LOAN MODIFICATION
A lender may allow any number of alternatives to avoid foreclosure including adding the delinquent amount to your loan balance, temporarily/permanently reducing the interest rate, reducing your principal amount or extending the repayment term (number of years) to assist you in curing the default/delinquency thereby beginning the process of restoring your credit status and saving your home.

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“SHORT”REFINANCE
A short refinance is a situation in which the current lender is willing to write down the principal amount on a note/loan in order to allow the borrower/homeowner to obtain a refinance with another lender. In this instance, the current lender is willing to lower the payoff amount on a loan in order to reduce their liability and strengthen their portfolio by injecting liquidity into their company in the form of the payoff from the new lender.

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FORBEARANCE PLAN
A Forbearance Plan is a repayment agreement between you and your lender. We will review documentation supporting your monthly income and expenses. We will develop a plan and place a proposal in writing providing for payment each month of one full monthly payment and a portion of the delinquent amount.

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REPAYMENT PLAN/FORBEARANCE
If you have incurred a short term financial hardship and your loan is two or more months past due, your loss mitigation specialist will also consider submitting a request for a payment plan to your lender for approval. Only after reviewing your financial situation will this option be considered. All clients must be able to show that they can afford this plan in order to be eligible.

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VA LOAN MODIFICATION/REFUNDING
(VA loans only.)
A refunding is when the VA buys your loan from the lender. Refunding may give VA the flexibility to consider options to help you save your home that your current lender either could not or would not consider. When the VA refunds a loan under 38 U.S.C. 36.4318, the delinquency is added to the principal balance and the loan is re-amortized. Your new loan will be non-transferable without prior approval from the Secretary. If your interest rate was lowered and an assumption is approved, the interest rate will be adjusted back to the previous rate.

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SPECIAL FORBEARANCE
(FHA loans only) (Type I & II)
If you have incurred a short term financial hardship and your loan is 90 days to 365 days past due, the loss mitigation specialist will also consider submitting a request for a special forbearance. A special forbearance is designed to provide you with more relief than is possible with a regular repayment plan. Typical approval can result in spreading the repayment over 12 to 18 months. Type II – can be utilized in an unemployment situation whereby the promise of future employment is present. We have done VA loans that resulted 27-month repayment plans.

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PARTIAL CLAIM
(FHA mortgages only) (Some Freddie Mac Investor loans)
The loss mitigation specialist may assist in requesting a partial claim if you qualify. You may be eligible if your loan is 120 to 365 days past due. A partial claim results in placing your past due payments into a subordinate mortgage (2nd mortgage) between you and the Secretary of Housing Urban Development. The partial claim note will require you to start making payments when you pay off the first mortgage. There is no interest. The partial claim can be for no more than 12 months of past due payments.

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DEED-IN-LIEU OF FORECLOSURE
(In general we consider this an option of last resort.)
If you have incurred a long term financial hardship and your house has been on the market (at fair market value) for at least 90 days, you may be eligible for a deed-in lieu of foreclosure. To be considered for this option, you must complete a financial package and provide a copy of your recent active listing agreement. Also, there cannot be any additional claims or liens (other the mortgage) against the property. If you are approved for a deed-in-lieu, you will be giving up all rights to the property and the property will be conveyed to your investor. In exchange for the deed-in-lieu, the lender may waiver all deficiency judgment rights. You may be asked to participate in a Short Sale program before a deed-in-lieu of foreclosure is accepted.

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