Facing Foreclosure? You Have Options...
When Lisa Powell bought her home in 2004, she knew her negative amortization loan wasn't a long-term
solution, but the prospect of facing foreclosure never entered her mind. The payment was less than the
interest accruing and the difference was added to the loan balance. "My lender told me I could refinance
into a different loan in a year or so," says the 42-year-old business analyst from Manteca, Calif.
"When I went to refinance, the home wouldn't appraise for the value. We owed $400,000 on a home that
was worth $200,000."
Fast forward a few years, after the loan had readjusted several times and Powell found she couldn't afford
the payments. She tried to get a loan modification from the government's Home Affordable Modification
Program, or HAMP, but her debt-to-income ratios were too low. Finally, she put the home up for sale in
April 2009 as a short sale. She was current on her payments and had an almost-800 credit score. However,
Powell knew she couldn't keep up for long -- she was already maxing out credit cards to pay the mortgage
Powell got an offer on the house right away, but the bank wouldn't approve the short sale. "I had to stop
making mortgage payments for them to approve a short sale," she says. "That was devastating. I was
never late on anything." She stopped paying and five months later, with foreclosure looming, the bank
approved the short sale, and Powell breathed a sigh of relief. It damaged her credit score, but it saved Powell from going even deeper into debt. "I had some credit cards cancel on me, others lowered my credit limit, but I know in two years I can start looking at home again," she says.
Caught in a similar situation, what could you do? If you've missed even one mortgage payment, time is of the essence. The foreclosure process in many states moves quickly. Here are some options:
Home Affordable Modification Program (HAMP): "The very first thing you should do is check if you qualify for HAMP," says Rich Hayden, senior loan officer with HomeFirst Mortgage in Alexandria, Va. Through HAMP, the federal government offers borrowers with loans insured by Fannie Mae or Freddie Mac the opportunity to refinance into lower interest rate loans.
According to the Consumer Mortgage Audit Center, or CMAC, most loan modifications take at least one year to complete. The more organized you can be, the faster you'll help your case move through the system. Lenders, says CMAC, are asking for a minimum of:
- 30 days of paystubs, or most recent tax return, if self-employed.
- A personal debt report from one of the three major credit bureaus.
- A hardship letter, the format and requirements for which varies.
According to the Treasury Department, at the end of November 2009, only about 4 percent of the homeowners who signed up for loan modifications had received them.
If you qualify, it's time to call your lender. "You must be able to clearly state why you can't make your payment in full," says Hayden. Some lenders will set up a short-term payment reduction or temporarily waive your payment and add that unpaid amount to your principal. "And," says Hayden, "if the situation is dire, consider talking to a bankruptcy attorney to review your options."
Preparing yourself for the truth of a foreclosure... What should I do Now?
The recession and housing downturn have created a financial crisis for many homeowners, but a foreclosure refinance may be an option for some. As home prices have dropped, many homeowners assumed a refinance was not possible for them. But many lenders offer programs that allow a refinance, even for borrowers who owe more on their loan than their home is worth.
If you are having difficulty making your monthly payments and believe a foreclosure is in your future, you need to assess your
overall financial picture and consider your options;
- Sell your home. No one wants to lose their home to a foreclosure. But if you believe you are better off not owning your home
or will find it impossible to make the mortgage payments, even if they are reduced, it may be better to consider putting your
home on the market.
- Try a short sale. If your home value is lower than your mortgage balance, you may negotiate a short sale with your lender.
- Offer a deed in lieu of foreclosure. This option streamlines the foreclosure process.
- Try a foreclosure refinance. If you prefer to keep your home, contact your lender immediately to discuss options for
refinancing your mortgage. You may qualify for the Home Affordable Modification Program, or HAMP, a federal government
program that gives struggling homeowners the opportunity for a loan modification or refinance. If not, you can still ask your
lender for other options to make your payments more affordable.
Preparing for a refinance
Homeowners who are prepared for refinancing will have a better chance of obtaining an approval. Start by using a mortgage
calculator to estimate your potential payments and develop a budget.
Next, prepare documentation of your income and assets. If you are requesting a modification with lower interest payments,
a reduction of your principal or an extension of your loan repayment period, you may need to prepare a hardship letter explaining
your current financial difficulties.
Trying for a foreclosure refinance? Start with a phone call to your lender, who can help you evaluate your options.