Prevent Foreclosure on Your Home
If a misfortune occurs, such as a layoff or medical emergency, it
may be hard to make your mortgage payments on time. Take action
immediately to save your home from foreclosure and keep your good
credit rating. A foreclosure remains on your credit report for 7
years.
Tell your mortgage lender about your problem.
Find the toll-free number to call out of town lender. Get the
facts together and be ready to discuss your problem in detail.
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Before calling or visiting your lender, think about questions
the lender may ask you. Make notes to help answer them. Be prepared
and sincere. Here are possible questions you will need to answer:
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Explain the situation that led to your problem (layoff, medical
expense, large utility bill, etc.). Tell the truth.
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Write down your current monthly income include all DEPENDABLE
sources, such as:
- disability benefits
- public assistance
- VA benefits
- Social Security benefits
- savings accounts
- your spouse’s or children’s income
- insurance policies (or other assets) against which you
may temporarily borrow
- other sources, such as alimony or child support
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List your other expenses for essentials. It is better to give
up a second car, boat or credit cards than to lose your home.
Be realistic. This list should include:
- average monthly food cost
- average monthly utility bills
- monthly loan payments
- monthly credit card payments
- insurance premiums (home, auto, medical, etc.)
- alimony or child support
- unpaid past and future medical expenses
- all other current obligations
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| Think of how you can manage this crisis and have a plan to
solve the problem. What reduced payment could you afford or
what time period will be necessary in order to catch up delinquent
payments. Your attitude, outlook and plan will influence how
far the lender will go to help you. Do not give up hope!
There may be ways to get financial assistance. If not, then
it is still possible to reduce your losses and prevent foreclosure
proceedings even if you need to sell your home. Foreclosure
can ruin your credit rating for years.
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Many communities also have agencies that can help:
- The County Extension Service Family and Consumer Sciences
provides educational assistance in household financial and
family crisis management.
- Local government or United Way agencies sponsor organizations
that give credit counseling.
- Your credit union, labor union and religious and social
service agencies may offer sources of help and counseling.
- If your mortgage is an FHA (HUD) or VA guaranteed loan,
contact the appropriate local government office. See "HOUSING",
Other Sites.
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Here are some possibilities:
- A new affordable repayment plan might be worked out
- If your lender has ties with a local debt-counseling organization,
you may be able to receive consultations. A debt counselor
analyzes your budget and arranges repayment plans with your
creditors.
- In some cases, the lender may temporarily reduce/suspend
your regular monthly mortgage payments. Or, the past due
amount could be reduced by increasing your payments over
a longer time span.
- Under certain conditions, your lender may agree to re-work
your mortgage-past due payments and added to the unpaid
principal balance. Your interest rate will not increase,
but the time it takes to pay off the loan may be longer
- Under certain conditions, if your home mortgage was insured
by FHA, it might be assigned to the US Dept. of Housing
and Urban Development (HUD). HUD would then become your
lender and help you work out a repayment plan.
- If you cannot make regular monthly mortgage payments within
a reasonable period, your lender may advise you to: protect
your investment by selling your home, or reduce your loss
by signing your property over to the lender. Consider these
two options only as a last resort. Either one can help avoid
foreclosure and protect your credit rating.
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