Arizona Short Sale

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Certified Distressed Property ExpertIf we all did the things we are capable of doing we would literally astound ourselves. -Thomas Edison : 

Certified Distressed Property ExpertIf we all did the things we are capable of doing we would literally astound ourselves. -Thomas Edison

www.AZHomeOwnerSolutions.com : 

www.AZHomeOwnerSolutions.com

National Numbers : 

National Numbers

National NumbersAll MortgagesReported August 20, 2009 : 

National NumbersAll MortgagesReported August 20, 2009 4.30% in Foreclosure 8.86% in Default (30+ days late) 13.16% Total Mortgage Bankers Association 05/28/09 Based on 45,000,000 mortgages Source: MBAA.org

National NumbersPrime Mortgages, Reported August 20, 2009 : 

National NumbersPrime Mortgages, Reported August 20, 2009 Source: MBAA.org 3.00% in Foreclosure 6.41% in Default (30+ days late) 9.41% Total in Default Mortgage Bankers Association 05/28/09 Based on 45,000,000 mortgages

National NumbersSubprime Mortgages, Reported August 20, 2009 : 

National NumbersSubprime Mortgages, Reported August 20, 2009 15.05% in Foreclosure 25.35% in Default (30+ days late) 40.40% Total Mortgage Bankers Association Based on 45,000,000 mortgages Source: MBAA.org

More than 7 out of 10 homeowners go into foreclosure without VISIBLEintervention.(You are the exception) : 

More than 7 out of 10 homeowners go into foreclosure without VISIBLEintervention.(You are the exception)

Foreclosure Explained : 

Foreclosure Explained

Foreclosure is a Process : 

Foreclosure is a Process Default Must miss a payment, default on payment is the only way a property can enter the foreclosure process. Can also be a missed payment to local taxing authority, a condo association or homeowners association. Legal Notice The lender or foreclosing party must notify the owner that they are entering into the foreclosure process. Personal service of a document or if the owner cannot be located through publication in a legal journal. Florida = Notice of Lis Pendens (or notice of a lawsuit) California = Notice of Default or NOD Complaint, Notice of Sale or a Petition FORECLOSURE DEMYSTIFIED

Foreclosure is a Process : 

Foreclosure is a Process Bank Sale or Auction Date Homeowner informed of bank sale or auction date Foreclosing entity will gain control of the property Redemption Period Not all states have a redemption period Period of time in which the homeowner may present payment and regain possession of his property FORECLOSURE DEMYSTIFIED

Possible Consequences : 

Possible Consequences

Reasons to Avoid Foreclosure : 

Reasons to Avoid Foreclosure You will always have to disclose on any mortgage application and many job applications Only credit item that even once it is off report still affects your rates Credit scores will be lowered by 300+ points most devastating credit issue you can have in relation to future credit availability You will be ineligible for a government insured loan for 5 to 7 years (only 2 years in a short sale) FORECLOSURE DEMYSTIFIED

Reasons to Avoid Foreclosure : 

Reasons to Avoid Foreclosure You may end up with Deficiency Judgment * Many employers run credit checks foreclosure is one of the top items that will put a potential new hire in jeopardy Many current employers run credit checks and a foreclosure can put a current position in jeopardy Security clearances, government positions Military and law enforcement and more *Not applicable in some states FORECLOSURE DEMYSTIFIED

Reasons to Avoid Foreclosure : 

Reasons to Avoid Foreclosure Your tax liability in a foreclosure may be much higher than in a properly negotiated short sale since in most cases cancelled debt will be higher. As your CDPE agent I will explore every option with you and work towards a resolution. While it may not seem like it now, there will come a time when you look back on this situation and will want to know you did everything you could. FORECLOSURE DEMYSTIFIED

Solutions : 

Solutions

Reinstatement : 

Reinstatement If reason for distress was temporary and resolved Can be done up to day of bank sale You must be able to pay all the payments and late fees due and your mortgage will remain the same Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Reinstatement Example : 

Reinstatement Example Homeowner misses 4 payments on a $1,500 a month loan and the foreclosure process has been initiated. Reinstatement Amount: 4 Month’s Payments @ $1,500/month $6,000Late Fees $300Legal Fees $1,200Processing Fee $250Total Reinstatement $7,750 Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Forbearance or Re-Payment Plan : 

Forbearance or Re-Payment Plan If reason for distress was temporary and resolved Requires lender approval You may be allowed to make your back payments over time Normally does not fully reinstate mortgage until plan is competed Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Forbearance Example : 

Forbearance Example 4 payments missed @ $1,500 a month loan and the foreclosure initiated Reinstatement Amount: 4 Month’s Payments @ $1,500/month $6,000Late Fees $300Legal Fees $1,200Processing Fee $250Total Reinstatement $7,750 Bank Allows payments to be broken up over the next 12 months: Total Reinstatement $7,750Reinstatement Payment 12 months $646 Current Payment $1,500Monthly Repayment $64612 Month’s Payments Each $2,146 Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

(!)Insider Tip : 

