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  After re-calculating the costs and benefits to the bank, CU rescinded the short sale approval and the transaction was cancelled.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:

  1. Lenders may deny or rescind approvals of short sales because of CCP 580(e).
  2. Lender approvals for short sales may be based on the lenders’ expectation of future collections against short sellers.
  3. Finality for short sellers, meaning freedom from future exposure to collections actions, may come at a cost to homeowners who are seeking short sales.

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

Posted in Deficiencies, Short Sales | Leave a comment

Short Sale Paradigm Shift with SB 458

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.

Posted in Deficiencies, Real Estate, Short Sales | Leave a comment

Bankruptcy Eligibility Evaluation

Is Bankruptcy Protection Available to You?

Today’s slowing economy, high unemployment and falling  home values have created  insurmountable hardships for many.   Bankruptcy can provide a huge help, as it did for Donald Trump, GM and many savvy businesses and  individuals.  However, some people cannot take advantage of bankruptcy, or can take advantage of  only certain parts of the Bankruptcy Law.  In order to make a good plan to improve your financial situation, you  should  determine which types of bankruptcy protection (if any) you qualify for.

Limited Consumer Eligibility for Bankruptcy

Federal law allows consumers to get relief from debts and get a fresh start after incurring substantial debt, to hel p them become productive contributors to society again.  Federal bankruptcy law is premised on principles of fairness among creditors and societal benefits.  However, these beneficial laws are not available to all consumers.

Too Much Debt Can Disqualify You

The expedited procedures of Chapter 13 bankruptcy petition are only available if your debt is not too great.  There are limits on the amount  of  unsecured debt and on the amount of  secured debt.

Secured debt is debt that is “secured by” or attached to a particular asset.  Home mortgages are typically secured by the home.  Car loans are usually secured by the car.   With a secured debt, the creditor can take ownership and possession  of the security if you don’t pay.

Unsecured debt is debt that is not secured.  Examples are credit cards, department store credit, and signature lines of credit.

Federal bankruptcy protection under Chapter 13 is not available to debtors with either too much secured debt (more than about $1,000,000) or too much unsecured debt (more than about $350,000).

Too Little Income Can Disqualify You

To qualify under Chapter 13,  a debtor must demonstrate the ability to pay a portion of the debts after paying day-to-day living expenses.  A debtor with very low income or no income will probably not qualify for Chapter 13 protections.  (However, such a debtor may qualify for Chapter 7 protections – see below).  However, if a consumer has sufficient income to be able to pay a portion of debt, and the repayment to the creditors is better than would be received under a Chapter 7 filing, that consumer may be qualified for a Chapter 13 filing.

Too Much Income Can Disqualify You

Chapter 7 is unlike Chapter 13 because too much income will disqualify a consumer from filing under Chapter 7.  In Chapter 7, the  debtor’s income  after deducting allowable expenses must be low.  This is determined through the “means test” which takes into account national and local expense standards and individual expense items in the past 6 months and  projected into the future.

Too Little Debt Can Rule Out Bankruptcy

Another  consideration is whether a consumer has enough debt to make it worthwhile to file bankruptcy.  While this varies for people in different circumstances,  some people have too little dischargeable debt to justify the cost of a bankruptcy filing.

Quintana Reynard Bankruptcy Eligibility Assessment

We will collect information about your specific circumstances including income, expense, assets and liabilities.  All this information will be held confidential and protected by the Attorney Client Communication Privilege.  Based on this information , we will assess whether you qualify for Chapter 7, Chapter 13, or neither or both.  We will also advise you about the benefits and disadvantages of both.  Finally, we will advise you about the bankruptcy procedures and steps you can take in advance to facilitate or avoid bankruptcy.

Quintana Reynard’s Bankruptcy Eligibility Letter

If you qualify to file under either Chapter 7 or Chapter 13, we will provide you with a written memorandum that you can retain for your records.  If  you  are contemplating a short sale, you can submit this letter to your bank if they deny you on grounds of collectability or for “NPV” (Net Present Value) .

For more information, 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.

Posted in Bankruptcy, Chapter 13, Chapter 7 | Leave a comment

Can Bankruptcy Help Short Sale Approval?

Why Banks Approve or Deny a Short Sale

Banks approve a short sale if they calculate that the return from the short sale is greater than their expected return from the alternative.  The alternative is usually a foreclosure and possible collection actions including court actions.  The calculation depends on the short sale price, whether it is a first or second mortgage, the value of the property, market conditions, and the income and assets of the borrower.

Homeowners have more than money invested in the homes they have loved and raised their families in and often make economically inadvisable decisions because of their emotional investment.  But in the end, it is usually a matter of numbers to the bank.  If the bank makes more from a short sale, approve. If the bank makes less from the short sale, deny.

Collectability Is Part of The Bank’s Expectation from Second Mortgages

One contributor to the value of a non-performing second mortgage is collectability – which  is the amount of money the bank can collect from the homeowner.  Second mortgages, if unpaid, can lead to collection calls, letters and court actions including attachment of the homeowners’ assets and garnishing of wages.  (First mortgages in California usually do not.)

The bank projects how much it thinks it can collect.  This amount subtracts from the column favoring a short sale and adds to the column opposing a short sale.

For a strong earning borrower with plenty of assets, collectability is high, and a short sale is less likely to be approved.  For an unemployed borrower with no assets, collectability is low, and a short sale is more likely to be approved.  This is one reason why banks typically require extensive financial information from the borrower/seller prior to approving a short sale.

A Seller in Bankruptcy Has Low Collectability

When a consumer files bankruptcy, most unsecured debts can be reduced or eliminated.  Debts arising from a defaulted second mortgage can be among the unsecured debts.  If so, the bank’s calculation of collectability will be low (or zero).  Such a borrower would be a very good candidate for a short sale, and would be likely to be approved.

A Seller Who Has Bankruptcy As An Option Should Have Low Collectability

Even if a seller has not filed bankruptcy, the mere ability to file should cause a bank to rate the collectability low.  If collectability is low, the bank should be more inclined to approve a short sale.  With low collectability, the bank is unlikely to be able to successfully pursue the seller later for any deficiency.  In that case, the holder of the second mortgage should approve a short sale because any revenues from that transaction will be more than future expected collections after a foreclosure.

