Foreclosure Defense – Remedies

By Steven A. Leahy

Foreclosure is the process necessary for a mortgage lender (i.e. mortgagee) to take possession of a property because the borrower (i.e. mortgagor, homeowner) defaults on a contractual obligation to the mortgage lender, usually a default in payments. In Illinois, Mortgage foreclosures are governed by the Illinois Mortgage Foreclosure Law (IMFL) 735 ILCS 5/15-1101 et seq. (2013). There are at least three alternatives for a homeowner to defend against a foreclosure, litigation strategies, loan modifications, and Chapter 13 bankruptcy. This article will discuss the first alternative, litigation strategies.

Illinois is a judicial foreclosure state. That means the mortgage company must file a mortgage foreclosure complaint with the court in the county where the property is located, and go through litigation in order to receive permission from the court to conduct a public sale. As in all litigation, the defendant (homeowner) can defend themselves in court or employ an attorney to defend them. Foreclosure defense has all the same ingredients of other litigation. The homeowner (defendant) can attack every step of the process: the adequacy of the complaint, the propriety of the plaintiff, the sufficiency of the promissory note and/or mortgage and compliance with federal and state regulatory laws.

First, under the IMFL the filed complaint must substantially follow the form set out in 735 ILCS 5/15-1504. If the complaint does not substantially follow the set form a homeowner (defendant) may bring a Motion to Dismiss alleging “the legal sufficiency of a complaint based on defects apparent on its face.” However, courts have concluded that as long a complaint includes all the requirements laid out in the IMFL, the complaint will survive a Motion to Dismiss.

Next, the defendant may attack the plaintiff’s right to bring an action in the first place. This defense is known as a lack of standing. The plaintiff must show that they suffered, or will suffer, direct injury or harm. Many mortgages in the Untied States are bought and sold on a regular basis, so the owner and holder of a mortgage and note change. To complicate matters, mortgages are usually serviced by third parties and held in Trust by yet another party. Often, the homeowner (defendant) will not recognize the named plaintiff on the complaint. That doesn’t mean the plaintiff lacks standing, but it may be a worthwhile investigation to find out if the plaintiff is the proper party.

Another way to attack the foreclosure case is to question the sufficiency of the promissory note and/or mortgage. Mortgage loans are governed by federal and state laws. The Truth in Lending Act (TILA), Home Ownership Equity Protection Act (HOEPA), Real Estate Settlement Procedures Act (RESPA) are federal regulations designed to protect consumers in the purchase of a home. For example, TILA regulates the information that must be disclosed to the borrower prior to extending credit: annual percentage rate (APR), term of the loan and total costs to the borrower. TILA requires this information to be conspicuous on the documents presented to the borrower before signing. TILA also details the remedies for violations of the Act – the most important to homeowners facing foreclosure is Rescission. Rescission allows the borrower to “recind” or “cancel” the loan.

RESPA is another federal regulation about closing costs and settlement procedures. RESPA is enforced by the U.S. Department of Housing and Urban Development (HUD). The Act requires that borrowers receive disclosures at various times in the transaction and outlaws Kickbacks and certain fee splitting arrangements. It also outlines penalties for violations, both criminal and civil.

The problem with this litigation strategy is that it can be very expensive and, in my opinion, ineffective. Litigation strategy is often employed just to buy more time in order to reach another remedy, like a loan modification. There are other ways to buy the time you need to get a loan modification. Because many mortgages have been bought and sold multiple times, locating the necessary documents to prove the foreclosure case can be difficult and time consuming. So, certain discovery requests may buy just as much time, at a reduced cost to the homeowner.

If you are facing foreclosure, you should take action. You need an attorney to help you sort through your options and choose the best remedy. Never hire a firm to help you with your foreclosure unless the firm is experienced in helping homeowner with all the possible remedies, loan modification, short-sales, deed-in-lieu, consent foreclosures, and bankruptcy. Before you do anything, you should give me a call. We can discuss all your options. Opem Tax Resolutions & The Law Office of Steven A. Leahy, PC (312) 664-6649. Call NOW to set up your FREE Consultation.

Foreclosure Defense – Illinois Mortgage Foreclosure Law

By Steven A. Leahy

Foreclosure is the process necessary for a mortgage lender (i.e. mortgagee) to take possession of a property because the borrower (i.e. mortgagor, homeowner) defaults on a contractual obligation to the mortgage lender, usually a default in payments. In Illinois, Mortgage foreclosures are governed by the Illinois Mortgage Foreclosure Law (IMFL) 735 ILCS 5/15-1101 et seq. (2013). IMFL sets out the “mode of procedure” a mortgage lender must follow in order to foreclose on a property in Illinois. Under the code “’to foreclose’ means to terminate legal and equitable interests in real estate pursuant to a foreclosure.” That process can be divided in seven basic categories for residential real estate: Default; Filing the Complaint; Service of process; Judgment of Foreclosure; Redemption Period; Judicial Sale; Confirmation.