(!)Insider Tip Forbearance Plan (there is a catch) Typically your mortgage is not fully reinstated through a forbearance plan until all the payments are made in full. If a homeowners misses just one payment they can end up in the same stage of the foreclosure process they were in previously. Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Sell the Property : 

Sell the Property If you have equity, can sell and cure foreclosure Many sellers believe they have less time than they actually do Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Rent the Property : 

Rent the Property Can you property rent for the mortgage amount or more? In many cases rent does not cover full expense of property ownership Also need to factor in insurance and taxes Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Refinance : 

Refinance If you have sufficient equity and strong enough credit score Typically a short term solution since your payments almost always go up Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Mortgage Modification : 

Mortgage Modification Requires lender cooperation Modifies loan and often reduces payment You will have to qualify with financial information most of the time like a full doc loan MakingHomeAffordable.gov Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Mortgage Modification : 

Mortgage Modification You must have verifiable means of income. You should be certain you can afford the modified mortgage payment. You can pursuit a mortgage modification and prepare for a short sale simultaneously. Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Deed-In-Lieu of Foreclosure : 

Deed-In-Lieu of Foreclosure “Friendly” Foreclosure Sign deed over to bank rather than go through foreclosure process May still be reported as a foreclosure Typically only works with one mortgage Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Bankruptcy : 

Bankruptcy Will stall a foreclosure and if payments are lowered to where property can be afforded may save property Very difficult to sell property once in the process, requires trustee cooperation Will only stall a foreclosure – will not eliminate mortgage Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Servicemembers Civil Relief Act (SCRA) : 

Servicemembers Civil Relief Act (SCRA) Provides temporary relief to military personnel Must show mortgage was entered into prior to beginning active duty Must still be owned by military member Must show that service materially affects ability to pay Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Short Sale : 

Short Sale A short sale can be negotiated if the homeowner has: Financial Hardship Monthly Shortfall on Financial Worksheet (or pending shortfall) Does not have significant assets to assist in paying down the mortgage Your Options OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Definition : 

Definition A homeowner is ‘short’ when: When a borrower owes an amount on his property that when combined with closing costs and commission is higher than current market value. A short sale occurs when:  A negotiation is entered into with the homeowner’s mortgage company or companies to accept less than the full balance of the loan at closing. A buyer closes on the property and the property is ‘sold short’. SHORT SALES EXPLAINED

What a Short Sale is Not : 

What a Short Sale is Not If you do not have a financial hardship then you will most likely not qualify for a short sale A short sale is only for those who meet all requirements OPTIONS FOR HOMEOWNERS IN FORECLOSURE

Two Major Consequences : 

Two Major Consequences Cancellation of Debt Tax Liability “Phantom Tax” Mortgage Forgiveness Debt Relief Act of 2007 Special IRS Section Deficiency Judgment Lender Collection Rights Other Issues SHORT SALE CONSEQUENCES

Mortgage Forgiveness Debt Relief Act of 2007 : 

Mortgage Forgiveness Debt Relief Act of 2007 Originally HR3648 Prior to passage any debt forgiven was “cancelled” and was required to be claimed as 1099 income Signed into law on December 20th 2007 SHORT SALE CONSEQUENCES

MFDRA Details, Phantom Tax : 

MFDRA Details, Phantom Tax January 1st 2007 to January 1st 2012 Eliminates Phantom Tax. Debt must have been debt incurred to acquire a principal residence. Cancelled debt up to $2,000,000 is eligible. Sets forth rules for determining the allowable amount of the exclusion for taxpayers with non-qualifying indebtedness and taxpayers who are insolvent. Debt from a second (non acquisition) mortgage or HELOC is not eligible (unless used to improve basis of property). Debt from a cash out refi is not eligible (unless used to improve basis of property) Cancelled debt from investment properties and second homes is not eligible. SHORT SALE CONSEQUENCES

Deficiency Judgment : 

Deficiency Judgment In 100% of Foreclosures the homeowner is exposed to a Deficiency Judgment In some Short Sales lender waives right to Deficiency In almost all cases a short sale will result in lower possible deficiency judgment SHORT SALE CONSEQUENCES

THE SHORT SALE PROCESS YOUR INVOLVEMENT : 

THE SHORT SALE PROCESS YOUR INVOLVEMENT

SHORT SALE PROCESSOwner Involvement : 

SHORT SALE PROCESSOwner Involvement Complete or provide all necessary documentation Signature Authorization (FORM A) Short Sale Disclosure (FORM P) Hold Harmless (FORM C) Homeowner Document Checklist, Provide all Documents (FORM E) Homeowner Financial Worksheet (FORM F) Keep property presentable and ready to sell Homeowner Property Checklist (FORM G) Be available to communicate with mortgage company if necessary STAGE ONE: LISTING AND PREPARATION

Why Hire a CDPE? : 

Why Hire a CDPE? Over 10,000 agents nationwide Member of an organization where agents negotiate hundreds of short sales on a weekly basis Extensive two day training course Expert support on an as needed monthly basis Complete system to give you the best chance at successfully avoiding foreclosure STAGE ONE: LISTING AND PREPARATION

Visitwww.AZHomeOwnerSolutions.com : 

Visitwww.AZHomeOwnerSolutions.com

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