After CCP 580(e), Short Sellers Should Know Whether They Qualify For Bankruptcy

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, the true impact is likely to cause banks to  deny some short sales because they prefer to collect against the defaulted  homeowner.

Any potential short seller should know whether or not bankruptcy is an option.   Two types of low-cost, expedited bankruptcy are available to consumers: Chapter 7 (“regular bankruptcy”) and Chapter 13 (“repayment bankruptcy”) .  Both chapters substantially reduce or eliminate the amount a bank can collect from a homeowner on a mortgage deficiency.

For this reason, a short seller who qualifies for bankruptcy should be more readily approved for a short sale.

Quintana Reynard’s Bankruptcy Eligibility Letter

To facilitate short sales  (and also to assist homeowners with planning options), Quintana Reynard offers a service that might help persuade the bank that a future collection right is not valuable because a bankruptcy filing is likely.  We will evaluate your financial circumstances and advise you about  the viability of Chapter 7 and Chapter 13.  If you qualify to file under either chapter, we will provide you with a written memorandum that you can submit to your bank if you are working on a short sale.

For more information, ask about Quintana Reynard’s Bankruptcy Eligibility Letter, which can help a junior mortgagee decide to approve a short sale by indicating non-collectability of a deficiency.

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.

Posted in Bankruptcy, Deficiencies, Real Estate, Short Sales | Leave a comment

Know Bankruptcy Alternatives Before Short Sale

In today’s market, many home owners owe more than their house is worth.  These homeowners can only sell their homes with a short sale or by bringing cash to the closing.  Many homeowners are relieved to get rid of their upsidedown home causing short sales to become a major part of the market in the last few years.

However, a short sale may not be the best choice for a homeowner, especially if the home is subject to 2 mortgages.  This is because the 2nd mortgage (called a “junior lien”) can be removed from the property (“stripped”) under some circumstances.

A legal procedure called “lien stripping” or “valuation of collateral” can change a junior lien from a secured lien to an unsecured lien.  This means that the mortgage is detached from the house.  After the procedure, the homeowner still owes the debt on the note, but the house is cleared of it.

The junior mortgage has become an unsecured debt owed.  For some homeowners, the home would be affordable if only the first mortgage had to be paid.  (See also our other blogs including “Lien Stripping for Short Sellers” for related information.)

The information that is essential to determining whether lien stripping might be an option includes:

  1. Market value of home (current)
  2. Total payoff amount on first mortgage (current)
  3. If more than 2 mortgages, total payoff on all mortgages (current)

Is the market value of the home is less than what is owed on the first mortgage?  If so, every homeowner and realtor should further investigate lien stripping before proceeding with a short sale.  And the Just as realtors and homeowners have learned about short sales, they need to be aware of applicable bankruptcy laws.

For any homeowner who has more than one home mortgage, if the home would be affordable without the first mortgage, this option should be considered before a short sale.  Also, if the short sale is not approved by the bank holding the second mortgage, this option should be evaluated and discussed with the bank, possibly resulting in an approval of the short sale.

Quintana Reynard has now expanded our short sale support services to include an opinion letter regarding bankruptcy eligibility, which can help a homeowner decide the best course, and can also help a junior mortgage holder 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.

Posted in Bankruptcy, Chapter 13, Chapter 7, Real Estate, Short Sales | Tagged , , , | Leave a comment

Estate Planning in a Depressed Economy

A depressed portfolio can provide many estate planning opportunities.  In addition, depressed real estate holdings can also enable taxpayers to lessen future estate and gift tax liabilities.

For example, one possible option for real estate is a Qualified Personal Residence Trust (QPRT).  A QPRT may offer significant tax advantages while enabling a homeowner to remain in her home for a set amount of time.  This type a trust can be an effective tool to transfer property out of your estate before real estate prices return (assuming of course that prices do eventually rise again).  Be cautious however, as products like QPRT’s may be complicated to administer.  Be sure to consult an attorney before setting up an estate plan.

For small business or asset-holding companies, current valuations may be significantly lower than in previous years.  This can create a unique opportunity to transfer equity interests at substantially reduced costs.  If managed correctly, future tax liabilities resulting from increased valuations can be removed from your estate completely.

Remember that careful planning requires close attention to each taxpayer’s individual facts and circumstances.  A “cookie-cutter” approach to estate planning can prove to be very dangerous.  Please take great care when setting up an estate plan.  Many transactions are difficult, if not impossible, to reverse or undo.

Please contact our offices if you would like us to review an existing estate plan or to help you create a custom estate plan to meet you and your family’s needs.

John S. Reynard III, Esq., LL.M.

Quintana | Reynard
A Professional Law Corporation
Main Line:  619.231.6655 x104
Direct Dial: 949.309.2948
Facsimile:  619.243.0080
e-mail: jsr@qrlawfirm.com

Downtown San Diego Office:
101 West Broadway
Suite 1050
San Diego, California 92101

Orange County Office:
34211 Pacific Coast Highway
Suite 101
Dana Point, California 92629
(949) 309 – 2948

The foregoing information is presented by Quintana | Reynard, APC as a news reporting 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 us at info@qrlawfirm.com.

Posted in Estate Planning, Real Estate, Tax | Tagged , , , , | Leave a comment

California State Legislature Passes SB 458

California’s state assembly has recently passed Senate Bill 458.  At this early stage, it appears that one of the main goals of this bill is to allow short sales to proceed without allowing lenders to maintain collection rights after the sale.

The California Association of Realtors stated in a release on July 15, 2011:

“SB 458 brings closure and certainty to the short sale process and ensures that once a lender has agreed to accept a short sale payment on a property, all lienholders – those in first position and in junior positions – will consider the outstanding balance as paid in full and the homeowner will not be held responsible for any additional payments on the property.” (full article found here).

The long term implications of this new bill are currently unknown.  However, many disparate opinions have surfaced over the past few weeks.  Some experts feel this will increase short sale closures while others believe that the opposite will be true.

Over the past few years, our firm has frequently counseled clients faced with collection efforts from creditors following a short sale or foreclosure.  Although not the only option, bankruptcy often becomes a primary factor in the decision process to deal with these collection efforts.

This law appears to have the potential to provide certainty in short sale transactions.  However, it is not clear whether or not it will encourage 2nd Mortgage holders to approve short sales with greater frequency.  In fact, it may actually reduce the likelihood of approval from lenders for a short sale.

