What do we do?
We are foreclosure and estate specialists. Our team focuses on reviewing and gathering all the details about your property, then building a plan to sell it or resolve your situation. We work with owners of commercial and residential buildings, and we also assist realtors and attorneys.
Will a short sale actually stop the foreclosure clock, or just pause it?
Some banks will stop the foreclosure entirely; at minimum, it slows the process down. We explain to the bank that the property’s value is less than what’s owed, and we lay out any outstanding issues — estate matters, liens, other lawsuits — so the bank fully understands the situation and is willing to cooperate.
What will my lender accept as a short sale price, and who determines that?
Negotiations begin once the bank accepts the package we prepare. The bank then sends out its own appraiser. To get ahead of the negotiation, we hire a contractor and a building engineer — at our cost — to fully understand the property’s condition and issues, so we can present the bank with the full picture rather than relying solely on their appraiser’s assessment.
Will I owe the difference between what I owe and what the house sells for (deficiency judgment)?
Avoiding a deficiency judgment is one of the main reasons people do a short sale. Once a short sale is completed, the bank agrees not to pursue you for the deficiency. If the property goes through foreclosure instead, the bank can and typically will pursue you for that difference.
What happens to my credit score with a short sale versus a full foreclosure?
We’ve personally helped people purchase property again years after completing a short sale for them. We always recommend a short sale because it allows you to get back on your feet sooner. If you apply for a loan in the future and the lender sees a foreclosure, it signals that you walked away from the debt. If they see a short sale instead, it shows you did everything in your power to responsibly handle the situation.
Can I get any money at closing (relocation assistance) to help me move?
Yes. We always negotiate for relocation funds at closing and push to get our clients the maximum amount possible.
Who actually represents me in this negotiation — the buyer, the buyer’s negotiator, or do I need my own attorney?
Our entire team is involved in the negotiation — there’s no part of the process our departments don’t help with.
What’s my timeline — how fast can this actually close before the auction date?
We push to close as fast as possible, regardless of complicating factors — tenants in place, being in the final stage of foreclosure, none of it slows us down. We move fast, and you’ll see that firsthand.