout procedures for government loans administered by the VA and HUD to very similar, and in many instances more liberal. We recommend that in preparation for using this Guide you read
"how to avoid foreclosure"
and
"help for homeowners in a changing economy"
@ www.hud.gov. Delinquency and foreclosure presents a serious risk to the financial assets of the FNMA, or any other lender. Therefore, Fannie Mae has established workout procedures for the purpose of circumventing potential lose to the corporation and its servicing agents that are based on very flexible policies. While the appropriate help is intended to reach those in need of prevention counseling the overburdened and often poorly trained lending bureaucracy often fails to provide the needed guidance in time. This guide has been created to provide you with the information you need in order to take control of your rights, and to identify the solution that meets your needs thereby giving you the means to save your home and most valuable asset.
DELINQUENCY PREVENTION AND MANAGEMENTENT
The Lender's Point of View
Today's loss mitigation philosophy stresses the importance of working out problems whenever possible—a reasonable goal given that roughly half of mortgage loans sold to the GSE's that become seriously delinquent are worked out. With the proper tools, mortgage servicers can increase the frequency of their workouts and lower their foreclosure costs. Which is why the major secondary market players offer mortgage servicers a host of loss mitigation tools to use when they work with borrowers to prevent foreclosures. A major driver behind increased workout volume is technology. Starting as early as the first missed payment and continuing through loss mitigation and, when necessary, on to foreclosure, mortgage servicers will find that technology can help with workflow, decision-making, and process management.
Workflow Assistance
While many borrowers will be late with a payment, few are actually in serious
trouble. Freddie Mac's Early indicator®, a Microsoft® Windows-based software application and Fannie Mae's Risk Profiler®, a Web-based system, help servicers distinguish between those who typically pay late and those who are likely in real trouble. Using statistical models, the programs predict the likelihood that a delinquent loan will be resolved, or that it will advance through to a loss-producing state and ultimately to real estate owned (REO). The systems score delinquent loans to help loan servicers prioritize collection calls and other loss mitigation work to focus on the borrowers at greatest risk.
Once it is clear that a borrower has not merely forgotten to mail in a payment, other technology helps the servicer decide what to do next. The first step must always be to determine whether the borrower has both the ability and the willingness to continue making mortgage payments and retain the home. Has the borrower faced a temporary loss of income due to medical bills or a layoff? Has the problem arisen because of financial mismanagement or because the original loan was too big of a fiscal stretch? Borrowers capable of keeping a home are given different mitigation options than those who do not have the ability to continue making payments. Tools such as Freddie Mac's Workout Prospector® and Fannie Mae's Workout Profiler™, analyze the borrower's arrearage, financial situation, income and
expenses and models a workout option that can be offered to the borrower (see
sidebar Loss Mitigation Glossary). For instance, if the condition that caused the borrower's hardship is permanent and the borrower's income is fixed, Workout Prospector® might suggest lowering the note rate to keep the borrower in the house. But if the borrower cannot manage the payment even with loss mitigation assistance, the programs steer the servicer through the foreclosure process as quickly as possible, including suggesting programs, such as a deed-in-lieu of foreclosure, a short sale, or loan assumption.
Extra Support
Fannie Mae has built extra servicing support into its programs targeting first-time homebuyers who have attended homeownership classes as a condition of receiving certain Fannie Mae mortgage products, such as a Fannie Mae MyCommunityMortgage™, Fannie 97®, Fannie 3/2™, or the Community Home Buyer's Program.™ Post-purchase, if a borrower with one of Fannie Mae's community loan products is 10 days late, the servicer must offer early delinquency counseling (EDC). In EDC, the servicer helps the borrower identify why the mortgage payment was not on time and what can be done to resolve the problem. Unlike traditional mortgage collection efforts, EDC addresses broader financial issues, such as family budgeting. Freddie Mac has a similar requirement with its HomePossible™ Suite of affordable mortgage products, which also require pre- and post-purchase counseling. Can't Get Through
While technology offers many solutions to the challenge servicers face in dealing with delinquencies, there is one problem that it cannot easily overcome: borrowers who are unwilling to communicate with the servicer. In at least half of all foreclosures, the borrower simply does not respond to calls or letters sent by a servicer. According to a 2005 Freddie Mac-sponsored survey, nearly two-thirds of the respondents were unaware of their workout options. In addition, a significant percentage declined to contact their lenders because of some combination of fear, embarrassment, or denial. Both Fannie Mae and Freddie Mac are tackling this issue with pilot programs that use trusted, reputable housing counseling groups to improve contact rates with borrowers. The hope is that borrowers who haven't responded to their servicer might respond when a nonprofit, third party organization contacts them. Freddie Mac is piloting separate efforts with counseling groups and PMI Mortgage Insurance Company (see sidebar below) to keep more borrowers in their homes. Under one of these initiatives, Freddie Mac last June began paying groups, such as the Consumer Credit Counseling Service of San Francisco, to contact borrowers who meet three qualifications: (1) they are 45 days late; (2) they meet U.S. Department of Housing and Urban Development (HUD) affordable housing qualifying goals; and (3) they have had no contact with their servicer. Freddie Mac plans to compare the success rate of housing counselors in contacting those borrowers and completing loan workouts to the success rate of a control group of loans handled only by the servicer using standard programs. As discussed elsewhere in this issue, both Citigroup and JP Morgan Chase have had success in using nonprofit housing counseling agencies to make similar connections between delinquent homeowners and their loan servicer. Fannie Mae is also working with nonprofits nationwide, including affiliates of ACORN, the National Council of La Raza, and NeighborWorks®. Tools available in Fannie Mae's free housing counseling application, Home Counselor Online™, offers counselors a variety of ways to assist borrowers pre- and post-purchase. A budgeting program helps counselors to assist borrowers to manage future finances. A loan analysis and amortization program can compare three different loan programs, including adjustable-rate loans, hybrids, and negatively amortizing loans and balloons. A third tool helps borrowers understand how long it will take to pay off current debts and makes suggestions about the order in which to pay off debt. Fannie Mae resources also include fact sheets on loss mitigation, private mortgage insurance cancellation, and home repairs. While these tools were designed for nonprofits, any Fannie Mae servicer can access them by signing up at the company's Web site-http://www.efanniemae.com/ and clicking on Housing Counselors. Fannie Mae's consumer resource center, which financial institutions can reach by calling (800)-7FANNIE, can help lenders find local nonprofits capable of assisting in contacting borrowers and doing loss mitigation work. Experts in Fannie Mae's 55 community business centers can also point servicers to local housing counselors.
