QUESTION: What is foreclosure?
ANSWER: Foreclosure is the legal process by which a mortgage company can obtain
legal ownership of your property. It relinquishes a home owner from any and all right to
the property and evicts the homeowner from the premises. To help you better
understand how to avoid any foreclosure, you should have some knowledge on how the
process works. The following is a quick overview of a typically scenario:


Most lenders will initiate foreclosure after you have missed approximately 3 monthly
payments. This is the point your "file" will be turned over to their attorneys for
processing. These attorneys handle the legal aspect of the foreclosure, and are usually
not much help in stopping a foreclosure in process. Your file may also be turned over to
your lender's loss mitigation department. Once a loss mitigation expert is assigned to
your case, they may attempt to contact you in an effort to resolve the delinquency
through various repayment options.


Many homeowners may discover that while negotiating a repayment option with this
loss mitigation expert (who's main incentive is to get your loan current as soon as
possible), the pressure to stop the foreclosure causes them to agree to something they
can't really afford and really won't be able to do anyway. This is caused by the
homeowner making promises which usually overextend their financial capability -
"robbing Peter to pay Paul".


There may be livable and possible alternative repayment options that you actually can
manage. These are determined by the type of loan you have, how long you have had
the loan, your lender, your financial position and many other factors. We are trained
and experienced in helping people in these difficult situations.


When a home owner is unable to make the monthly mortgage payment on his or her
house, resulting in a default against the mortgage, a lender will foreclosure on the home
in order to sell it at a public auction to recover the money owed by the loan. If any
money remains after the loan is paid off, the remainder is applied towards any junior
liens and encumbrances in the order of their priority. Any further excess would be paid
to the owner.


In many states, there are at least two types of foreclosure options available to a lender:

(1) Foreclosure on a Deed of Trust (often referred to as a non-judicial foreclosure)
(2) Foreclosure on a mortgage (referred to as a judicial foreclosure).

We are a judicial foreclosure state.

Mortgages are security documents that, in a majority of the states, allow the borrower
(referred to as the mortgagor) to retain title of the property while using the property as
security for a loan by placing a lien on the property by the lender (referred to as the
mortgagee). When the borrower pays off the loan, the lender gives the borrower a
satisfaction of mortgage that, when recorded, removes the lien. A mortgage deed can
only be foreclosed through court action. Since most homes have a deed of trust against
the property (versus a mortgage), the non-judicial foreclosure is often the most
common foreclosure process.


For help in dealing with any of these issues, just complete the free
online form and one
of our friendly and understanding assistants will promptly contact you to discuss ALL of
your options.

Together, we will put a game plan together that could STOP the foreclosure and save
your home, your credit and give peace of mind. To get started, just
click here for the
online form.


Q:  From start to finish, how long does the process of foreclosure usually take?
A:  This can certainly vary from area to area and lender to lender. However, from the
date of your first missed payment to the date of the foreclosure auction, it is possible
that as much as four months could elapse. It depends on many variables but the tow
biggest factors are your location (and local enforcement) and your mortgage holder's
desire for moving quickly.



Q:  Is it possible that I can be evicted from my home during this process?
A:  It would be a most unusual circumstance that would cause this to be possible.
Sometimes people are encouraged to "drop off the keys in the mailbox or at an office
somewhere." That should probably be the last thing you would ever do. Only when a
foreclosure sale has happened and there is a new owner do you normally no longer have
the right to occupy the house.


Q:  Why is my lender being so uncooperative and not trying to work with me?
A:  If you have fallen into foreclosure, your lender is generally not highly motivated to
be flexible in working with you. The larger lenders have millions of loans on the books.
Most people find that trying to work out arrangements with lenders themselves often
only results in frustration. Endless attempts to contact their lender by phone and
endless paperwork only seem to get them nowhere.


We are experienced in dealing with the lenders and loss mitigation firms that serve your
market. By working with your partner, following your partner's directions you have the
experience of a professional who successfully deals with foreclosure situations all the
time - working on your side.


