Short Sales will experience a new world now that the new Section 580e of the California Code of Civil Procedure has passed. On July 15 2011, Governor Brown signed SB458 into law and added a new rule applying to mortgage debt. This new rule prohibits a deficiency following a short sale that is approved by a mortgage lender in many cases. (Please see our other postings or contact an attorney for details on when this rule applies.)
The real question is, is this law good or bad for a short seller? As with so many developments, there are good and bad aspects of the law for sellers.
The good part is that when a short sale is approved, the seller knows where he stands when the deal closes. Previously, many deals were closed and the sellers didn’t know when or whether the creditor would start collection procedures.
The bad part is that this law may immediately reduce the number of short sale approvals. Some lenders are reported to have halted all short sales while they evaluate the law. All lenders can be expected to make determinations about what is best for them. We cannot expect lenders to act except in the way that provides the best return.
Now the lenders’ calculation will be simplified: Am I getting more at the close of a short sale than my expectation if I go to foreclosure? Previously, the lender could add in an uncertain value for the collectability of a potential deficiency at some date in the future, but no more.
We can project that fewer short sales will be approved because of this simplified calculation. All short sales that were marginal with the inclusion of uncertain deficiency collections will now be marginally less appealing. We can also explain how a short payoff (possibly a prenegotiated short payoff) can be in important part of the short sale strategy.
For this reason, short sellers should anticipate that the new law will reduce the likelihood of approval from lenders for a short sale.
Quintana Reynard has now expanded our short sale letter review process to include explanation of the impact of 580e, and to also include an option for discussions with the lenders regarding benefits of approving the short sale over reserving uncertain expectations from pursuing a deficiency.
Both sellers and agents should beware about interpreting the legal effect of Short Sale Approval Letters. These letters are drafted by the lenders’ attorneys and often incorporate legal terms of art or refer to statutes that non-lawyers may not understand. As a service to homeowners, Quintana Reynard has refined a process to review and explain the legal implication of a short sale review letter so the homeowners can understand it.
For more information about Short Sale Approval Letters, or the Quintana Reynard programs to assist homeowners with them, please contact Lincoln Quintana at lbq@qrlawfirm.com, and mention that you read this blog posting.
Final Disclaimer: THIS IS NOT LEGAL ADVICE
PLEASE DO NOT RELY on this posting as legal advice. The foregoing is intended as general information and is distributed for marketing purposes only. The rules and procedures in collections, deficiencies, real estate and Bankruptcy are complex and we strongly advise you to obtain qualified counsel. If you have any questions or comments, please contact me, Lincoln Quintana, by email at lbq@qrlawfirm.com or by telephone at 619.600.0093.
The foregoing information is presented by Quintana | Reynard, APC as a marketing and information service to clients and friends of the firm and is distributed with the understanding that Quintana | Reynard, APC is not rendering legal advice and assumes no liability whatsoever in connection with its use. If you have questions about the subject matter presented or desire to obtain more information on legal issues related to your business, please contact us at (619) 231-6655 or email me at lbq@qrlawfirm.com.
Short Sale Interrupted (A Tale from The Trenches About 580(e))
Section 580(e) of the California Code of Civil Procedure became effective in July 2011. Under this section, a lender who approves a short sale cannot thereafter seek a deficiency against the seller. Although intended to protect short sellers and create finality for all parties after a short sale, some observers wondered whether 580(e) would make short sale approvals harder to get. In the case described below it did.
Mr. S, a short seller, had obtained an approval for a short sale that involved a short payoff to the first and a small payment to the second. Closing costs and commissions were covered, and Mr. S. would have sold his home. Although Mr. S was required to bring a small payment to the closing, he was ready to move on, as was the bank, and the B-family (buyers) would become new homeowners.
Then CU (a Credit Union), the holder of the second mortgage, determined that under CCP 580(e) it would not be able to pursue Mr. S for the amount of the deficiency. After re-calculating the costs and benefits to the bank, CU rescinded the short sale approval and the transaction was cancelled.
Result: Mr. S cannot sell the house, the B’s do not have a new home, and neither bank receives a payout. Probable outcome: no closing, foreclosure, more losses to the first and second mortagees, and possible collection actions against Mr. S. Eventually, possible bankruptcy filing for Mr. S.
This story has 3 lessons:
If banks refuse to approve short sales based on giving up future collection actions, the purposes of 580(e) will not be achieved because MORE homeowners will be foreclosed. One possible approach to this sort of problem is to persuade the bank that a future collection right is not valuable, so the finality of 580(e) does not really cost the bank significantly. For more information about this approach, ask about Quintana Reynard’s opinion letter of bankruptcy eligibility, which can help a junior mortgagee decide to approve a short sale.
For more information about Short Sale legal support services, or the other Quintana Reynard programs to assist homeowners, please contact Lincoln Quintana at lbq@qrlawfirm.com, and mention that you read this blog posting.
Final Disclaimer: THIS IS NOT LEGAL ADVICE
PLEASE DO NOT RELY on this posting as legal advice. The foregoing is intended as general information and is distributed for marketing purposes only. The rules and procedures in collections, deficiencies, real estate and Bankruptcy are complex and we strongly advise you to obtain qualified counsel. If you have any questions or comments, please contact me, Lincoln Quintana, by email at lbq@qrlawfirm.com or by telephone at 619.600.0093.
The foregoing information is presented by Quintana | Reynard, APC as a marketing and information service to clients and friends of the firm and is distributed with the understanding that Quintana | Reynard, APC is not rendering legal advice and assumes no liability whatsoever in connection with its use. If you have questions about the subject matter presented or desire to obtain more information on legal issues related to your business, please contact us at (619) 231-6655 or email me at lbq@qrlawfirm.com