DELINQUENCY PREVENTION AND MANAGEMENT - YOUR RIGHTS
COLLECTION
PRACTICE
You Are Protected By The Law
Most collection activities fall under the purview of two federal laws; the Fair Debt Collection Practices Act and the Fair Credit Reporting Act. Any servicing agent, or a representative, must be in compliance with these laws. In general the law forbids any unusual, abusive or misleading practices such as:
• Contacting the borrower at unusual times or places
• Using abusive or threatening language or harassment.
• Speaking with a third party about your debt, or obligation.
• Using a false identity or third party to contact you. If you believe your rights have been violated ask to speak with the caller's supervisor immediately.
Before The 60th Day
If you are delinquent you can expect certain events to take place sometime during the first 60 days.
• A credit letter.
• Face-to-face interview
• Property inspection After 90 days
Breach Letter
The Breach Letter is the precursor to the foreclosure action. If a
Loss Mitigation Agreement
(foreclosure workout) has not been completed within approximately 45 days of this letter the case is generally referred to an attorney for filing. This example is taken directly form Fannie Mae's
Delinquency Prevention And Management Manual.
Date
Borrower Name
Address
City, State, Zip
Re: Loan #
Property address
Dear Borrower:
You have fallen behind on your mortgage payments. You must bring
the mortgage current within 30days of the date of this letter by sending
the amount shown below to [company name} in the form of a money
order or certified check.
The total amount due as of date
is $
.
You must also include any payments or late charges that become due
during this 30-day period along with the amount shown above to bring
your account current. Acceptance of less than the total amount
includes, but is not limited to, the principal, interest and all other
outstanding charges and costs. Acceptance of less does not waive our
right to demand the entire balance due under the terms of your
mortgage.
If you do not bring your current within 30 days of the date of this letter,
[name of company} will demand the entire balance outstanding under
the terms of your mortgage. This amount includes, but is not limited to,
the principal, interest, and all other outstanding charges and costs.
[Name of company] will start legal action to foreclose on the mortgage,
which will result in the sale of the property. We may also have the
right to seek a judgment against you for any deficiency.
You have the right to bring your loan current after legal action has
begun. You also have the right to assert in the foreclosure proceeding
the nonexistence of the default or any other defense to our legal action
and sale of the property.
We want to work with you to resolve the problem and help you bring
your account into good standing once again. We urge you to contact
[name] at [telephone number] who will work with you to try to solve
your current difficulty.
Sincerely, the first missed payment. However, there remains plenty of time to complete a
Loss Mitigation Agreement
with the lender. The table below shows the average time between attorney referral and the foreclosure sale in the individual states and territories. Taken from Fannie Mae's
"Delinquency Prevention And Management Manual"
Other Lienholders
If other liens have been recorded against the property those lienholders will be contacted by the lender in order to determine the condition of those loans. Once contacted junior
lienholders may initiate separate foreclosure action to protect a security
interest pursuant to terms and conditions contained in the mortgage, or deed of trust. Separate action by junior lienholders usually will not effect the ability to complete a Loss Mitigation Agreement with Fannie Mae, or any other lender. In fact, these lienholders may agree to participate in the workout solution. More about that under
Foreclosure Prevention
.
RESOLVING DELINQUENCY
Evaluating Individual Circumstances
The lender's policy is to evaluate individual circumstances as soon as possible. Individual cases are evaluated based on the following conditions:
• The reason for default.
• The borrower's attitude towards the debt.
• Is the delinquency considered temporary or permanent.
It is very important that you attempt to open communication with the support counselors before the situation becomes more serious. Be honest and forthcoming about your situation. If you agree to a delinquency cure be sure you can comply, and be faithful to your commitment. If there is a change in your circumstances contact the lender immediately. If your situation is expected to be long term it would be useless and in bad faith to negotiate a delinquency cure. Request, instead, a
Relief Provision or a Foreclosure Prevention option covered later.
Counseling Services
Fannie Mae offers home ownership counseling services to assist delinquent borrowers in managing debt. For the home-buyer education specialist in your area call 1-800-7FANNIE. For a nearby HUD approved counseling agency call 1-800-569-4287. These numbers may be subject to change.
Measures For Curing Delinquency
Fannie Mae's management policy offers some simple solutions for temporary hardships. Most other loan
administration programs will follow similar policy.
• Late Charges
Late charges that have been imposed may deferred to a later date, or waived altogether in cases of extreme hardship.