Q:  When should I be really concerned that I might lose my home?
A:  Well, it's likely that you are here because you're already concerned. Since you are
visiting this website, you probably have a reason to be worried.

Sometimes people don't take this process seriously until the actually receive a notice of
default (in Indiana, this is called by the legal term, "Lis Pendens" or simply a Notice of
Intent). At this point you should be extremely concerned and would be well-advised to
already have a helpful representative from our office helping you deal with your
problems.


Q:  If the foreclosure process has begun, can it be stopped?
A:  Absolutely. If you start exploring your options with us when you are only late with
your first payment, there are quite a few different options. However, as the time
between your initial late payment and the time you get started addressing your
problems drags on, your options begin to get more and more limited. And the costs for
the lenders legal team and court filings keep mounting (not to mention the pressures
and headaches).
The time to act is now - not later.







Q:  At what point in the foreclosure process will I have absolutely no options
left?
A:  Actually, you always have some options. Realistically, even after a foreclosure and
eviction, you could still buy your house back. Realistically, if you haven't been able to
make a deal to save your house before eviction, the chances are very good that you will
be unlikely to structure a deal to buy the house back. This is largely based on the
assumption that you hired a capable attorney and had the ability to strike a deal. If so,
you would have done so long before a sheriff removed you from the house.


Q:  What steps are taken during the foreclosure process?
A:  Foreclosure methods differ from state to state, but the basic Indiana process is as
follows:

You miss one or more payments on your mortgage. The lender will send you a late
notice and try to contact you by mail or phone to try and resolve the problem.

If no arrangements can be agreed upon and the homeowner continues to miss  
payments, then the lender will make a written demand for payment of the full amount
owed on the property. This demand is based on the acceleration clause usually found in
a mortgage agreement.

The lender then sends a notice of intent to foreclose. After sending notice, the lender
files a legal action with the court. The legal notice is then published in the local
newspaper. Court issues order allowing lender to foreclose. Legal notice of the sale is
also published in the paper

Finally, the property is sold at auction to the highest bidder. Be aware that these steps
can sometimes happen fast and this process can be a very short one. Don't hesitate -
now is the time to get in front of the process by working with us before you run
completely out of options.
Foreclosure Answers and Facts
Q:  If I cannot stop the foreclosure sale process and my house does go to a
foreclosure sale, what will happen at that sale?
A:  The auction sale usually includes these events:
At the Sheriff's office, room 201 in the courthouse, all the legal notices and the
property description is read aloud by the Auctioneer. Bidder's are then required to
offer their deposits before bidding begins. $5,000 is the usual deposit for a residential
auctions. The auction is then held until a final bid has been received.

All non-winner's deposits are then returned. A deed of purchase and any other
appropriate paperwork are then completed by the purchaser and the mortgage holder.
The purchaser then is extended a short period of time (usually 30 days) to arrange
their financing. At the mortgage closing arranged by the new owner formal title to the
property then passes to the new owner.

Q:  How are the proceeds from a foreclosure sale distributed?
A:  Again, it can vary from state to state, but funds are usually distributed in this
order: Almost always, any outstanding real estate taxes are paid first.
Next, proceeds will be used to pay off mortgages in their order of precedence (first
mortgage, second mortgage, etc). Then, any other lien holders and other secured
creditors who have valid claims against the property are paid. Last, if there's any
money left from the above, it is paid to the former owner.


Q:  What happens if there's not enough of a bid to pay off the mortgage?
A:  If there's not enough proceeds from the sale to cover the debts owed on the
property (mortgage(s), liens and others), the remaining debt is considered, at least in
most states, to be an unsecured debt. Therefore, you are still responsible for the debt.

Don't wait to until it's too late. Call our 24 hour
hotline for a free recorded message at
(260) 436-5000 or email us about the
situation by
clicking here
Either way it's free and confidential.

THE FOLLOWING QUESTIONS ARE IN VIA EMAIL:

Q. Can you really help me?
A. We've helped all sorts of people in all sorts of
situations, however every situation is unique and different,
which is why it's important that we meet with you in person to let you
know about all of your options and which ones will and won't work for your
individual situation.

