วันพุธที่ 21 พฤษภาคม พ.ศ. 2551

What Are Your Redemption Rights in Foreclosure?

What Are Your Redemption Rights in Foreclosure?

By: Dave Dinkel

Redemption rights in foreclosure actually only come after the homeowner’s property is lost through a foreclosure sale or action. Once the home has been lost, some states allow the homeowner the right to "reclaim" his home for varying periods.

Because of the power the banks have for foreclosing, some states decided that that homeowners should likewise have the right to reclaim their home if their personal circumstances turnaround within a given time period. The homeowner will have to petition the court for a hearing to get his home back and show "proof of funds" that he is able to repurchase his home for what is owed plus all the associated costs of the foreclosure.

Proof of funds can are either cash in the bank or a pre-approved letter from another lender that is willing to fund his buying back his home. The new lender does not have to be a bank but can be a "hard money lender" who will charge the homeowner a much higher interest rate and closing points and will only carry the loan for usually one year. These hard money lenders are called "predatory lenders" in the industry because they are looking to loan amounts that can easily be gotten back if the property is foreclosed on and sold at auction.

The homeowner who lives in one of the states that has long redemption periods, can solicit local hard money lenders or real estate investors to exercise his redemptive right if there is equity in the home that can be retrieved by fixing the property and selling it in the retail market. These are called Equity Agreements and are common in the real estate business. Equity Agreements stipulate who gets how much of the proceeds from the sale, who pays what expenses and who will be dong the work. Remember, if it isn’t in writing in the Agreement, it isn’t going to happen. If you have a question, ask an attorney before you sign anything.

Here are the states that have no redemption period: Arizona, Connecticut, Delaware, Hawaii, Illinois, Iowa, Louisiana, Massachusetts, Mississippi, Montana, New Hampshire, New York, Oklahoma, Pennsylvania, South Carolina, and Texas. While these sates have no redemption privileges, it is possible to bring legal action against the bank with regard to deficiencies in the proceeding and mortgage irregularities.

States that have one year redemptive rights include: Alabama, Idaho (either 6 or 12 months), Kansas, Kentucky, Maine, North Dakota (6 or 12 months), and Wisconsin (possibly to 12 months).

The other states vary greatly because of specific terms in the mortgage or deed of trust contracts but range from 10 days to 240 days. It is imperative that you consult with someone who is familiar with your local foreclosure laws because they vary greatly from state to state, and the sale or auction practices vary from county to county.

Dave Dinkel is the author of "32 Ways to Quickly Stop Foreclosure" and has helped thousands of foreclosure victims for nearly 33 years. If you are facing foreclosure, visit StopMyForeclosureMess.com for guaranteed solutions.

Article Source: http://www.ArticleBiz.com

Act Now, Get Fixed

Act Now, Get Fixed

By: Damian Watterman

The time is NOW to refinance out of that adjustable rate mortgage and into a fixed rate mortgage. I know what you have heard about the current market, & as a long time mortgage professional I can honestly say this is the moment you have been waiting for. Let me take a moment to explain. Is it true that we are in a credit crisis? Yes. Are guidelines getting tighter? Yes. Are foreclosures at all time high’s? Yes. These things are all true, but the good news is that it applies to conforming loans. The conforming loan market is very tough right now, & the more applications I see each day leads me to believe that people are struggling and can’t meet these new standards. Looking at the ever changing conforming guidelines it leads me to one conclusion. The Banks don’t want to do conforming loans, & the ones that they are closing are Squeaky Clean. 700+ fico scores, low Loan to value, lots of reserves in the bank. This is great news for you because you don’t want a conforming loan. You want & need an FHA loan & here’s why.

1. FHA is not a credit score driven product. Even if you don’t have a credit score you can still be approved for FHA financing. This is a FACT. FHA looks at each file individually, & understands that there are some circumstances that you can’t control that might have lead to a lower credit rating. No minimum credit score required. This alone would have benefited the sub-prime market.
2. FHA rates are as low as conforming rates & in some cases can be lower.
3. FHA requires lower down payments on purchases. 3% down.
4. FHA down payment funds do not have to be your own. It can be a gift from a relative, friend, or organization.
5. PMI on an FHA loan is less expensive than on a conforming loan.
6. FHA for the rest of the year has increased it’s loan limits so that they can accommodate homeowners who are in higher rate jumbo loans.
7. FHA Secure is designed to help homeowners who are in adjustable mortgages now. Their rates have already gone up, & are now behind in their mortgage payments because they can’t afford the new payment. If the homeowner was current on their mortgage up to 6 months before the adjustment (It does not matter how far behind you are now.) FHA will refinance that borrower in to a fixed rate mortgage.

These are just a few things that FHA loans provide. Believe me there are plenty more benefits but for the sake of time I wanted to give you some of them. FHA loans are the only mortgage product that can help just about everyone. If you need more information contact me at damian.watterman@enmcdirect.com or 866-356-4356 ext: 34. I would love to talk with you & show you all options available to you. Thanks for reading

Damian Watterman
Eagle Nationwide Mortgage Co.
www.eaglelends.com
866-356-4356
Damian.watterman@enmcdirect.com

My name is Damian Watterman. I've been in the mortgage industry for over 8 years. My goal is to educate my customers so that they will be able to make an informed decision regarding their mortgage. No matter what your situation may be we can find the right mortgage solution for you. www.eaglelends.com

Article Source: http://www.ArticleBiz.com

 
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