• Partial Payments
Most lenders do not encourage acceptance of partial payments as a matter of practice. However, the VA and HUD require acceptance under certain conditions. Fannie Mae will accept partial payments as a means of curing delinquency if the borrower:
1 Respects the mortgage obligation.
2. Is not habitually delinquent.
3. Does not have a history of returned checks for insufficient funds.
4. Balance can be paid in 30 days
Reapplying Principal Payments
If you have previously made principal reduction payments to reduce your mortgage balance you may request to have these payments reapplied to the delinquent balance provided:
1. The request is in writing.
2. The result is not a higher loan balance than the amortized schedule.
3. An additional amount will be paid, as needed, to cure the total delinquency.
Assignment of Rents
If the property is being rented (income
property) most lenders will seek to secure the rents under the following
conditions.
1. The mortgage has an assignment of rents clause.
2. The decision is not in conflict with local laws
3. The decision does not confer additional rights to the tenant, or those in possession, pursuant to foreclosure.
Listing The Property
Listing the property for sale or rent is a delinquency option, however a
Preforeclosure Option under Foreclosure Prevention may be a better alternative.
RANTING RELIEF PROVISIONS
Special Relief Provisions
Fannie Mae makes available special relief provisions in an attempt to span periods of financial hardship that cannot be resolved by delinquency counseling, or with simple a simple cure. While the following relief provisions possess standardized features,
Fannie Mae will
not
object to any reasonable plan provided it does not compromise the lien position or come into conflict with any other policy or commitment.
When Is A Relief Provision Offered
When it is determined that a delinquency is the result of a temporary condition, such as illness, unexpected expenses, or military service, and there is a reasonable chance the borrower can bring the mortgage current. During the term of a
Relief Provision
the property will be subject to scheduled inspections.
Methods For Relief
This is a grace period, usually 30 to 60 days that may be granted to being the mortgage current. If requested the borrower will have to demonstrate evidence to comply, and is considered to be appropriate in the following situations.
1. A contract for the sale of the property has been ratified pursuant to tenant occupancy or a closing date.
2. An insurance settlement.
3. Pending receipt of approved funding.
4. Pursuant to the completion of an approved
Relief Provision
Liquidating Plan
This is an option which allows additional proceeds to be added to the the regular monthly payment after the hardship has passed and the borrower can resume regularly scheduled payments. Fannie Mae, HUD and VA policy allows most any creative solution agreed to under a Liquidating Plan that will remove the delinquency in the shortest amount of time.
Special Forbearance
This provides for the suspension of payments for a specified period
of time, and usually for no longer than 18 months
(for Fannie Mae) from the date of the first payment under this agreement. At the end of the suspended period the borrower may be expected to resume payment under a
Liquidating Plan
. This plan is used to assist borrowers experiencing a temporary loss, or reduction, in income that is expected to be restored at a later date. Most lenders provide Special Forbearance in any situation for which there is documentation and relief is warranted.
Long Term Special Forbearance
In certain situations
Special Forbearance
can be extended. (up to 24 months for Fannie Mae)
Military Indulgence
A civilian borrower who later enters the military is entitled to Military Indulgence granted under the terms of the Soldiers' and Sailors' Civil Relief Act. There are Two components of this provision:
1. Interest Rate Reduction
Fannie Mae policy requires a reduction in the interest rate from the time the borrower begins active duty to the date of release at the current rate of 6%. This benefit is retroactive should the borrower notify the servicing agent sometime after beginning active duty.
2. Additional Forbearance
In certain cases related to the financial hardship usually associated with the loss of greater civilian pay the veteran may request special consideration in the form of a reduction in the monthly mortgage obligation. The difference between the scheduled payment and the reduced payment is referred to as arrearage by Fannie Mae. Upon release from active duty the borrower is responsible for bringing the arrearage current. Most lenders probably
will not foreclose on a delinquent borrower that has been granted Military Indulgence.
Currently it is Fannie Mae's policy to offer the borrower Additional Forbearance
in this situation.
If payments cannot be made the borrower should seek a court order granting a stay in enforcement of the mortgage obligation until released from active duty.
Most all lenders observe Fannie Mae's broad range of short and long term relief options for the management of delinquent mortgages. It is particularly important that you understand your rights, and that your servicing agent has been given a liberal mandate in most situations to provide any reasonable
solution
.
Fannie Mae Philosophy
FAnnie Mae's loss policy is derived from the philosophy that diligent management of delinquent mortgages is fundamental to foreclosure prevention. When the best efforts are insufficient to bring mortgages current, and when significant losses would occur if delinquency ended in foreclosure, aggressive workout solutions become the means of protecting the profit objective of the FNMA. Fannie Mae has, therefore, created five specific
Foreclosure Prevention
plans. Each of these plans is administered, more or less, by all institutional lenders, and are excellent models for workout in the private market as well. Work carefully through this Guide. Select the plan that you think will work for you. Then complete the
Workout Request Package
and submit it to the loan mitigation representative for your lender. Follow the guidelines for submission, and be complete. It is extremely important that you formalize your request in this manner.
• Repayment Plan
A structured arrangement in which the borrower repays delinquent installments or advances and thus brings the mortgage current. Fannie Mae's formal repayment plans include
Special Forbearance
.
• Modification
One or more of the terms are changed to bring the delinquent mortgage current
• Assumption
An enforceable "due-on-sale" clause is waived to allow a qualified buyer to assume the mortgage of a delinquent borrower.
• Preforeclosure Sale
The proceeds of a sale are accepted as full satisfaction for the mortgage obligation even if it is less than the mortgage balance.
• Deed-In-Lieu Of Foreclosure
The borrower voluntarily deeds the property to the lender to avoid foreclosure. Each of these workout solutions will be covered in more detail. You are reminded again that while these solutions possess standardized features,
Most lenders will not
object to any reasonable plan provided it does not compromise the lien position or come into conflict with any other policy or commitment.