Q. What do you charge for your services?
A. We appreciate your inquiry. Our initial consultation is free, and you're under no
obligation. After the initial consultation, if you desire our assistance, we can provide
our services in most cases, at no out of pocket costs to you.

Q. After a foreclosure, will I ever be able to buy a home again?
A. The answer is yes, there are many factors that affect just how long before you
can qualify to buy a home again. We work with you and a lender to insure that you
can qualify to buy a home again in the shortest amount of time. We also have
solutions that may allow you to buy a home on a lease-option now while you repair
your credit.

Q. What if I am behind on my payments or in foreclosure, can you help?
A. Another great question. Yes, we specialize helping homeowners that are in
foreclosure. We have solutions that may allow you to catch up your back payments
and keep your home.

Q. Why did my mortgage company send me my payment back?
A. Once you have missed just one payment most lenders will refuse to accept any
payments unless it is the entire amount that you are behind. Even if you send a
payment, your lender will likely send it back to you causing you to get further and
further behind. Once foreclosure has started your lender will not accept any
payment less than the full amount that is behind, including foreclosure costs and
legal fees.

Q. What kind of houses do you buy? What if my house needs repairs, has
Health Department violations or is condemned?
A. Great question. We buy and sell houses in any area, condition or price range. In
other words, we will work with your house as-is! You don't need to do any more
repairs or spend any more money!

Q. Do you deal in higher priced properties?
A. Yes, we can work with any homeowner who needs to solve their real estate
problem quickly for any reason and in any price range.

Q. Are you Realtors who just want to list my house?
A. While we do have a licensed Realtor on staff, we understand that simply listing
your house is not the best or quickest solution for your real estate problem. We
do not employ a single solution for all real estate situations, we design custom
solutions according to your particular needs.

In some situations a mortgage workout makes the most sense, in other situations
a one-day listing with a Realtor makes the most sense, and in other situations
selling your home on a lease-option makes the most sense. Let me give you some
facts after I see you particular situation.

Why is my lender unwilling to give me an affordable solution?
There are many reasons for this. Sometimes there are other parties involved that
must also approve you for a workout plan, and not just your lender. It may also be
due to a past history that you have with your lender.

Sometimes if a different person is talking to all the parties involved instead of just
you, it can make all the difference. Remember, the key to negotiation is knowing
how to handle the person you are confronting.

Is it possible to get my payment lowered?
Yes, but that is often not the case. You may get approved for a modification on
your loan that restructures the terms. For example, converting your adjustable
loan to a fixed loan. When that’s possible, you may very well see your mortgage
payment go down, even though you currently owe back payments and are in
default.

How long is the process?
Well the actual foreclosure process and time line vary from state to state. The best
answer to that question is this…If you are in default of your mortgage, try to take
care of it RIGHT NOW! Sooner is always better than later. If you contact us right
now, it is more likely that we can get you approved for a program to save your
home.

Does this cost anything?
There is absolutely no cost for a one on one consultation.

How do I qualify for stop foreclosure assistance?
The first step is to fill out our stop foreclosure online application. After we review
your information we will contact you to discuss your situation with you and to start
working on a solution. Whether you want to stay in the house or move we can
help 97% on time.

What plans are available to me as I'm in default nearing foreclosure?
1. Recast Modifications: Restructure the terms of your loan. Convert your ARM into
a fixed loan, lower your interest rate, stretch your loan out further, and decrease
your mortgage payment.

2. Forbearance & Special Forbearance: Spread your mortgage arrears into 6,12 or
24 months. This would increase your mortgage payment.

3. Loan Modification: Place your default amount onto the back end of your loan, so
your mortgage payment would stay the same.

4. Mortgage Modification: Spread your arrears into the life of the loan. This may
increase your payment a bit, but far less than a Forbearance would.

5. Deed in Lieu of Foreclosure: Work out an agreement with your lender to give
your home back in return for not having a foreclosure on your credit report. And
your lender will report the deficiency as 'ghost income' to the IRS. This means you
get a big tax bill that wont go away - even with bankruptcy.