John S. Reynard III, Esq., LL.M.

Quintana | Reynard
A Professional Law Corporation
Main Line:  619.231.6655 x104
Direct Dial: 949.309.2948
Facsimile:  619.243.0080
e-mail: jsr@qrlawfirm.com

Downtown San Diego Office:
101 West Broadway
Suite 1050
San Diego, California 92101

Orange County Office:
34211 Pacific Coast Highway
Suite 101
Dana Point, California 92629
(949) 309 – 2948

The foregoing information is presented by Quintana | Reynard, APC as a news reporting 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 us at info@qrlawfirm.com.

 

Posted in Deficiencies, Foreclosure, Lenders, Short Sales | Tagged , , , , , , | Leave a comment

Short Sale Approval Letter Review By Attorney

Short Sale Approval Letters Are Legal Contracts

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.

We have a collection of sample review letters, and we are happy to have any homeowners submit their letters to our collection.  You can submit a sample whether or not you are a client.  We will remove / redact all your personal and private information, and then use it to help other people in similar circumstances.

Discounted Services Available

If you authorize us to use yours as a sample (after redaction), we will give you a discount on the review fees if you hire us to review your approval letter.

Because we believe this review is of the utmost importance to both homeowners/sellers and to realtors/agents, we have established programs to provide the review at affordable prices.

Short Sale Basics: What is  a Deficiency?

When a short sale occurs, the lender does not receive full payment of the loan on the property.  The difference, called a “deficiency”, will either be a loss to the lender, or a claim that the lender can pursue against the borrower in the future.  For a homeowner/borrower/seller, the difference can be the difference between a happy short sale and a long collection battle and possible bankruptcy.

With much of residential real estate moving through short sales, realtors and homeowners must be careful to understand when a deficiency can lead to continuing liability and collection after the short sale.

How Does the Approval Letter Work?

The controlling document in most short sales is the “short sale approval letter” which is drafted by the lender.  Although it is an important legal document, some bank attorneys have drafted some confusing and even deceptive language into these letters.  Many homeowners and realtors mistakenly believe they are free from deficiency based on the approval letter, and therefore do not seek advice of a qualified attorney.

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 Bankruptcy are complex and we strongly advise debtors to obtain qualified counsel.  If you have any questions or comments, please contact me, Lincoln Quintana, by email at lbq@qsrlaw.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 .

 

Posted in Deficiencies, Short Sales, Uncategorized | Leave a comment

Deficiency After A Short Sale – Double Trouble for Realtors

The biggest fear a homeowner has in a short sale is that they will still owe money after the sale.  Some short sales that should be completed aren’t, because this fear is overwhelming but wrong in some cases.

Remember that a homeowner can be harmed by refusing a short sale because of mistaken fear of a deficiency right that is not enforceable.  (This is the counterpoint of the homeowner who proceeds with a short sale believing he will be free of debt – but isn’t.)

Here is a clause from a short sale approval letter by Indymac Mortgage Services, a division of OneWest Bank:

13. The borrower must sign the attached acknowledgement to all terms specified in this approval and must acknowledge that Indymac Mortgage Services retains all deficiency rights as provided by the note, deed of trust and/or security agreement in accordance with local and federal laws.

Upon further follow-up with FNMA’s loss mitigation specialist, the response was:

“Deficiency rights will be retained by the investor based on your state regulations/laws and we cannot ‘Waive’ deficiency rights nor provide any documentation stating that the investor’s rights will be waived, as it will be based on the laws of your state.”

The surprising result of this SSAL is that, while it seems to retain the lender’s rights to pursue the homeowner, in reality this lender cannot maintain any action against the homeowner.  This is because the California State laws contain protections that benefit and protect the homeowner, including the recently passed Civil Code § 580e.

The essence of the problem in this case is this:  Indymac/OneWest/FNMA are unwilling to waive deficiency rights in their short sale approval letter – EVEN IF THEY HAVE NO ENFORCEABLE RIGHTS. In other words, it is partly a bureaucratic tangle.  For a cautious or uninformed homeowner, this could make the short sale unacceptable.

But if the homeowner and/or realtor have accurate advice of competent counsel, this short sale can go forward.

For more information, please contact our office and review our other postings and written materials.

Posted in Deficiencies, Short Sales | Leave a comment

After your Bankruptcy Discharge: Making the Fresh Start a Good Start

The objective of most bankruptcies is to achieve a “discharge,” which is an order from the bankruptcy court releasing the debtor from personal liability for specified debts.  Most bankruptcies (but not all) result in a discharge.  This article provides 12 specific tips about moving forward successfully after the discharge.

     

  • You are free of discharged debts and collection actions on discharged debts.

 

A debtor has no personal liability to pay a discharged debt, and the discharge is a permanent order prohibiting creditors from taking any form of collection action on a discharged debt, including legal actions such as a law suit, and communications such as telephone calls or letters to the debtor.  (NOTE however that a secured creditor retains any lien that has not been avoided in the BK proceeding.)

     

  • Make sure to pay any reaffirmed debts.

 

In many cases, a debtor will have reaffirmed one or more secured debts such as a car loan.  Reaffirming a debt allows the debtor to keep the secured property such as the car; however, you must make payments on the loan or the creditor can enforce the lien, repossess and sell the security, and proceed against you for any deficiency.  By making payments on reaffirmed debts, the debtor (1) keeps the property, (2) avoids the collection efforts, and (3) begins rebuilding credit. (NOTE: be very careful that you only reaffirm debts that you can pay, and you have good advice of counsel before making this decision.)

  • Begin rebuilding credit with new lines such as a secured credit card or a passport loan.

Most banks and credit card companies will restrict or cancel credit cards when they are informed of a bankruptcy petition.  However, many will establish a secured credit card or a debit card, which allows you to make credit card transactions against a balance that you have deposited with the institution.  With a passport loan, you borrow against your own deposit with a bank.  Both of these methods allow you to rebuild credit by showing the ability to pay debts.

  • Check and monitor your credit report

After bankruptcy, most of your debts should be shown as “discharged in bankruptcy.”  This means that you have no remaining liability for any of the discharged debts.  You should obtain and review credit reports from all three credit bureaus, and inform them if they are incorrectly showing any accounts as still owing.

  • Open department store and/or casoline credit cards – but use them carefully.