Fannie Mae Management Goals
Fannie Mae continues to support the goal of offering borrowers the opportunity to keep their property, and loss mitigation remains the highest priority. In addition to improving the quality
and availability of counseling services, Fannie Mae continues attempts to improve the approval process and turnaround time.
When Is A Workout Plan Offered
Foreclosure workout is considered when a
borrower's financial condition has been severely or permanently impaired and:
• All collection efforts have failed.
• Temporary Simple Cures and Relief Provisions have not been successful, or are considered impractical.
• Delinquency cannot be resolved under existing terms.
• Foreclosure would result in a loss.BUILDING A WINNING CASE FILE
First Contact
Your success will be measured by the manner in which you respond to the first contact. From the time you are first contacted by the servicing agent, or the agent's attorney, you should begin to establish a relationship based on honesty and credibility. The first question you should ask is,
"What workout solutions are you authorized and required
to offer"
, and
"Who is the loan mitigation authority for the lender"
. You are entitled to this information. It is absolutely essential
that you communicate with the right person. Speak only to an individual with the authorization to enter into an agreement. Use an attorney to enforce this request if necessary. Ask for a Workout Request Package. If it is not offered submit
your own
. Make it clear that your are prepared to offer complete cooperation and that you will comply with a workout agreement. Do the following:
• Gain the servicing agents confidence.
• Answer all questions honestly.
• Completely disclose the reason for delinquency, or default.
• Be honest about the extent of your hardship and how long it is expected to continue.
• If you believe you require a foreclosure workout provide specific guidance for the counselor as to the plan and terms. Keep in mind that you know your situation far better than they do. The following reasons for delinquency generally qualify as hardship.
1. Death of a borrower
2. Unemployment
3. Reduction in the number of working hours
4. Loss of overtime or a second job
5. Increase in expenses resulting from unemployment
6. Salary reduction
7. Decline in earnings if self-employed
8. Business failure
9. Disability
10. Health related expenses
11. Involuntary employment relocation
12. Divorce
13. Bankruptcy
14. Incarceration
15. Catastrophe or natural disaster
The foreclosure prevention counselor will probably attempt to qualify any of these reason in more detail. Insure you offer a complete explanation, and be prepared with important related details. The basic foreclosure plans are described below. It is absolutely ESSENTIAL that you select a plan that you can comply with. You will
WIN or LOSE, right here. If you select, or create, a plan intended to allow you to remain in the property you must be prepared to satisfy the loan mitigation authority that you can, and will, comply with an established agreement. The lender will have to be satisfied that your plan will not only bring the loan current, but that you will continue to make all future payments as agreed. Prepare a letter which outlines you plan, and the means by which you are prepared to effect success. Be completely honest and sincere If you are employed, ask your employer to prepare a support letter which assures the lender of your continued employment. The letter should include any pay increases, bonuses or additional benefits you can expect to receive as well as any additional information which supports your employment history and credibility. If you are self employed you will need to do more than promise to pay. You will need to offer a plan that will fulfill the lender's expectation for compliance. Finally, be sure the Workout Request Package is neatly prepared and complete as to all details.
Properly Preparing For Financial Disclosure
To receive consideration for a workout plan your income and assets will be carefully evaluated. Analysis of your financial information is intended to determine if you have assets which can be applied to the delinquent balance, and the extent to which your debt and expenses are appropriate for your particular personal, business, professional or corporate situation. Be prepared to provide the following information:
Employed
• Federal tax returns for the last two years, including W-2s
• The last two months pay stubs
• Most recent bank statements
• A written statement describing the nature of your financial hardship
Sole Proprietorship
• Most recent federal tax return with all schedules
• Year-to-date profit and loss statement
Partnership
• Most recent federal tax return with all schedules
• Form 1065, U.S. Partnership Return of Income
• Schedule K-1 as applicable
• Year-to-date profit and loss statement
Corporation
• Most recent federal tax return with all schedules
• W-2 forms
• Form 1120, U.S. Corporate Income Tax Return
• Form 2106, Employee Business Expense files with the U.S. Corporate Income Tax Return if applicable
• Year-to-date profit and loss statement, if applicable
S-Corporation
• Most recent federal tax return with all schedules
• Form 1120-S, U.S. Income Tax Return For S-Corporations
• Year-to-date profit and loss statement, if applicable
Establishing The Highest Property Value
Your equity is the key determinant of whether The lender will sustain a loss in foreclosure, and influences the type of workout solution considered to be appropriate.
Broker Price Opinion (BPO)
An opinion of the market value of your property is prepared by an approved real estate broker or an appraiser to determine the condition of the property, general marketing conditions in the area and an opinion of "as is" and "repaired" value. The BPO asks the broker to supply information regarding:
1.General Marketing Conditions
Provides for a description of the general area and information about the neighborhood, property location and local employment
2. Marketability
Establishes the relative marketability of the property based on lot size, design, square feet of improvements and amenities.
3. Listings And Sales
The BPO form provides for the relative location of current listings and closed sales. 4.Market Strategy
Establishes repair and deferred maintenance needs, determines the most likely buyer (owner-occupant, or investor) and recommends financing options
5. Competitive Closed Sales
A complete property description and sales data for all properties considered to be comparable in condition, location and size that have recorded closed sales within the last four to six months.
6. Probable Value
The broker's opinion
of the final selling price.
7. Recorded Liens
A title search will be done to determine al liens of record. Be sure that your are aware of the liens against your property, and the reason for their existence.