The first category is default. Default occurs when a homeowner (Mortgagor) violates a term of the promissory note or mortgage agreement. Most often, default occurs when the homeowner fails to make timely payments. But, default can occur for a variety of reasons. For example, failure to pay property taxes, keep insurance payments current, or deeding the property to another without the mortgage holder’s consent can all be considered a default of the loan terms. Usually, promissory notes and/or mortgages have acceleration clauses. An acceleration clause allows the lender to demand the full balance owed upon default.

The second category is filing the complaint. A complaint is the initial pleading in the foreclosure case. The foreclosure complaint lists allegations that, if true, entitle the plaintiff (the mortgage company) to foreclose. In Illinois, before a mortgage company can file a complaint to foreclose a mortgage with the court, it must first send a “notice advising the mortgagor that he or she may wish to seek approved housing counseling.” 1502.5. That notice must be sent at least 30 before filing the complaint. The foreclosure complaint must substantially follow a form set out in the IMFL.

The third category is service of process. Once the foreclosure complaint is filed, the summons, complaint, and notice must be delivered to the homeowner (mortgagor). Proper service of process gives the court jurisdiction over the defendant. Without jurisdiction the court’s orders are void. In Illinois there are several acceptable methods of service of process. The complaint can be handed directly to the homeowner (personal service), or to a person at least 13 years old who resides with the homeowner (substitute service). In some cases, when personal and substitute service have been unsuccessful, the court may allow the complaint to be served by publication. Service by publication allows the mortgage company to place a notice in a newspaper, rather than handing a copy of the complaint to someone. To complete service, a copy of the publication must be mailed to the homeowner.

The fourth category is Judgment of Foreclosure. Judgment of Foreclosure is the court’s order (decision) that permits a judicial sale of the property to occur after the redemption period. Redemption, the fifth category, is the right to pay the full balance owed in order to avoid judicial sale. In Illinois the redemption period ends 7 months from the date of service, or 3 months from the date of entry of a judgment of foreclosure, whichever date will give the homeowner the most time.

The sixth category is judicial sale. A judicial sale is the method used to enforce a judgment of foreclosure. The sale is an auction conducted by a party authorized by the court. The judicial sale must be preceded by a notice of sale. The notice of sale must be published at least 3 consecutive calendar weeks, on in each week, the first such notice to be published not more than 45 days prior to sale, the last such notice to be published not less than 7 days prior to the sale.” The mortgage company is often, but not always, the purchaser at the judicial sale.

The final category is confirmation of the sale. In Illinois, the sale is not complete until the Judge confirms the sale. Generally, the confirmation hearing occurs about 30 – 90 days from the date of the sale. The buyer gains possession of the property 30 days from the date the sale is confirmed by the court.

How long the foreclosure process takes, usually depends on what the homeowner does. So if you are facing foreclosure, you should take action. You need an attorney to help you sort through your options and choose the best remedy. Never hire a firm to help you with your foreclosure unless the firm is experienced in helping homeowner with all the possible remedies, loan modification, short-sales, deed-in-lieu, consent foreclosures, and bankruptcy. Before you do anything, you should give me a call. We can discuss your all your options. Opem Tax Resolutions & The Law Office of Steven A. Leahy, PC (312) 664-6649. Call NOW to set up your FREE Consultation.

Foreclosure

By Steven A Leahy

When a person borrows money to buy a home, the loan is memorialized with 2 documents, a promissory note and a mortgage. The promissory note is a written promise to repay the money borrowed to purchase the home. The promissory note spells out the amount of the loan, the interest rate charged, the term of the loan (number of years), and how to define a default.

The mortgage is the document that provides security for the loan detailed in the promissory note. The mortgage details the property used as collateral for the promise to pay including, the property address, property identification number and legal description. The mortgage is recorded in the county where the property is located. If the borrower defaults on the promise to pay, the property detailed in the mortgage may be sold to cover the debt in a process known as foreclosure.

Foreclosure is the process necessary for a mortgage lender (i.e. mortgagee) to take possession of a property because the borrower (i.e. mortgagor, homeowner) defaults on a contractual obligation to the mortgage lender, usually a default in payments. Mortgage foreclosures are governed by State law. Generally, there are two kinds of mortgage foreclosures – judicial and non judicial. Twenty-two states use primarily judicial foreclosures – Twenty-eight, non-judicial foreclosures. Several states actually provide both ways to foreclose on a mortgage loan.