The easiest credit cards to get are usually department store cars and gasoline cards.  Sometimes, department store cards are available when you use them to make purchases.  Check on the availability of this type of credit cards, and get them when you are able.  But make sure not to fall victim to temptation: use them sparingly and pay them off in full each month.

  • Prepare an honest – but positive – explanation for your bankruptcy

After a bankruptcy, people may ask about why you filed bankruptcy.  Most debtors have many factors that contributed to their bankruptcy.  Usually, filing the petition required courage and was a crucial step to starting over.  In almost all cases, there is an honest and positive explanation that can be made in less than 30 seconds.  If you are prepared to make this statement, you will often find that people are willing to work with you.

  • Be aware of the psychological burden: Believe in yourself

Feeling depressed after bankruptcy is not helpful.  You have taken a major step to begin a new life, and now you can continue that journey.  Believe in your ability to continue that journey – the more you believe, the faster you will progress.  Accept the challenge and believe in yourself, and you will re-establish credit more quickly.  Do not succumb to devastation – this can add years to your recovery time, when positive action can restore good credit in as little as two years.  Look at your discharge as the flag to start the race – work hard and you will quickly be winning again.

  • Try opening an account with a credit union

Credit unions are widely available and their mission is to help their members financially.  You are probably eligible to join a credit because of your work, school, where you live, or some other reason – join it, and find out what you will need to do to qualify for credit.

  • Set up automatic programs to save

Most employers or credit unions will establish withdrawals from your paycheck or account to save money, or to contribute to retirement.  This ensures that you are making progress every month.  This can also make it easier for you to work within your means, and stay solvent.

  • Get only one credit card, and pay it monthly

Do not return to debt dependence.  Make sure your credit is paid up each month.  Do not carry balances on any credit card, and do not maintain more than one credit card.  If you pay your debt off each month, you will not return to unaffordable debt.

  • Avoid Debt Traps After Bankruptcy

Don’t co-sign for the debts of others – you cannot file another bankruptcy for years, and could be liable for deficiencies.  Don’t let your children take on debts – teach them about money, budgets and credit;  distinguish what you need and what you want.  Use credit sparingly as you rebuild – always end each month by paying off your balances, that way you will never get into a deep hole.

  • Avoid “Credit Repair” scams

Credit repair is not free – it usually costs you to have your credit repaired.  After bankruptcy, you have taken a huge step to repairing your credit because you have eliminated much or all of your debt.  Many scam artists claim to “fix” credit but take your money and do nothing that you cannot do yourself.  Rather than pay for credit repair, take a few steps yourself, and you will be on the way to improving your own credit, at no cost.  For information about your rights under the Fair Credit Reporting Act, go to: http://www.ftc.gov/bcp/conline/edcams/fcra/index.html

 

Finally, remember that federal law forbids discrimination against discharged debtors.  A governmental unit or private employer may not discriminate against a person solely because the person was a debtor, was insolvent before or during the case, or has not paid a debt that was discharged in the case. The law prohibits the following forms of governmental discrimination: terminating an employee; discriminating with respect to hiring; or denying, revoking, suspending, or declining to renew a license, franchise, or similar privilege. A private employer may not discriminate with respect to employment if the discrimination is based solely upon the bankruptcy filing.

http://www.uscourts.gov/FederalCourts/Bankruptcy/BankruptcyBasics/DischargeInBankruptcy.aspx

Posted in Bankruptcy, Chapter 13, Chapter 7 | Tagged , , | 1 Comment

Extraordinary Relief: The Role of Injunctions in Business Litigation

Extraordinary Relief: The Role of Injunctions in Business Litigation
Under Federal and State laws, people involved in litigation can get special protection called “injunctive relief” during the litigation under certain circumstances. Injunctive relief means an order by the court, usually designed to preserve the status quo and prevent further harm to an aggrieved party. Injunctive relief can be especially important in business litigation because sometimes a business can be irreparably harmed during the litigation. Injunctive relief is also available in some personal (non-business) litigation.

Who Needs an Injunction?

A litigant needs an injunction if the acts of another litigant are now causing, or are likely to imminently cause substantial harm. For example, if the Plaintiff owns trade secrets that have been stolen by the Defendant and the Defendant is using the Plaintiff’s trade secrets to compete unfairly against the Plaintiff. If not stopped, this Defendant could put the Plaintiff out of business. In order for the Plaintiff to avoid irreparable harm, the Plaintiff could ask the judge to grant a preliminary injunction stopping the Defendant from using or disclosing the Plaintiff’s trade secrets. Another example in today’s economic world is where a homeowner sues a mortgage company and needs an injunction to stop a wrongful foreclosure.

How To Get An Injunction
To get an injunction, you must show three things: (1) imminent harm to you from the other party, (2) a likelihood that you will prevail on your claims against the other party, and (3) that the harm to you will be greater if the other party continues than the harm to the other party if the judge orders him to stop. If you can show these three things, you can submit a motion brief to the court requesting a preliminary injunction.

There are three types of extraordinary relief:
1. A “preliminary injunction” is issued by a court while a case is in process, and it lasts until the case is decided.
2. A “permanent injunction” is issued by a court at the end of the case, after trial, and can last for as long as the judge determines is necessary to provide the needed remedy to the aggrieved (and winning) party.
3. A “temporary restraining order” or TRO is issued for only a short period, usually under 20 days, to preserve the status quo while the court receives further submissions and decide whether a preliminary injunction is warranted.

Downsides Of Injunctions
Injunctions are intended to preserve the status quo (the current status) and are normally structured to prevent others from taking actions that cause harmful changes. However, judges by statute must require a bond from the party benefitting from the injunction. The amount of bond is in the discretion of the judge, but must be set taking into consideration the potential harm to the enjoined party if the enjoined party prevails in the litigation. Bonds can be costly and involve risk to the party obtaining the injunction.

Alternatives To Injunctions
There are some alternatives to injunctions that can be less costly or less expensive. These include stipulated agreements with the other party, stipulated orders which include the other parties and a judge’s authority, or a lis pendens in the case of real estate.

The most important thing for a business litigant is to be aware of the option of seeking an injunction. Winning an injunction can cause the counter-party to settle more quickly or more favorably. In an appropriate case. Injunctive relief can lead to the early successful resolution of a dispute that might otherwise last years.

Posted in Business, Litigation | Tagged , | Leave a comment

The Matter with MERS

What is MERS?