A Local Agent
The services of a local real estate agent are available at no charge with the understanding the agent will receive your listing if you make the decision to sell. Your agent can be a very valuable asset, supplying important local knowledge that can add value to the BPO giving you added financial strength when fashioning a workout
solution. Obtain a copy of the current FNMA approved BPO Form. Become familiar with the format and, with the your agent, offer whatever assistance you can when the designated broker or appraiser arrives. 24Hr Recorded Message Gives Details: 1 866 866 6662 x5555
CHOOSING YOUR WORKOUT PLAN
The Basic Plans
REPAYMENT PLAN
Forbearance
The formal
Repayment Plan
is based on the
Special
Forbearance
provision discussed under
DELINQUENCY PREVENTION AND MANAGEMENT
section , and is Fannie Mae's preferred workout option because it is the least costly workout alternative.
When
A
Repayment Plan
is considered when the delinquency is the result of:
• The death of a contributor to the monthly mortgage payment. This does
not necessarily have to be a person on the mortgage
• Illness, catastrophe or natural disaster for which the borrower is not insured, or
• Any other similar or contributing factors. Keep in mind that Forbearance provisions may be customized to fit most any need or solution, however,
Special Forbearance
(under Fannie Mae guidelines)
cannot not exceed 24 months.
PARTIAL
MORTGAGE
INSURANCE
ADVANCE CLAIM
What Is A Modification
Partial Mortgage Insurance Advance Claim Payment: This approach might be used if a mortgage insurer is involved (either the Federal Housing Administration or a private mortgage insurer). Under this approach, a one-time payment is made by the mortgage insurer to
the lender to cover all or a portion of the default. In these cases the borrower is
required to sign an interest free note for the amount of the advance claim payment payable to the insurer of the mortgage. The repayment of the note is scheduled to coincide with the borrower's ability to pay when they get back on their feet and structured to the individual's circumstance. At the latest, the note is usually due on the sale or transfer of the property.
PMI's Homeowner Assistance Program
Over the past year, PMI Mortgage Insurance Company has been working through nonprofit housing counseling organizations to connect borrowers who were more than 90 days late on their mortgage payments with lenders in order to develop a workout plan. Through PMI's "Homeownership Assistance Program," these nonprofit organizations have enabled borrowers to develop workouts with their lender in 40 percent of the cases they have been assigned
When Is An Advance Claim Appropriate
This option is available to all government and privately insured loans.
Eligibility
The details on this program may vary among mortgage insurers.
MODIFICATION
What Is A Modification
This option involves changing the terms of a mortgage in order to remove delinquency and avoid foreclosure and is completed with the execution of a replacement mortgage. Fannie Mae will consider modification that includes, but is not limited to, reducing the interest rate, extending the term of the mortgage, negative amortization, replacing an adjustable rate with a fixed rate and capitalizing the delinquent payments.
When Is Modification Appropriate
This option will be considered only when the potential for a
Repayment Plan
has been illuminated due to the probability of a permanent or long term reduction in income. Lienholders having a recorded interest in your property must agree to subordinate their interest to the new loan. If there is sufficient equity in the proper
ty Fannie Mae
might consider including the pay-off of junior liens in the new loan. This would be a particularly attractive workout solution if the resulting monthly mortgage obligation is less than the combined payments preceding the workout.
Eligibility
This option is normally available to borrowers experiencing permanent or severe financial hardship. Your obligation-to-income ratio should not exceed 36-38%. (Divide your total debt with a remaining term of more than six months by your total income for an approximation). This plan is not likely to be approved if the ratio is greater than 50%.
ASSUMPTION
What Is An Assumption
This option involves transferring the ownership to a buyer willing to assume full responsibility for the mortgage obligation. While some loans, including most adjustable rate mortgages (ARM) are assumable without prior approval or buyer qualification, many others contain a "due-on-sale" clause allowing the lender to accelerate the loan balance thereby requiring the full amount to be paid in the event of an unauthorized transfer of ownership. Fannie Mae policy will waive existing, enforceable "due-on-sale" clauses on conventional mortgages ("fixed rate"" and fully amortized) in order to complete a sale and avoid foreclosure.
When Is Assumption Appropriate
While Most lenders will probably consider any assumption agreement leading to a desirable outcome, it is an excellent workout solution if the mortgage balance exceeds the BPO estimate of
probable value
(final selling price), and particularly attractive if the property is in need of maintenance, or repair. In certain situations Fannie Mae will accept the cost of removing deferred maintenance and repair needs for the right buyer.
Eligibility
The borrower is usually required to assign the property to the lender's servicing agent, and the property must be free of liens. When removing liens Fannie Mae may:
• Require the borrower to pay-off the lien, or negotiate subordination
• Offer junior lienholders a nominal pay-off based on how close the unpaid mortgage balance is to the "as-is" value.
PREFORECLOSURE SALE
What Is Preforeclosure
This option provides for the sale of property in which
the lender and borrower agree to accept the proceeds of the sale to satisfy a defaulted mortgage, where the proceeds may be less than the mortgage balance and to avoid foreclosure.
When Is Preforeclosure Appropriate
This option is also used when the mortgage balance exceeds the BPO estimate of
probable value
(final selling price).
Eligibility
The borrower must be experiencing financial hardship that is the result of involuntary reduction in income and an unavoidable increase in expenses to the extent that expenses exceed income. Causes would include such things as:
• Lay-off
• Loss of job
• Disability, or prolonged illness
• Death of a mortgage contributor
• Business set-back for a self employed borrower In the event of an approved
Preforeclosure Sale
the borrower will have to accept the following conditions:
• Listing the property for sale will not delay initiating or continuing a foreclosure action, but the terms of the agreement will be honored pursuant to a sale before the foreclosure date
• The borrower agrees to properly maintain the property
• The borrower may be required to off-set Fannie Mae's losses.(Negotiable)
• The borrower may have a tax liability if any of the debt is forgiven.