In non-judicial states, the mortgage company does not file an action in court. Rather, the mortgage company simply sends a notice to the homeowner and, in most non-judicial states, records a Notice of Default with the county. Once a prescribed time elapses without cure, a Notice of Sale is mailed to the homeowner and the date and time of such sale is published in local newspapers and recorded with the County. The homeowner may object to the foreclosure with appropriate court action. Without an objection, the property is sold to the highest bidder at a public auction.

For a judicial foreclosure, the mortgage company must file a mortgage foreclosure complaint with the court in the county where the property is located, and go through litigation in order to receive permission from the court to conduct a public sale. State law governs the foreclosure process and procedures.

State law also governs whether a mortgage loan is a recourse or non-recourse loan. If the public sale of the property does not generate enough money to pay off the borrower’s obligation to the mortgage company, the remaining balance is defined as a deficiency. If the sale generates more than the borrower’s obligation, a surplus is created and the surplus is paid to the borrower. Recourse loans allow the mortgage company to hold the homeowner (borrower) personally liable should the sale result in a deficiency. Non-recourse loans do not allow the mortgage companies to hold the homeowner (borrower) responsible. The debt is forgiven, and the homeowner is protected.

Often non-judicial foreclosures are also non-recourse. Non-judicial foreclosures usually occur fairly quickly and judicial foreclosures can take many months. It appears that in return for a quick foreclosure process, states protect the homeowner from a deficiency. Conversely, judicial foreclosures may take many months, but homeowners may be held liable for a deficiency.

Illinois allows only judicial foreclosures and allows recourse against the borrower. In Illinois, a mortgage lender must file a law suit against the homeowner (borrower), and complete the litigation process as laid out in the Illinois Mortgage Foreclosure Law (IMFL) 735 ILCS 5/15-1101 et seq. (2013).

If you are facing foreclosure, there are options. Which option is right for you depends on your specific circumstances. Never hire a firm to help you with a foreclosure unless the firm can help with all your options, foreclosure defense, deed-in-lieu of foreclosure, short-sales, deficiency protection and bankruptcy. Before you do anything, you should give me a call. We can discuss your all your options. Opem Tax Resolutions & The Law Office of Steven A. Leahy, PC (312) 664-6649. Call NOW to set up your FREE Consultation.

IRS – Bankruptcy Chapter 13

By Steven A. Leahy

There are six things you can do if you owe the IRS money. First, you can simply write the IRS a check for the full amount. For many, that is simply not a realistic option. Often, if the tax obligation is not too significant, borrowing money from another source (friends, family, bank loan, credit cards, etc.) may be a less costly alternative than an installment agreement with the IRS. Second, you can enter into an Installment Agreement; pay the IRS over time. Third, you can obtain an Offer-in-Compromise: A lump sum settlement for less than the tax owed. Fourth, you can be declared Currently Not Collectible; pay the IRS nothing (for a period of time). Fifth, you can file for protection under the bankruptcy code. And the last option – you can do nothing, and let the IRS do what they will to you, your family and your assets.

This article addresses the fifth option – Bankruptcy. The Bankruptcy Code is found in United States Code: Title 11. Think of the Bankruptcy Code as a book, and like other books, it is divided into chapters. That’s why you hear so much about Chapter 7, Chapter 9, Chapter 11, Chapter 12, Chapter 13, or Chapter 15. Each chapter has a different remedy for a different situation. Chapter 7 is titled “Liquidation,” Chapter 9 “Adjustment of Debts of a Municipality,” Chapter 11 “Reorganization,” Chapter 12 “Adjustment of Debts of a Family Farmer or Fisherman with Regular Annual Income,” Chapter 13 “Adjustment of Debts of an Individual with Regular Income,” and Chapter 15 “Ancillary and Other Cross-Border Cases.” Generally, individual taxpayers rely on Chapter 7, Chapter 11 or Chapter 13.

This article will focus on the second kind of bankruptcy available for individual taxpayers, IRS Bankruptcy Chapter 13 “Adjustment of Debts of an Individual with Regular Income.” People who file bankruptcy are referred to as “Debtors.”

Chapter 7 is not available to some Debtors. If a Debtors’ monthly gross income is greater than the average income of the average family of the same size, it is presumed abusive to allow a Chapter 7 discharge to Debtors. Many over the mean debtors can overcome the presumption of abuse. But others cannot, making Chapter 7 discharge of their debts unavailable. Chapter 13 and Chapter 11 are available to over the mean Debtors.

Under Chapter 13 the debtor proposes a plan to repay creditors over a period of time – up to 60 months. Generally, Chapter 13 is used by people who are behind in some payments and are trying to protect their assets – a home, a car, etc. Chapter 13 allows debtors to repay arrears over a period of time.

For example, a family may find themselves several months behind on their mortgage payments, due to a temporary job lay-off. Once the lay-off is over, the debtor can return to paying their regular monthly mortgage payments. But, because they are behind in payments, the mortgage company will not accept regular monthly payments unless the family can bring their mortgage account current. Chapter 13 will allow that family to pay the arrears over 60 months and require the mortgage company to accept the regular monthly payments while they are in Chapter 13. In this way the family can avoid foreclosure of their home.