”MERS” stands for “Mortgage Electronic Registration System” and provides a means for lenders and owners of mortgages to bypass county recording of mortgage ownership.

Without MERS, the buyer and seller must execute a deed whenever ownership of a mortgage was bought and sold.  Then, the deed must be sent to the county recorder’s office and it becomes a public record of who owns the mortgage, and therefore of who has an interest in the house.

With MERS, real estate interests such as mortgages can be sold without involving the county recorder.  The mortgage ownership is recorded as belonging to MERS.  MERS promises to keep track of the real owner .  The mortgage owner and MERS agree in writing that MERS doesn’t really own anything relating to the mortgage or the real estate.  When a mortgage is sold, the mortgage buyer and seller simply agree to tell MERS after the sale that the seller no longer owns the mortgage, the buyer now owns it.  MERS promises to update its records to show the interested party as the new owner.  Neither the county recorder nor the homeowner has any notice of the transfer of ownership of the mortgage.

Someone wanting to find out who owns the mortgage has to ask MERS,  and then to trust that MERS will give an accurate answer.

One recently revealed problem is that MERS deputized thousands of vice presidents and assistant secretaries who signed paperwork.  The deputization process was computerized and near instantaneous, resulting in very little control over the quality or reliability of the actions of the deputies.  For $25, deputies could purchase an official MERS corporate seal.  All this leads to a potentially unreliable (but fast) system that has replaced the old-fashioned county recorded titles and deeds.

A resulting rash of lawsuits against MERS have begun to produce judicial opinions that question whether the MERS approach is sufficient, advisable or legal.  MERS’ CEO has resigned and more developments are in store.

Posted in Deficiencies, Foreclosure, Lenders | Leave a comment

Last Minute Tax Tips 2011

Last minute tax tips 2011

Here are some hot topics to keep in mind as tax day approaches:

  1. Health insurance savings in the tax code
  2. Jobless benefit changes
  3. Home Buyers Credits
  4. Free Tax Help
  5. Tax filing due date – pleasant surprise with a BUT.

Health Insurance: Save 15%

Guess what:  self-employed people can write off health insurance premiums.

The health insurance write-off is a “secret” writeoff because it was added too late to include on the official forms.  Here’s the SECRET: You can deduct your health insurance premiums against your self-employment taxes if you are self-employed.  This saves over 15% on health insurance premium costs annually, but for FY 2010 only.

There is no place on the 1040 or the Schedule SE to claim this saving.  You must write it in manually on the SE line 3, showing it as a deduction (in brackets) and deducting it from the self-employment earnings.

Jobless Benefits: Bad news

The exclusion applicable to up to $2,400 of unemployment benefits in 2009 expired, so remember that the full amount of unemployment benefits is included in taxable income for 2010.

Home Buyers

A credit of $8,000 is available first-time home buyers buying in early 2010; $6,500 is available to previous homeowners who moved and purchased a new home.  The purchase must have occurred between November 2009 and May 2010, and the credit is 10% of the purchase price up to the maximums above.  The credits are claimed on form 5405, and information is available from the IRS at 800.829.1040.  To claim the credits, you must also submit closing documentation that prevents fraud.  AND REMEMBER: If you already claimed this credit in 2008, you must now begin repaying it using Form 5405.  The home-buyer deal has been changed 4 times since 2008 and it was originally set up as a loan.

Free Tax Help

The IRS offers free assistance by computer, telephone and in person, and can also help find free tax preparation sites for those who qualify (such as low- and moderate-income families ($50,000 or less), the disabled, elderly and those who have English as a second language).

IRS Website

Visit the IRS website at http://www.irs.gov for an extensive collection of tax information, including access to Free File, a service offered by IRS and partners. Free File lets you prepare and file your federal tax return – for free – including free electronic filing.

Local Taxpayer Assistance Centers in Southern California

For face-to-face assistance, the IRS maintains local Taxpayer Assistance Centers, described at IRS.gov.  In southern California,

City Street Address Days/Hours of Service Telephone*
El Centro 2345 S. Second St.
El Centro, CA 92243
Monday-Friday – 8:30 a.m.- 4:30 p.m.

Services Provided

(760) 352-3721
Laguna Nigel 24000 Avila Rd.
Laguna Niguel, CA 92677
Tuesday,Thursday & Friday - 8:30 a.m.- 4:30 p.m.
(Closed for lunch 1:00 p.m. – 2:00 p.m.)

**Office will open 4/14 & 4/15 8:30 a.m. – 5:30 p.m.**

Services Provided

(949) 389-4002
Long Beach 501 W. Ocean Blvd.
Long Beach, CA 90802
Monday-Friday – 8:30 a.m.- 4:30 p.m.

**Office will open Saturday 3/26 9:00 a.m. – 2:00 p.m.; Monday-Tuesday & Thursday-Friday 3/7 thru 4/8 8:00 a.m. – 4:30 p.m; 4/14, 4/15 & 4/18  8:30 a.m. – 5:30 p.m.**

Services Provided

(562) 491-7751
Los Angeles 300 N. Los Angeles St.
Los Angeles, CA 90012
Monday-Friday – 8:30 a.m.- 4:30 p.m.

**Office will open: Saturdays 3/26, 4/9 & 4/16 9:00 a.m. – 2:00 p.m.; Monday Tuesday Wednesday & Friday 3/7 – 4/8  8:00 a.m. – 4:30 p.m.; 4/11 thru 4/15 & 4/18 8:30 a.m. – 5:30 p.m.**

Services Provided

(213) 576-3009
Palm Springs 556 S. Paseo Dorotea
Palm Springs, CA 92264
Monday-Friday – 8:30 a.m.- 4:30 p.m.
(Closed for lunch 1:00 p.m. – 2:00 p.m.)

**Office will open 4/14 & 4/15 8:30 a.m. – 5:30 p.m.**

Services Provided

(760) 866-6125
San Bernardino 290 N. D St.
San Bernardino, CA 92401
Monday-Friday – 8:30 a.m.- 4:30 p.m.

**Office will open Saturdays  3/26 & 4/9 9:00 a.m. – 2:00 p.m. and 4/14 – 4/15 8:30 a.m. – 5:30 p.m.**

Services Provided

(909) 388-8108
San Diego 880 Front St.
San Diego, CA 92101
Monday-Friday – 8:30 a.m.- 4:30 p.m.