• The property is free of liens.
When other liens exist Fannie Mae policy agrees to workout pursuant to the
Eligibility requirement for an ASSUMPTION
• Fannie Mae policy retains the right to negotiate and approve the transaction.
DEED-IN-LIEU OF FORECLOSURE
What Is Deed-In-Lieu Of Foreclosure
This option permits the borrower to voluntarily surrender the property by deeding the property to the lender as satisfaction for the debt, thereby avoiding foreclosure. This is usually considered to be the least desirable outcome for the lender.
When Is Deed-In-Lieu Appropriate
• When the property has been on the market as a Preforeclosure Sale for three months or more.
• There are legal obstructions to foreclosure action
• Deed-in-lieu allows the lender to take possession of the property sooner than would be possible through foreclosure.
Eligibility
In accordance with the aforementioned hardship situations and pursuant to removing junior liens
based on the procedures discussed earlier.
SPECIAL CIRCUMSTANCES
Natural Disaster And Bankruptcy
• Natural Disaster
Fannie Mae policy makes every effort to avoid foreclose on properties effected by catastrophe or natural disaster. These properties almost always protected by insurance or government policy.
• Bankruptcy
Foreclosure can be delayed by filing a bankruptcy petition, but not avoided. If your are contemplating bankruptcy be sure that you are conferring witch an experienced attorney or paralegal when determining foreclosure options and strategy.
"Making Foreclosure Profitable
"
If you have become the subject of a foreclosure action you will almost immediately be contacted by real estate agents, mortgage brokers, foreclosure consultants and investors who work the foreclosure market aggressively. If you view this an opportunity rather than an insult you may have the opportunity to create benefits you had not considered.
This Special "Aggressive Strategies"
Supplement offers a broad array of financing techniques that can add value to your property and create a dependable income stream even if you decide on a sale. While many of these techniques may not seem to offer hope immediately you will find as you talk to those who contact you that one or more of these techniques will be a perfect fit for your situation. With an open mind and some creative application of these ideas you can make a good thing out of a bad situation.
A Lease Option Works to Stop Foreclosure
A lease option can stop a foreclosure by the reinstatement of the late payments to the lender. Usually the lease option takes two additional "parts" to make it work. First, the homeowner will deed or transfer the property to someone else, usually an investor who understands the technical aspects of putting this type of transaction together. In return for transferring title to the investor, the homeowner signs a lease and an option to re-purchase the same property for one to three years in the future.That's the simple explanation; now let's look carefully at the transaction. Approximately 85% of the time a homeowner wants to stay in his property that is in foreclosure. He didn't purposely get into foreclosure and he has established "roots" in the local community so he doesn't really want to move. He also is faced with not being able to purchase another home easily because of his tarnished credit from the foreclosure problem. When approached by an investor with the option to transfer his home to the investor in exchange for the investor getting a profit by re-selling the home back to the homeowner in a year or two, the homeowner sees this as a real solution to his dilemma. The investor explains that the homeowner will sign over the deed to his home, the investor will bring his delinquent mortgage(s) current and the homeowner will lease the home back from the investor. The homeowner doesn't even have to move out of his home to make this work and his challenged credit is no problem. The investor will explain howthe homeowner will be guaranteed the opportunity to re-purchase his home at a reasonable markup in one or two years and can move forward after that. If the same loan stays in place, the homeowner can just continue making payments to his old lender and not have to re-qualify for a new loan or pay new closing costs. This process is called taking over the property "subject to" the existing mortgage staying in place.All of this explanation is correct, but there are some caveats and disclosures that the investor may not explain to the homeowner. More and more states are passing legislation against lease options being used in foreclosure transactions or at the very least heavily regulating these transactions because a few unscrupulous investors have taken advantage of homeowners at the worst and most vulnerable time of their lives. After the homeowner signs the deed to the investor he is no longer the owner of the property and is only staying in his former home at the mercy of the investor and the lease he signed. Investors know that despite homeowners resolving their foreclosure problems, most of the time over 60% of all homeowners will be back in foreclosure within nine months!If the investors had re-financed the homeowner's mortgage it would have been expensive and the investor would have to evict the homeowner by a foreclosure proceeding to get him out of his home; just as the original lender had to do. The better option is to have the homeowner in the premises with only a lease agreement so the homeowner can be evicted in as little as two weeks inmany states. If the original loan was reinstated, the homeowner will be evicted but the mortgage will still be the responsibly of the homeowner and if the investorre-leases the property and doesn't make the mortgage payments, the lender will have a foreclosure to go through again! Unfortunately the homeowner will have his credit smacked by any late payments made by the investor, even if the investor keeps the rent money froma new tenant and doesn't make the mortgage payments.There are a number of things a foreclosure victim can do to protect himself from the few ruthless investors who would pull this scam. First, have an attorney review the lease and the option agreement. If the lease and option agreement are two documents, request that they be onesingle agreement. In most court verdicts, if there is only one agreement and not two separate agreements (lease and option), the courts have held that the homeowner(lessee) is accruing equity in the property with each lease payment. It makes it harder for the eviction process and easier for the homeowner's attorney to defend his position. Also make certain that the lease has at leasta 30 day "cure" period and at least three attempts to cure the late payments as this is standard in many states.In summary, a lease option is a viable option for stopping a foreclosure but the homeowner must be aware of his risks in this transaction and berepresented by competent legal counsel. This overview of the process is not meant to be legal advice, always seek a competent attorney when you are involved in a legal matter.
