Government and Lender Programs
Foreclosure Defense Law Firm in Massachusetts
If you are facing foreclosure, there may be strategies available to help you avoid worst-case scenarios. There are many alternatives and defenses to foreclosure, but determining which course of action is best for your personal circumstances may be difficult. Our firm can offer the resolution that you need after a season of financial hardship and stress.
As counselors at law, it is not our job to judge how you got into your current financial situation. Rather, we need to understand where you want to be. Most people want to return to the stability and security they enjoy. With the help of a Massachusetts foreclosure defense lawyer at The Law Office of Glenn F. Russell, Jr. you could reestablish your life of financial stability.
Refinance & Loan Modification Programs
Depending on what is in your best interests, we can determine a plan of action that can help you stay in your home. This could include a loan modification or mortgage refinance negotiation. Government and lender programs that allow flexibility in loan or mortgage payments exist to benefit individuals who are experiencing financial hardship. Programs include:
Home Affordable Refinance Program (HARP)
Homeowners who cannot qualify for a refinance program can try to negotiate a mortgage refinance plan through HARP.
HARP is not beneficial for all homeowners, but can be of great use for homeowners who have experienced any of the following:
- Have little to no equity value in the home
- Have the financial ability to afford new payments on a mortgage
Home Affordable Modification Program (HAMP)
HAMP can provide relief for homeowners who are several months behind on their mortgages, are in the midst of the foreclosure process, or fear the foreclosure process may be a possibility.
HAMP allows homeowners to modify their loans to lower rates. Homeowners can be eligible for HAMP if they:
- Currently have a loan to modify
- Took out a mortgage before January 1, 2009
- Currently and primarily live in the property
- Are behind on a mortgage or are about to default due to financial hardship
How We Can Help You Stay in Your Home
Many options may be available to you to help you stay in your home. At The Law Office of Glenn F. Russell, Jr. we are truly committed to helping residents in Massachusetts keep their homes. By enlisting our services, we can help you work out options or alternatives to keep you in your home.
You should always be aware that nothing is guaranteed in foreclosure matters, and some options may affect your credit score. Do not make hasty decisions without first discussing all of the potential options and defenses to foreclosure with a legal professional from our team.
Contact our firm today to learn more about government and lender programs or to determine if you may be eligible for temporary assistance. We know how important it is to enjoy your life without worrying about losing your home. With help from a Massachusetts foreclosure defense attorney from our firm, your first step to financial recovery could be just a phone call away.
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Our FAQ
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Do I really need a foreclosure lawyer?Absolutely. Should you need foreclosure defense counsel, only an experienced attorney can determine which course of action is best for you. Whereas predatory scam artists try to prey on your financial vulnerability, a skilled foreclosure defense attorney genuinely can look out for the best interest of you and your family. Legal advice must be practical and efficient in order to be effective, so if you need strong legal guidance, trust that The Law Office of Glenn F. Russell, Jr. can offer the counsel needed to successfully navigate the complicated legalities of foreclosure or bankruptcy.
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Third parties are offering to help my foreclosure process. How do I know who to trust?
Perhaps one of the greatest obstacles individuals encounter during the foreclosure process is learning who to trust and who to avoid. Due to the nature of the foreclosure process, descriptions of any homes being foreclosed may be published and accessible as public information. It is a sad truth that there are fraudulent companies that prey on public lists of foreclosing homes and attempt to take advantage of a people's financial vulnerability.
You may be contacted by mortgage brokers, mortgage negotiators, or mortgage holders. You may also be contacted by a Massachusetts bankruptcy attorney or a private financier who offers to help you sort out your finances. These parties may be dependable sources of legal and helpful advice during your foreclosure.
Unfortunately, there are frauds and scam artists who will try to take your home or your money without providing any sort of service. A general word of advice we give to clients to follow is: If a deal sounds too good to be true, it probably is. Avoid scams with the help of a qualified attorney from our firm!
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What happens at a foreclosure sale?
It doesn't happen all the time, but if you have exhausted all of your legal alternatives and feel as though a foreclosure or short sale is the last resort, you need to know what to expect.
No foreclosure sale is exactly the same, but for the most part, the foreclosure sale process typically involves the following:
- Lenders must first send a notice of a foreclosure to the homeowner. The notice must be sent at least 14 days prior to the foreclosure sale date.
- A foreclosure sale will take place at the date, time, and place specified in the foreclosure notice.
- The foreclosure sale will be conducted by a licensed auctioneer. The auctioneer will read various legal notices, descriptions, and documents pertaining to the property.
- The auctioneer will take bids on the property, take deposit checks, and accept the highest bid to close the foreclosure property sale.
- Parties - including the mortgagor, the purchaser, and the auctioneer - will draft a foreclosure deed, which must be recorded and filed at the Registry of Deeds.
- A grace period - typically 30 days - will be given to allow the purchaser to line up financing.
- A closing will take place, and the new owner will formally take title to the foreclosed property.
All monies paid by the new purchaser will go toward paying real estate taxes, owed mortgages, and payments to creditors or other debts owed on the property. If no one at the foreclosure sale is able to bid a high enough amount to cover the debt of the property, then the balanced owed - called a deficiency - would then be the liability of the old owner.