**Office will open Saturday  3/26 9:00 a.m. – 2:00 p.m. and 4/14 – 4/15 8:30 a.m. – 5:30 p.m.**

Services Provided

(619) 615-9555
San Marcos 1 Civic Center Dr.
San Marcos, CA 92069
Monday-Friday – 8:30 a.m.- 4:30 p.m.

**Office will open 4/14 & 4/15 8:30 a.m. – 5:30 p.m.**

Services Provided

(760) 736-7355
Santa Ana 801 Civic Center Drive W.
Santa Ana, CA 92701
Monday-Friday – 8:30 a.m.- 4:30 p.m.

**Office will open: Saturday 3/26 9:00 a.m. – 2:00 p.m.; Monday-Tuesday & Thursday-Friday  3/7 – 4/8 8:00 a.m. – 4:30 p.m.; and 4/15 & 4/18 8:30 a.m.- 5:30 p.m.**

Services Provided

(714) 347-9204
Van Nuys 6230 Van Nuys Blvd.
Van Nuys, CA 91401
Monday-Friday – 8:30 a.m.- 4:30 p.m.

**Office will open Saturdays 3/26, 4/9 & 4/16  9:00 a.m. – 2:00 p.m. and 4/11 thru 4/15 & 4/18 8:30 a.m. – 5:30 p.m.****

Services Provided

(818) 756-4607

Look on the IRS website for the link “Contact My Local Office.”

Free Community Resources

Free tax preparation is available through the Volunteer Income Tax Assistance and Tax Counseling for the Elderly programs in many communities. Volunteer return preparation programs provided through IRS and its partners offer free help in preparing simple tax returns for low-to-moderate-income taxpayers. For a list of the 2011 VITA sites you can visit IRS.gov, or call 800-906-9887. You may also call AARP – the largest TCE participant — at 888-227-7669 (888-AARPNOW) or access www.aarp.org to find the nearest AARP Tax-Aide site.

Telephone Help Line

Call the IRS Tax Help Line for Individuals, 800-829-1040, to get answers to your federal tax questions. To hear pre-recorded messages covering various tax topics or check on the status of your refund, call 800-829-4477. TTY/TDD users may call 800-829-4059 to ask tax questions or to order forms and publications. To order free forms, instructions and publications call 800-829-3676.

For more information about free services provided by the IRS, see Publication 910, IRS Guide to Free Tax Services available at http://www.irs.gov or by call 800-TAX-FORM (800-829-3676).

Free Extension of Tax Filing Deadline

Some people are not aware that the normal due date for tax returns,  April 15, doesn’t apply in 2010.  This year, taxpayers get a free extension through the weekend to April 18 because of a holiday in Washington, D.C.  Emancipation Day is a holiday observed in the District of Columbia.

BUT REMEMBER: The deadline for filing some state returns may still be 4/15/2011.

CONCLUSIONS

So the tax filing process gets more complicated as it gets harder to balance the budget and the government needs to find money.  However, remember the proposal by one congressman as a method of simplifying the tax code: lock all the senators and congressmen into a room with their own blank tax returns and don’t let them out until they have personally completed their returns.  This should produce a simplified tax system faster than anything else.

More information about portions of this post can be found at “MORE TAXING CHANGES”, and article in the LA Times page B2 on 3/27/2011 by Kathy Kristof.

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Loan Modifications May Result in Taxable Income

There are thousands of homeowners who are having difficulty making their monthly mortgage payments. As a result, many homeowners are seeking to have their loan modified in order to have a lower and more affordable monthly payment. In an effort to decrease foreclosures, the United States government has initiated programs aimed at providing incentives to lenders in order to help more people stay in their homes.

Even with United States government putting pressure on banks to modify mortgages, many homeowners are still facing foreclosure. However, for those who do successfully negotiate loan modifications there may be a lingering tax liability as a result of newly set loan terms. At a time when homeowners are facing difficulties in affording their mortgage payments, it is surprising that a successful loan modification could result in an income tax liability.

The way in which the IRS determines income as a result of a loan modification is by anyalyzing the change in interest rate and the principle balance of the mortgage. When the principle balance of a loan is decreased as a result of a loan modification, the borrower may be issued a 1099-C and be required to report the amount forgiven as income. Additionally, in some cases where interest rates are decreased enough, this may also trigger income tax as well.

Remember that there are several tax provisions that may minimize or even eliminate this tax liability, but these provisions do not apply in all cases. Be sure to contact our offices or a qualified professional in order to determine how to address these issues.

John S. Reynard III, Esq. LL.M.

Quintana | Reynard
A Professional Law Corporation
Main Line:  619.231.6655 x104
Direct Dial: 619.630.2688
Facsimile:  619.243.0080
e-mail: jsr@qrlawfirm.com

Downtown San Diego Office:
101 West Broadway
Suite 1050
San Diego, California 92101

Orange County Office:
34211 Pacific Coast Highway
Suite 101
Dana Point, California 92629
(949) 309 – 2948

The foregoing information is presented by Quintana | Reynard, APC as a news reporting 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 us at info@qrlawfirm.com.

Posted in Deficiencies, Foreclosure, Lenders, Loan Mods, Tax | Tagged , , , , , , , | Leave a comment

Chapter 13 may allow you to get rid of your 2nd mortgage!

Properties in San Diego and Orange County have decreased in value in the last few years.  For homeowners who have 2nd mortgages and whose homes have decreased in value, there may be an opportunity for you to have your 2nd mortgage (or 3rd if you have one) “stripped” of its security interest in your home.

In a Chapter 13 bankruptcy, a judge can order your 2nd mortgage lien “stripped”.  This means that the bank holding this mortgage will be forced into being an unsecured creditor.

In addition to stripping your second mortgage,  Chapter 13 bankruptcy can give you an opportunity to consolidate other debts into one monthly payment.  Chapter 13 bankruptcy can reorganize tax debt, credit card debt, medical bills, vehicle loans, money judgments, delinquent HOA dues and more.

Before walking away from your home, call our offices to determine whether a Chapter 13 bankruptcy may provide you with the means to save your home and consolidate other debt.