************************************************************************************************************** El Dorado County, Garden Valley (95633), Rescue (95672), Shingle Springs / Cameron Park (95682), Coloma (95613), Placerville (95667,) El Dorado Hills (95762), Cool (95614), Pilot Hill (95664), El Dorado (95623), Diamond Springs (95619), Lotus (95651), Placer County, Penryn (95663), Rocklin (95677), Granite Bay (95746), Roseville (95661), Lincoln (95645) Roseville (95747), Lincoln (95648), Roseville (95678), Loomis (95650), Newcastle (95658). Sacramento County, Carmichael (95608), North Sacramento Natomas Del Paso Heights (95838), Sacramento Elder Creek Fruitridge (95820), Citrus Heights (95621), North Sacramento Natomas Del Paso Heights (95833), Sacramento Elder Creek Fruitridge (95824), Sacramento Downtown Midtown (95816), North Sacramento Natomas Del Paso Heights (95835), Sacramento Florin & Vicinity (95829), North Sacramento Natomas Del Paso Heights (95834), North Sacramento Natomas Del Paso Heights (95836), Sacramento Florin & Vicinity (95830), East Sacramento & Vicinity (95817), Orangevale (95662), SACRAMENTO COUNTY Sacramento Florin & Vicinity (95828), East Sacramento & Vicinity (95819), Ranch Cordova Gold River (95670), Sacramento Foothill Farms (95842), Elk Grove (95758), Rancho Cordova (95742), Sacramento Franklin Freeport Vicinity (95823), Elk Grove (95757), Rancho Murieta (95683), Sacramento Franklin Freeport Vicinity (95832), Elk Grove (95624), Represa (95671), Sacramento International Airport & Vicinity (95837), Elverta (95626), Rio Linda (95673), Sacramento Land Park Curtis Park (95818), Fair Oaks (95628), North Highlands& Vicinity (95660), Sacramento Rosemont College Greens Mayhew (95827), Folsom & Vicinity (95630), Sacramento Antelope (95843), Sacramento Rosemont College Greens Mayhew (95826), Galt (95632), Sacramento Arden Arcade Creek Vicinity (95821), Sacramento So Land Park Greenhaven (95831), Herald (95638), Sacramento Arden Arcade Creek Vicinity (95841), Sacramento South Land Park Greenhaven (95822), Sacramento Downtown Midtown (95814), Sacramento Arden Arcade Creek Vicinity (95864), Sacramento Arden-Arcade Creek Vicinity (95815), Mather (95655), Sacramento Arden Arcade Creek Vicinity (95825), Wilton (95693). Jill Berni - Celebrating 30 Years of Customer Service BROKER/OWNER 916 834-2822 916 933-4454 -fax WWW.GOTOOAKTREE.COM CaDRE#01043608 •Location: Sacramento El Dorado Placer * Location: Sacramento - El Dorado - Placer ,
Garden Valley (95633), Rescue (95672), Shingle Springs / Cameron Park (95682), Coloma (95613), Placerville (95667,) El Dorado Hills (95762), Cool (95614), Pilot Hill (95664), El Dorado (95623), Diamond Springs (95619), Lotus (95651), Placer County, Penryn (95663), Rocklin (95677), Granite Bay (95746), Roseville (95661), Lincoln (95645) Roseville (95747), Lincoln (95648), Roseville (95678), Loomis (95650), Newcastle (95658). Sacramento County, Carmichael (95608), North Sacramento Natomas Del Paso Heights (95838), Sacramento Elder Creek Fruitridge (95820), Citrus Heights (95621), North Sacramento Natomas Del Paso Heights (95833), Sacramento Elder Creek Fruitridge (95824), Sacramento Downtown Midtown (95816), North Sacramento Natomas Del Paso Heights (95835), Sacramento Florin & Vicinity (95829), North Sacramento Natomas Del Paso Heights (95834), North Sacramento Natomas Del Paso Heights (95836), Sacramento Florin & Vicinity (95830), East Sacramento & Vicinity (95817), Orangevale (95662), SACRAMENTO COUNTY Sacramento Florin & Vicinity (95828), East Sacramento & Vicinity (95819), Ranch Cordova Gold River (95670), Sacramento Foothill Farms (95842), Elk Grove (95758), Rancho Cordova (95742), Sacramento Franklin Freeport Vicinity (95823), Elk Grove (95757), Rancho Murieta (95683), Sacramento Franklin Freeport Vicinity (95832), Elk Grove (95624), Represa (95671), Sacramento International Airport & Vicinity (95837), Elverta (95626), Rio Linda (95673), Sacramento Land Park Curtis Park (95818), Fair Oaks (95628), North Highlands& Vicinity (95660), Sacramento Rosemont College Greens Mayhew (95827), Folsom & Vicinity (95630), Sacramento Antelope (95843), Sacramento Rosemont College Greens Mayhew (95826), Galt (95632), Sacramento Arden Arcade Creek Vicinity (95821), Sacramento So Land Park Greenhaven (95831), Herald (95638), Sacramento Arden Arcade Creek Vicinity (95841), Sacramento South Land Park Greenhaven (95822), Sacramento Downtown Midtown (95814), Sacramento Arden Arcade Creek Vicinity (95864), Sacramento Arden-Arcade Creek Vicinity (95815), Mather (95655), Sacramento Arden Arcade Creek Vicinity (95825), Wilton (95693). Jill Berni - Celebrating 30 Years of Customer Service BROKER/OWNER 916 834-2822 916 933-4454 -fax WWW.GOTOOAKTREE.COM Broker#01043608 •Location: Sacramento Placer El Dorado,...Realtor in El Dorado Hills,Realtor,Oak tree home and loan, El Dorado Hills,CA,REO,inventory,MLS,listings,evaluation,appraisal,Bank-owned,Sacramento,home,loan,first time,buyer,mortgages,my,real estate,forclosure,foreclosure,lendingtree,purchase 100%,relocation,find,Asset Management,home,loans,pre foreclosure,pre forclosure, short sale,foreclosure mortgage, stop foreclosure,
foreclosure credit ,foreclosure help,
