Avoid Foreclosure In Cincinnati, OH With A Short Sale

HomeReal Estate

  • Author Dawn Hail
  • Published December 20, 2010
  • Word count 1,280

A short sale is a process that is taken in agreement between a borrower (mortgagor) along with a lender (mortgagee) that makes it possible for for the sale of a house with a loan balance which is more than what the house could be worth or can sell for. Short sales commonly happen when a home is at the moment delinquent or in property foreclosure plus the borrower has no means of either paying the month-to-month note or can not sell the property for enough to pay off the entire mortgage loan balance.

In the event of the short sale, the lender has made the decision to work with the borrower by taking the standing that it is financially a lot more sensible to discount the balance of the mortgage, take the loss, instead of acquiring the property by means of foreclosure, which may take a lot more time and create an even greater loss, particularly if the borrower claims bankruptcy.

As far as the borrower is concerned, having the bank agree to a short sale saves him from having the home taken via the foreclosure process, particularly when there's no other way to save the property. The short sale has the potential to keep the foreclosure off the borrower’s credit report.

Nevertheless, not every property qualifies for a short sale and not all lenders will agree to a short sale. In some instances, a foreclosure might make far more sense for that loan provider. In each short sale case, the loan company can either approve or disapprove the purchase.

Normally, the bank will make a choice whether or not to allow for a short sale which is based on the economy. Regardless of whether the conditions of the real estate market are good or terrible, as well as the financial status of the borrower.

Short sale transactions are prepared by way of the loss mitigation department from the loan provider, which in most instances is not going to entertain a request for a short sale until after a Notice of Default has been recorded against the home. Second mortgages or other lien holders might also have to approve the short sale and some do not or will not, thereby preventing the short sale.

Prior to the Mortgage Forgiveness Debt relief Act of 2007, when the loan provider made the decision to forgive all or perhaps a portion of the borrower's debt and agree to less, the forgiven amount was considered as income for the borrower and was accountable for being taxed. On the other hand, changes have been produced to remove such tax liability and permit the borrower and loan provider to work freely together to come across a common solution that is beneficial to both sides. This protection is limited to primary residences so meeting with a tax adviser is essential to make sure that a borrower qualifies.

The bank will need the borrower to submit what may seem like an endless list of forms and letters before approving a short sale, so the borrower needs to be aware and most of all be prepared.

  • A hardship letter is needed revealing the reasons you got behind.

  • A letter of authorization making it possible for the bank to solicit details about your financial well-being.

  • A net sheet that consists of the estimated sales price, bank loan balance, costs to sell, Realtor commissions, and other costs. The net sheet is vital simply because there may be costs that the loan company will not allow, such as the complete total of the Realtor's commission, termite work, or a property protection plan.

  • Copies of financial institution statements with a record of deposits and withdrawals.

  • Statement of Income and assets like other real estate, I.R.A. accounts, stocks and bonds, mutual funds, and other valuable possessions.

  • Listing Agreement showing when and how long the property has been available on the market.

  • Purchase Agreement and any counter offers showing the actual amount that was proposed via the prospective buyer.

  • The lender will also require your Realtor to provide a comparative market analysis to explain the price tag and stipulations that the Realtor decided to place the house on the market for.

Why Lending Companies Foreclose on Real Estate

The reason banking institutions, savings and loans, credit unions,mortgage companies, as well as other lending institutions foreclose on real estate is mainly because they, like any other organization, are in business to generate a profit, and also the cash they have decided to loan needs to be safeguarded and an assurance needs to be made from the borrower that it will be paid back.

The guarantee is in the form of a note and deed of trust which the borrower agrees to and signs, generally in escrow, prior to the mortgage loan funds and records. As a borrower, it's your responsibility to pay the mortgage back, and if you do not, the bank has the right to reclaim the home, possibly by means of property foreclosure, to cover the total that has been loaned.

During the time of the bank loan funding, with the closing of escrow, the borrowers as well as the bank are in agreement to written conditions in the loan documents that the borrower is to produce regular installments, on time, every time they are due.

It is not the responsibility of the bank or anyone else for making certain that the regular, or otherwise predetermined upon obligations, are met. Getting the installments when they're due is totally the borrower's job.

If payments will not be made by the due date, which usually includes a grace period of time, the lender will begin the process, a series of notices and warnings notifying the borrower of the company's intentions if installments are not made.

  • A past due payment notice is sent to the borrower if the first payment goes late.

  • If a second payment is missed, and the borrower still does not respond, the bank sends out an additional notice and possibly at that time, may give out a notice of default.

  • Even in the event you contact the lender and make some kind of arrangement to make payments, you're still in default until the bank receives the payments.

  • The Notice of Default or better known as the acceleration clause is stipulated within the contract.

  • During the time of the notice of default, the bank might require total payment of your balance of the bank loan, in addition to any late payments and legal expenses.

  • If the borrower doesn't make an attempt to pay all the outstanding late payments and legal fees, the loan company will forward a certified notice to the borrowers address, or have it delivered by the local sheriff's department, presenting the borrower notice of intent to foreclosure.

  • The loan company then posts a legal notice in a local paper giving notice an approaching property foreclosure is scheduled to occur on the house. The court date is scheduled in which all parties; the loan company, borrower, and other interested individuals can attend.

Prior to the court date, the borrower has the right to reinstate the mortgage loan. The only other alternative for the borrower is to file a bankruptcy request delaying the foreclosure process so that the borrower can work out a plan to get his or her finances in order.

In reality, banks are generally not in the business to foreclose, although they completely will as a last resort. Lending institutions will usually take each preventive measure at their disposal to prevent a property foreclosure from occurring on one of their properties.

Dawn Hail is a real estate investor, community revitalization expert and author who regularly contributes articles, ebooks and videos designed to help folks in all areas of real estate. Dawn is President of AHY Investment Group, LLC and has made it her mission to help folks who are facing foreclosure and need a short sale. Visit her site at: http://www.AHYInvestmentGroup.com

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