Quintana | Reynard
A Professional Law Corporation
Main Line:  619.231.6655 x104
Direct Dial: 619.630.2688
Facsimile:  619.243.0080
e-mail: info@qrlawfirm.com

Downtown San Diego Office:
101 West Broadway
Suite 1050
San Diego, California 92101

Orange County Office:
34211 Pacific Coast Highway
Suite 101
Dana Point, California 92629

The foregoing information is presented by Quintana | Reynard, APC as a news reporting 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 us at info@qrlawfirm.com.

Posted in Bankruptcy, Chapter 13, Deficiencies, Foreclosure, Lenders, Loan Mods, Short Sales, Tax | Tagged , , , , , , , , , | Leave a comment

Home Affordable – But Not Affordable Yet and Not Affordable Enough

The Making Home Affordable Program (MHA) is not making homes affordable for most homeowners yet, and is not providing help to enough homeowners to be called a success.  However, benefits can be substantial when it is successful.

Since the mortgage meltdown started, several federal programs have been launched to address the crisis.  Unfortunately, the programs are not working as hoped.  Most homeowners in trouble either don’t qualify, can’t navigate the procedures, or don’t know about the programs.  As of 1/31/2011, only 1.5 million trial modifications had begun and only 600,000 permanent modifications.

The LA Times reported on 2/27/11 that according to a study by the Nevada Association of Realtors, more than half of homeowners in foreclosure didn’t know about the programs, and nearly half believed their lenders were unwilling to work with them.

Nevada leads the nation in the housing crisis with more than 1% of housing units having received a notice of default, and the highest foreclosure rate in the nation.

Here is what Nevadans and homeowners in other states need to know about the federal programs:

  1. HAMP (Home Affordable Modification Program) is a loan modification program aimed at allowing struggling homeowners to reduce their payments to affordable levels – if they qualify.
  2. HARP (Home Affordable Refinance Program) is a program which will allow homeowners in “bad” loans to refinance to better loans, even when there is little or no equity – if they qualify.
  3. HAFA (Home Affordable Foreclosure Alternatives) helps homeowners avoid foreclosure through a short sale or deed-in-lieu, usually in cases where they were unable to qualify for HAMP or HARP – if they qualify and their lenders approve.
  4. 2MP (2nd Lien Modification Program) is directed to homeowners with more than one mortgage and who qualify under HAMP; 2MP modifies the second and/or third mortgages – if the lender participates.

All these programs are part of the MHA (Making Home Affordable) plan, and are supported by the federal government.  All major servicers and most lenders are participating in some way in one or more of the programs.  The programs are designed to be operable on a large scale and to address the problem which affects millions of homeowners projected to face foreclosure in the next few years.

Unfortunately, the programs are not achieving their ambitions objectives as hoped.  Some of the reasons appear to include:

  1. Homeowner lack of information
  2. Lender reluctance to accept writedowns
  3. Homeowner difficulties with tedious procedures
  4. Lender errors in processing paperwork
  5. Lender and government overload due to the size and complexity of the problem

However, for homeowners who succeed in any of the programs, the reward can be worthwhile.  Under HAMP, a home that would have been lost to foreclosure can be saved, and the burden on the homeowner will be within the homeowner’s means.  Under HARP, a loan that was outrageous can be replaced by a reasonable loan.  Under HAFA, an impossible situation can be exited (including protection from some collection actions) and the  homeowner receives some funds to help with relocation to a new situation.

Links to more info:

The MHA website has extensive information at www.makinghomeaffordable.gov

Approved housing counselors are listed at www.hud.gov or by telephone at (800) 569-4287

HOPE NOW, which was a voluntary coalition of lenders promoted by the previous administration, can be found at HOPENOW.COM or reached by telephone at (888) 995-HOPE

U.S. Treasury notes on HAMP assistance are at http://www.treasury.gov/connect/blog/Pages/HAMP-Continues-to-Provide-Vital-Assistance-to-Homeowners-like-Joe.aspx

Posted in Foreclosure, Lenders, Loan Mods | Tagged , , , , , , , | Leave a comment

Bankruptcy Chapter 7 Liquidation Basics

Topics covered:

-Benefits of Chapter 7

-What is Exempt property?

-What debts are discharged?

-What happens to secured debts?

-Who qualifies for Chapter 7 Bankruptcy?

Bankruptcies may be filed under any one of several different procedures or “chapters” (see our blog posting on Bankruptcy Basics).  Chapter 7 bankruptcies are known as “Liquidation” bankruptcies because the debtor’s nonexempt property is sold and the proceeds are paid by the bankruptcy trustee to the debtor’s creditors.

The benefits to the debtor are:

  1. Debtor retains all exempt property
  2. Debtor is free of most debts
  3. Debtor enjoys protection of an automatic stay to temporarily stop collection efforts including foreclosure and most court litigations

For many debtors, “Exempt Property” includes all their property.

Among the schedules that an individual debtor will file is a schedule of “exempt” property. The Bankruptcy Code defines property that is exempt under federal bankruptcy law, and also permits states to establish their own exemption laws. 11 U.S.C. § 522(b). California has taken advantage of a provision in the Bankruptcy Code that permits it to adopt its own exemption law in place of the federal exemptions. In California, the individual debtor has the option of choosing among two exemption systems.  If all the debtor’s property qualifies as exempt property, the debtor keeps everything, nothing is sold, and there is no payment to creditors – even creditors whose debts are discharged.

Most Unsecured Debts are Discharged, and the Debtor has Options Regarding Secured Debts

With the exception of certain types of priority creditors, unsecured debts are generally discharged.  Priority creditors include the IRS, so income tax debts are not normally discharged.  Certain other debts are non-dischargeable such as debts incurred through fraud.  However, a typical debtor with credit card debts or debts for medical treatments will usually find that all such debt is discharged.

For secured debts, the debtor has three options:

  1. Surrender the property (security)
  2. Reaffirm the debt and keep the property
  3. Redeem the debt at the current value of the property and keep it (not applicable to primary residences)

If you surrender the property, you will be free of the debt.  If you are able to make payments on the debt, you can keep the property (reaffirm).  If you are able to pay the market value of the property, you can keep it and be free of the debt (redeem).

Who is eligible to file a Chapter 7 Bankruptcy Petition?

An individual, partnership or corporation may file — IF they have not disqualifying prior bankruptcy filings or dismissals AND they pass the “means test” or their debts are not primarily consumer debts.