bankruptcy foreclosure, pre foreclosure,
deed lieu short sell,
deed lieu of foreclosure, foreclosure loan,
to stop foreclosure, avoid foreclosure,
mortgage foreclosures, foreclosure prevention,
short foreclosure, short sale foreclosure,
what is foreclosure, what is short sale,
avoid bankruptcy ,home short sale,
foreclosure refinance, preforeclosure,
to avoid foreclosure, shortsale,
foreclosure bailout, foreclosure assistance,
foreclosure letter ,foreclosure loans,
mortgage loss mitigation, foreclosure information,
no foreclosure ,how to short sale,
foreclosure lender, prevent foreclosure,
foreclosure specialist, short sale credit,
shorting stocks, foreclosure services,
facing foreclosure ,help stop foreclosure,
foreclosure programs, mortgage short sale,
loss mitigation specialist, short sale process,
about foreclosure, how stop foreclosure,
foreclosure lender,show to stop foreclosure,
foreclosure mitigation, save foreclosure,
foreclosure solutions, stop home foreclosure,
foreclosure mortgages, foreclosure home loan,
foreclosure options, foreclosure service,
foreclosure advice, stop forclosure,
foreclosure refinancing, stop foreclosures,
foreclosure loss mitigation, avoiding foreclosure,
foreclosure websites, help with foreclosure,
foreclosure alternatives, short sale definition,
foreclosure specialists, short sale vs foreclosure,
foreclosure facts, stop a foreclosure,
foreclosure solution, stop foreclosure loan,
how to stop foreclosures, stopping foreclosure,
foreclosed loans ,bankruptcy stop foreclosure,
hardship letter to stop foreclosure, foreclosure mortgage loan,
how to stop forclosure, short sale hardship letter
stop home foreclosures, short sale letter
foreclosed loan, stop mortgage foreclosure
stop forclosures, foreclosures loan
money to stop foreclosure, how avoid foreclosure
how to avoid forclosure, how to avoid foreclosure
need help with foreclosure, short sale package
how to avoid foreclosures, free foreclosure information
options to avoid foreclosure, help for foreclosure
stop foreclosed, home foreclosure help
how to avoid a foreclosure, mortgage foreclosure help,
short sale information,
short sale specialist,
shortsales,
stop foreclosure now,
stop foreclosure sale,
foreclosure short sales,
help to stop foreclosure,
pre foreclosure short sale,
preventing foreclosure,
short sale help,
stop foreclosure loans,
stop foreclosure refinance,
avoid forclosure,
bank short sales,
free foreclosure help,
home short sales,
how to stop a foreclosure,
loan modification foreclosure,
short sale loan,
stop house foreclosure,
foreclosure prevention services,
help avoid foreclosure,
stop foreclosure fast,
stop my foreclosure,
avoid foreclosures,
avoid home foreclosure,
avoid mortgage foreclosure,
how to do a short sale,
short sale law,
short sale negotiator,
short sale tips,
shortsell,
stop foreclosure program,
get out of foreclosure,
how to prevent foreclosure,
short sale affect credit,
short sale company,
short sale expert,
short sale forclosure,
short sale training,
stop bank foreclosure,
stopping foreclosures,
can bankruptcy stop foreclosure,
freedom foreclosure prevention services,
help prevent foreclosure,
loans after foreclosure,
mortgage foreclosure prevention,
mortgage short sales,
short sale experts,
short sale or foreclosure,
short sale service,
short sale specialists,
stop foreclosure letter,
stop foreclosure programs,
mortgage foreclosure assistance,
short sale course,
short sale info,
short sale leads,
short sale services,
ways to stop foreclosure,
avoid foreclosure loan,
help to avoid foreclosure,
national short sale center,
short sale and credit,
short sale credit report,
short sale secrets,
what's a short sale,
find short sales,
short sale marketing
short sale negotiators,
short sale refinance,
short sale solutions,
short sell mortgage,
shortsale foreclosure,
stop foreclosure process,
after foreclosure help,
avoid foreclosure refinance,
avoiding forclosure,
avoiding mortgage foreclosure,
foreclosure prevention loan,
help preventing foreclosure,
home foreclosure assistance,
preforeclosure short sale,
short sale blog,
ways to avoid foreclosure,
avoid house foreclosure,
help stop foreclosures,
short sale assistance,
short sale packet,
short sale statistics,
stop foreclosure option,
short sale procedures,
stop foreclosure immediately,
help stopping foreclosure,
information on short sales,
short sales process,
stop foreclosures now,
stop forclosure now,
after foreclosure assistance.,Oak, tree, oaktree,realestate,Oak tree .
- OakTree Real Estate Services - 916 933-0555 El Dorado County - Sacramento County - Placer County - Folsom Lake Area - El Dorado Hills, CA 95762 Nationwide Relocation: 24Hr msg: 866 866 6662 x2222 - Want to Sell Your Home Fast !: 24Hr msg: 866 866 6662 x1234 Need to Stop Foreclosure ?: 24Hr msg. gives details: 866 866 6662 x5555 Cash-Flow Properties: 24Hr msg. gives details: 866 866 6662 x1941 California Real Estate Broker: Lic#01043608
You can find great local Sacramento, CA real estate information on Localism.com JILL BERNI Home and Loan BROKER is a proud member of the ActiveRain Real Estate Network, a free online community to help real estate professionals grow their business.