There are more options and plans available for certain loans, including FHA and VA
loans, such as Partial Claim programs. Call right now for a no cost no: obligation
consultation or simply apply now. The representative will do a free analysis and find
out whether you qualify for any programs to save your home from foreclosure and
go over the plans in detail.
You risk nothing by contacting us. It's free and confidential and best of all you will know in
minutes
if and how you can avoid any foreclosure. So either call our 24 hour hotline for a FREE
recorded message at (260) 436-5000 and then press extension 222 to leave a message for a
financial help partner. Or just
click here while there is time to avoid any foreclosure.
P.S.S.S.
Together we will right the wrong and avoid any foreclosure.
Please contact me at
Christine@EZhomebuyers.com
Q:  I have received letters, flyers and other solicitations from people I don't know
who claim that they can help me deal with my financial problems. How did they
find out that I was having problems and get my address?

A:  Foreclosure is a legal matter and your name and address is part of the public record.
Information regarding foreclosures is collected and sold by companies who do nothing but
this and have clients that are seeking to work with you to resolve your situation.


Q:  Can any of these people who are contacting me actually help?
A:  Certainly there are legitimate people out there who could help you. However, there are
many individuals and companies that DO NOT have your best interest in mind. Such as:

Bankruptcy Attorneys: While it's true that a bankruptcy does not look as bad on your
credit as a foreclosure does, this option should only be considered as a last resort. There
are probably several other options to consider first.

Mortgage Brokers: A Broker may indeed be able to help you refinance your home and
pay off your current mortgage. While this is actually an acceptable option, be aware that
the interest rate for the new loan will likely be quite high if you don not have stellar credit.

Con Artists: Be VERY careful of the deal that sounds to good to be true. Without
realizing it you could be talked into giving a con artist money and then watch as they
disappear. Never give your money away to a 3rd party to stop a foreclosure. In some
cases they may even be able to take the title to your home and force you to rent to them.

Realtors: While we do have a Realtor on staff who knows and works with and for home
owners with foreclosure issues - many Realtors do not know a thing amount loss
mitigation, pre-foreclosure, tax consequense or the new  “Mortgage Forgiveness Debt
Relief Act of 2007″. It's not their fault because it wasn't taught in Realtor school.
But that's no excuse for Realtor to think they can 'wing it' (and many will try).
Don't let them learn at your expense.

We, at The Homes Pro: simply put, these are the "Good Guys". We literally wrote the
book (
click here for your free copy). All of our services are free and you are in control to
decide what plan is best. We are specialists in helping you consider your options. We
know the language that mortgage companies speak and what they want. .... and yes, if
paying off your mortgage is the best option, we can certainly help you do that as well.


Q:  What is really my best available option?
A: It depends on many different variables and all of them must be carefully considered
when formulating a plan of action. A careful review of all your assets, liabilities, income and
expenses is a basic requirement as is a thorough understanding of exactly why you are
facing foreclosure and how far along in the foreclosure process time line your situation has
advanced.
OR For a fast, NO RISK  way to avoid any foreclosure now
just fill out a confidential form  
Click here
All of these factors play a significant role in
determining your best option or options - indeed
there can be more than one best option.

Here at The Homes PRO we are experienced in
dealing with the current situations you struggle
with. We can help you make the right decision. We
literally wrote the book on avoiding any foreclosure.

The time to start working on this problem is NOW,
not later when your options are severely limited.
To find out Everything You Always Waned To
Know About Foreclosure, order a copy now while
they are still free.

Click on FREE DOWNLOAD below for your copy:
For a limited time this avoid any foreclosure guide book is free
How to Ethically Avoid the
High Cost, Damage &
Embarrassment of
Foreclosure by Knowing
the Rules to Beat Them at
Their Own Game

The Report That Exposes What
Most Others Won’t
(or  legally can’t)

click below for your copy
How to Ethically Avoid the High Cost, Damage &
Embarrassment of Foreclosure by Knowing the Rules to Beat
Them at Their Own Game The Report That Exposes What Most
Others Won’t
(or legally can’t)

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