Individuals must pass the “means test” if their debts are primarily consumer debts.  If your income is less than the median income in your state, you pass.  If your income is greater than the median, you must determine your disposable income, subtract the allowed monthly expenses, and if the remainder does not exceed a maximum threshold, then you pass.

Posted in Bankruptcy, Foreclosure, Tax | Tagged , , , , , , , | Leave a comment

Bankruptcy Law

Bankruptcy is a Federal law enacted by Congress, designed to help consumers and businesses who are having financial difficulties and are unable to pay their debts.  Bankruptcy provides Court-ordered protection from creditors and an opportunity to either eliminate or restructure most debts.  Bankruptcy stops harassment from creditors and bill collectors.

If you qualify under Federal Bankruptcy Law, you can:

Eliminate
Credit Card Debt
Judgments
Medical Bills

Stop
Foreclosures
Repossessions
Wage Garnishments
Bank Levies
Creditor Harassment

Reduce Payments
Vehicle Loans
Student Loans
Tax Debts

New Bankruptcy laws went into effect in late 2005 which made major changes to the bankruptcy law.  The new laws add complexity and many new requirements for filing under both Chapter 7 and Chapter 13, including providing detailed information on income to the Bankruptcy Court.  In addition, everyone who files a bankruptcy must participate in a credit counseling session in order to file a bankruptcy petition and complete an education course in order to be discharged from a bankruptcy.

Despite the new laws, bankruptcy relief is still available for most everyone who needs protection from creditors and an opportunity for a Fresh Start.

Chapter 7  Bankruptcy eliminates or “discharges” most debts.  Chapter 7 wipes away unsecured debt and gives the debtor a Fresh Start.  Most credit card debt, lines of credit, bank loans, medical bills, past due accounts, and civil court judgments are discharged in Chapter 7.  It offers protection from harassing creditors.  It stops creditors from garnishing wages and attaching bank accounts.  It allows you to keep your personal and real property, within limits.  Chapter 7 is an affordable, honest alternative to your financial problems.

Chapter 13 Bankruptcy provides for a re-organization or consolidation of debt through reduced, affordable payments budgeted according to your income and living expenses.  Chapter 13 stops foreclosures by allowing you to pay past due mortgage payments over a period of three to five years.  Chapter 13 may allow you to restructure auto loans so that payments are more affordable.  Income tax debt may be restructured as well.  Chapter 13 bankruptcy also applies to small businesses.  It allows you to continue operating your business during the re-organization period.

Chapter 11 Bankruptcy is similar to Chapter 13, but is geared toward larger businesses and corporations.

There may be other alternatives to filing Bankruptcy, depending on your financial situation.  Contact us today for a free consultation.

Quintana | Reynard
A Professional Law Corporation
Main Line:  619.231.6655 x104
Direct Dial: 619.630.2688
Facsimile:  619.243.0080
e-mail: info@qsrlaw.com

Downtown San Diego Office:
101 West Broadway
Suite 1050
San Diego, California 92101

Orange County Office:
34211 Pacific Coast Highway
Suite 101
Dana Point, California 92629

The foregoing information is presented by Quintana | Reynard, APC as a news reporting 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 us at info@qsrlaw.com.

Posted in Bankruptcy, Chapter 13, Foreclosure, Tax | Tagged , , , , , , , | Leave a comment

Description of Form 1099-C and Canceled Debt

Posted in Deficiencies, Foreclosure, Short Sales, Tax | Tagged , , , , , | 1 Comment

Timing for Filing Bankruptcy

Let me preface this blog by saying that bankruptcy law regarding debt discharge is extremely complicated and we suggest you contact an experienced bankruptcy attorney to discuss these laws.  Do not rely on this as legal advice but as a suggestion to seek the advice of an attorney when faced with these types of issues.

A poorly timed bankruptcy can have a harsh impact on a debtor’s ability to receive a fresh start.

There are certain types of debt which do not receive a discharge in bankruptcy.  For example, certain federal, state and local taxes are not dischargeable in bankruptcy.  This means that after receiving a discharge from a bankruptcy court, a debtor may still owe taxes that were assessed or owed before the filing of a bankruptcy petition.  For homeowners who are expecting a foreclosure in the future, it is important to look at the tax implications of the foreclosure beforehand.

Why is it important to determine the tax aspects of a foreclosure beforehand? – In some cases, homeowners have hidden tax liabilities in their mortgages which will be triggered upon a mortgage being extinguished or rendered “noncollectable” by a foreclosure.

One of these types of tax is “Cancellation of Debt” (referred to as “COD”) income. There are a few ways to minimize or even eliminate this type of tax.  One common method is to file bankruptcy.

According to Section 108(a)(1) of the Internal Revenue Code,  what may constitute COD income is not taxable as such when the discharge of debt occurs in a Title 11 case.  This means that the COD income may be eliminated if the taxpayer is under the jurisdiction of the bankruptcy court.  If a homeowner goes through a foreclosure before filing bankruptcy there is a potential for the tax to fall outside of the jurisdiction of the bankruptcy court and therefore render the COD income non-dischargeable.  This translates to mean that although COD income may be avoided while in bankruptcy, it is very important to time your filing appropriately in order to ensure the most economical tax treatment of your debts, and that tax debts are avoided if possible.

An additional pitfall of a poorly planned bankruptcy can arise in a situation where a foreclosure occurs after a discharge of bankruptcy has been granted.  In some cases, the foreclosure may generate a tax liability even though the taxpayer has already received a discharge.  This tax liability may follow a discharged debtor for years to come.

Poor planning and timing may defeat many potential benefits of filing bankruptcy.  These are just some of the reasons why it is so important to receive competent legal advice before your home is lost to foreclosure.

Contact me at jsr@qrlawfirm.com or call my office at (619) 231 – 6655 x 104.

John S. Reynard III, Esq., LL.M.

Quintana | Reynard
A Professional Law Corporation
Main Line:  619.231.6655 x104
Direct Dial: 619.630.2688
Facsimile:  619.243.0080
e-mail: jsr@qrlawfirm.com

Downtown San Diego Office:
101 West Broadway
Suite 1050
San Diego, California 92101

Orange County Office:
34211 Pacific Coast Highway
Suite 101
Dana Point, California 92629

The foregoing information is presented by Quintana | Reynard, APC as a news reporting 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 us at jsr@qrlawfirm.com.

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