But Chapter 13 can also be used to stop IRS collection actions against a taxpayer – even if the underlying tax is not dischargeable. If the IRS has placed a wage garnishment against a taxpayer – and missing a pay check will have dire consequences (e.g. eviction) – the best option may include filing Chapter 13 to stop the wage garnishment. Under Chapter 13 the taxpayer can set up a payment plan for the portion of the IRS debt that is not dischargeable and discharging some, or all, of the dischargeable tax debt.

Tax issues in bankruptcy are complicated. This is just a general overview. If you owe the IRS and are unable to pay the full tax obligation immediately, bankruptcy may be your best option. Never hire a firm to help you with your IRS problem unless the firm is experienced in helping taxpayers use the bankruptcy code to protect them from the IRS. Before you do anything, you should give me a call. We can discuss your all your options. Opem Tax Resolutions & The Law Office of Steven A. Leahy, PC (312) 664-6649. Call NOW to set up your FREE Consultation.

IRS Offer In Compromise

By Steven A. Leahy

There are six things you can do if you owe the IRS money. First, you can simply write the IRS a check for the full amount. For many, that is simply not a realistic option. Often, if the tax obligation is not too significant, borrowing money from another source (friends, family, bank loan, credit cards, etc.) may be a less costly alternative than an installment agreement with the IRS. Second, you can enter into an Installment Agreement; pay the IRS over time. Third, you can obtain an Offer-in-Compromise: A lump sum settlement for less than the tax owed. Fourth, you can be declared Currently Not Collectible; pay the IRS nothing (for a period of time). Fifth, you can file for protection under the bankruptcy code; Chapter 7, Chapter 13 or Chapter 11. And the last option – you can do nothing, and let the IRS do what they will to you, your family and your assets.

This article addresses the third option – IRS Offer in Compromise (OIC). An OIC permits a taxpayer to settle their tax debt for less than the full amount owed. The good news is, in May 2012 the IRS revamped the process with its “Fresh Start” initiative, making it easier for taxpayers to take advantage of an OIC.

The first requirement for an IRS Offer In Compromise, as in all IRS payment programs, is compliance. The taxpayer must have filed all tax returns, made all required estimated tax payments for the current year and made all required federal tax deposits for the current quarter if the taxpayer is a business owner with employees. The taxpayer must remain in compliance during consideration and, should the OIC be accepted, after approval.

There are three grounds the IRS may use to accept an OIC: Doubt to liability (a genuine dispute as to the existence or amount of the correct tax debt under the law), Doubt to collection (taxpayer’s assets and income are less than the full amount of the tax liability), and effective tax administration (payment of the IRS liability would create an economic hardship or would be unfair and inequitable because of exceptional circumstances). Most OICs are granted as to doubt to collection. An OIC can be paid in two different ways – Lump Sum (paid in 5 or fewer installments) or a Periodic Payment offer (paid in 6 to 24 installments).

A successful OIC must offer an amount equal to, or greater than, what the IRS determines is a reasonable collection potential. The reasonable collection potential is the amount the IRS determines the taxpayer has the ability to pay. The IRS will evaluate the taxpayer’s ability to pay, income, expenses, and equity in assets to make that determination. How that information is presented may be the deciding factor.

Before the Fresh Start Initiative, the IRS calculated the reasonable collection potential by looking at the taxpayer’s disposable income – actual income less “allowable expenses” (not the taxpayer’s actual expenses) multiplied by 60 (number of months for 5 years), plus “net realizable equity” of the taxpayer’s assets. For example, a taxpayer with a monthly income of $5000.00 and allowable expenses of $3000.00, with zero assets, may get an OIC approved for $120,000.00 (60 x $2000.00) – no matter what they owed the IRS. Not really an attractive option.

Under the Fresh Start Initiative, the IRS has allowed more flexibility in “allowable expenses” and the multiple has been reduced from 60 to 12 (if the OIC will be paid in a Lump Sum) or 24 (if the OIC will be paid in a Periodic Period). Let’s assume the new flexibility reduces our example’s disposable income to $1000.00 – the new OIC that may be accepted would be $12,000.00 if paid in a Lump Sum or $24,000.00 if paid in a Periodic Plan. Quite a contrast from the pre-initiative number of $120,000.00!

So, if you owe the IRS and are unable to pay the full tax obligation immediately, you may be eligible to pay the IRS less, much less, than you owe. Before you do anything, you should give me a call. We can discuss your all your options. Opem Tax Resolutions & The Law Office of Steven A. Leahy, PC (312) 664-6649. Call NOW to set up your FREE Consultation.