Frequently Asked Questions

No. Our consultation is 100% free. For short sales, we're compensated by the buyer at closing. For loan modifications, the attorney fees are typically rolled into the modification. You pay nothing out of pocket to us.

Legitimate question. For short sales, we earn a commission from the buyer when the property sells — similar to a real estate agent but specialized in distressed properties. We're transparent about this because trust matters.

Any foreclosure alternative will have some credit impact, but it's MUCH less than a foreclosure. A short sale typically allows you to buy again in 2 years. A foreclosure puts you out for 7–10 years. A loan modification can actually improve your credit over time.

We start working on your case the same day you contact us. If you have an upcoming sheriff sale, we've handled last-minute cases and can often get postponements. The sooner you call, the more options we have — but it's never too late to reach out.

A short sale is when your mortgage lender agrees to let you sell your home for less than what you owe on the mortgage. The remaining balance (the "deficiency") is typically forgiven by the bank. It's called "short" because the sale price comes up short of the full loan balance. For homeowners who are underwater on their mortgage or facing foreclosure, a short sale provides a way to walk away without the devastating credit damage of a foreclosure — and in many cases, the bank will even provide relocation assistance to help you move.

No. When we negotiate your short sale, we specifically negotiate a full release of the deficiency balance. That means the bank agrees to forgive whatever is left after the sale. You walk away owing nothing. This is one of the biggest advantages of a short sale over a foreclosure — at a sheriff sale, the bank can still come after you for the remaining balance.

Not when we handle it. We negotiate a full release of the deficiency as part of every short sale approval. This means the bank signs off on forgiving the remaining balance and cannot pursue you for it later. We get this in writing from the lender before closing so you have complete peace of mind.

A typical short sale takes 2 to 6 months from start to finish. The timeline depends on your lender, how quickly we can gather your documents, and how responsive the bank's loss mitigation department is. During this entire time, you can typically remain in your home. If a sheriff sale is approaching, we can often get it postponed while the short sale is being processed.

Yes, in many cases! Many banks offer $3,000 to $10,000 in relocation assistance as part of the short sale approval. This is cash given directly to you at closing to help with moving expenses, security deposits, and getting settled into your new home. We always negotiate for the maximum relocation assistance possible on every case.

A loan modification is when your bank agrees to permanently change the terms of your mortgage to make it more affordable. This can include lowering your interest rate, extending the loan term (e.g., from 20 years remaining to 40 years), reducing the principal balance, or adding missed payments to the end of the loan. The goal is to get your monthly payment to a level you can comfortably afford so you can keep your home.

To qualify for a loan modification, you generally need three things: stable income (you need to show the bank you can make the new, lower payment), a documented financial hardship (job loss, medical bills, divorce, etc.), and a desire to keep your home. We connect you with experienced foreclosure defense attorneys who evaluate your specific situation and handle all the paperwork and negotiations with your lender.

It varies based on your lender, current interest rate, and financial situation, but we've seen payment reductions of $200 to $500 per month — and sometimes even more. The attorney works to get your payment to a level that fits within 31% of your gross monthly income, which is the standard banks use. Every situation is different, but the potential savings can be life-changing.

An Act 91 Notice is required by Pennsylvania law before a lender can begin foreclosure proceedings. It's your 30-day warning — but more importantly, it's your window of opportunity. The notice informs you that you have 30 days to meet with a housing counseling agency and explore options, including applying for HEMAP (the state's emergency mortgage assistance program). If you've received an Act 91 Notice, contact us immediately — this is the best time to act, and the more time we have, the more options are available to you.

The Foreclosure Diversion Program is a court-ordered mediation process available in Monroe County (and several other PA counties). When a foreclosure is filed, the court can require both you and your lender to sit down with a mediator and negotiate in good faith. This is a powerful tool because it forces the bank to the table and gives you a real chance to work out a solution — whether that's a loan modification, repayment plan, or short sale. Having experienced representation during this process makes a significant difference in outcomes.

HEMAP stands for the Homeowners' Emergency Mortgage Assistance Program. It's a Pennsylvania state program designed to help homeowners who have fallen behind on their mortgage due to circumstances beyond their control (job loss, illness, etc.). If approved, HEMAP can provide a loan to bring your mortgage current and help you stay in your home. You must apply through a housing counseling agency within 30 days of receiving your Act 91 Notice. We can help guide you through the application process and connect you with the right resources.