A New York Times article explains how A HIGH credit score won’t necessarily insulate borrowers from the home-foreclosure crisis.

Read the full story here

First-Time Homebuyer Credit

If you purchased a home in 2009, or the first four months of 2010 and are a first-time homebuyer or a long-time resident purchasing a new home,  you may be eligible to claim the First-Time Homebuyer Credit.  Here are five key factors to consider when claiming the tax credit:

  • You must enter into a binding contract to buy a principal residence on or before April 30, 2010.  If you enter into a contract by this date, you must close on the home on or before June 30, 2010;
  • A first-time homebuyer is someone who has not owned another principal residence during the three years prior to the date of the purchase;
  • A long-term resident homebuyer is someone who has lived in the same principal residence for any consecutive five-year period during the eight-year period that ended on the date the new home is purchased;
  • The maximum credit for a first-time homebuyer is $8,000 and the maximum credit for a long-term resident homebuyer is $6,500; and
  • You must file a paper return and attach a Form 5405, which must include a copy of a properly executed settlement statement used to complete such purchase.

For more information about the First-Time Homebuyer Credit, including details about documentation and other eligibility requirements, visit: www.IRS.gov/recovery.  

Randy M. Creighton, Esq.

Mortgage lenders pursue homeow…

Mortgage lenders pursue homeowners even after foreclosure(http://finance.yahoo.com/news/Mortgage-lenders-pursue-cnnm-3107909798.html?x=0)

Dennis G. Sartain of Hilliard, Ohio; and Bonnie Helt, of Columbus, Ohio, pleaded guilty on January 21, 2010, to conspiring to commit mortgage fraud, money laundering and obstruction of justice.  In a press release, the Justice Department and Internal Revenue Service (IRS) announced that Sartain, the accountant for co-defendant Thomas Parenteau, pleaded guilty to one count of conspiring to defraud the United States by impeding and impairing the IRS, one count of conspiring to commit money laundering, and one count of conspiring to obstruct justice.  Helt, a real estate agent for co-defendant Parenteau, pleaded guilty to one count of conspiring to commit bank and wire fraud and one count of conspiring to obstruct justice. 

According to the indictment and statements made at the plea hearing, Sartain conspired with Parenteau and others to prepare a $4.5 million fictitious loan application to refinance to improve a 30,000 square foot home.   As a result of the fraudulent loan documents, McCarty obtained nearly $4.5 million from one bank and an additional $1.5 million from a second bank, and she transferred the money to Parenteau.  From March 2004 through September 2006, Parenteau and Sartain dispersed in excess of $1 million of the loan proceeds back to McCarty by disguising the payments as payroll checks from Your Home Source (YHS) and JSS Investments, rental payments and consulting payments from YHS and other miscellaneous payments.   On Jan. 31, 2007, Parenteau and his wife refinanced the 30,000 square foot property and received a $12 million loan, which was used in part to pay off McCarty’s existing obligations at the two banks.

Helt admitted that from 2005 through 2007, she, Parenteau, and others negotiated and participated in real estate deals in which they sold luxury homes for a falsely inflated purchase price from the builder in exchange for undisclosed or disguised kickback.  In many of the transactions, the buyers misrepresented their income and assets in order to obtain financing of the inflated purchase price.  The buyers and sellers in the transactions attempted to justify the inflated purchase prices by creating false work change orders and addendums which created the appearance that the inflated price represented additional substantial work to be completed on the homes.  No such agreement was actually intended by any party.  Further, those documents were not disclosed to the lenders.  The object of each transaction was to use the loan proceeds in excess of the actual purchase price in order to fund hundreds of thousands of dollars in kickback payments to the buyers.  The loans associated with several of the real estate purchases have gone into default.

The U.S. District Court Judge Michael H. Watson has not scheduled a sentencing date.  Sartain faces a maximum sentence of 30 years in prison and a maximum fine of $1 million or twice the monetary loss or gain from the offense.  Helt faces a maximum sentence of 35 years in prison and a maximum fine of $1.25 million or twice the monetary loss or gain from the offense.

Carlos L. McDade, Esq.

Strategic Default

Voluntary strategic defaults pose a new wave of defaults hitting the already battered housing market.  A strategic default is voluntary.  It occurs when the borrower decides to stop making payments, or defaults on a home mortgage despite having the financial ability to make the payments.  Usually, this occurs after a substantial drop in the house’s estimated value, making the debt owed considerably greater than the value of the property.

Strategic defaults are a new phenomenon.  It use to be that Americans would do anything to pay their mortgage such as forgo a new car or a vacation or even put a younger family member to work.  The recent housing collapse, however, left 10.7 million families owing more than the worth of their homes.  As a result, some of these homeowners are making calculated decisions to hang onto their money and letting their homes go. Is this irresponsible?

Businesses make such calculations routinely.  For example, Morgan Stanley recently decided to stop making payments on five (5) San Francisco office buildings which it purchased at the height of the boom and their value had plunged.  Big businesses have routinely made calculated decisions to no longer make debt payments because they would never be able to recover the initial investment price.

Although nobody has accused Morgan Stanley of immorality, the average American would be considered dishonest for not honoring his debts according to some in the mortgage industry and government.   Former Treasury Secretary Henry M. Paulson Jr. declared that “any homeowner who can afford his mortgage payment but chooses to walk away from an underwater property is simply a speculator … and one who is not honoring his obligation.”  Ironically, Paulson did not seem so censorious of speculation during his 32-year career at Goldman Sachs.

President Obama’s administration continued this moral suasion as he urged homeowners to follow the “responsible” course.  Moreover, HUD-approved housing counselors routinely urge people against foreclosure.  Such counseling results, in many cases, contribute to people throwing away money.  Brent White, a University of Arizona law professor, notes that a family who bought a three-bedroom home in Salinas, California at the market top in 2006, with no down payment would, theoretically, have to wait 60 years to recover their equity.  On the other hand, if they voluntarily defaulted on their mortgage and walked away from their home, they could rent a similar house for a pittance of their monthly mortgage.  Granted, their credit would be bruised but ultimately, they would recover faster than their equity-position.

There are two reasons why so-called strategic defaults have been considered antisocial and perhaps amoral.  One is that foreclosures depress the neighborhood and drive down prices.  In a free market society, however, people are not responsible for the economic effects of their actions.  For example, oil speculators help drive up gasoline prices.  Every hedge fund that speculates against a bank by purchasing credit-default swaps on its bonds signals skepticism about the bank’s creditworthiness and helps to drive up costs for the bank to borrow and, in turn, to issue loans.  For a free market to work, we must all be economic pin balls, insensibly colliding for better or worse.

The other reason is that defaults degrade the credit character of the borrower.  Once, perhaps, when the relationship was with a banker who held onto a mortgage for thirty (30) years, there was a moral high ground.  These days, however, lenders typically unload mortgages within days or minutes.  The relationship centers more on the value of the asset rather than the bond between lender and borrower.  The moral hazard, one could argue, begins with the lender.

Compare a private-equity firm that shuts down a factory because the company is worth more dead than alive or fires a money-losing hedge-fund manager.  Rather than trying to earn back investors’ lost capital, they start new funds to rake in fresh incentives.  In both these situations, it is not the relationship that decides whether to forego the asset but rather the economics of the situation, or, which option is more profitable in the long run.

Pundits adverse to strategic defaults forget that the borrower does not escape unharmed.  Mortgage holders sign a promissory note which is a promise to pay and the contract explicitly details the penalty for nonpayment; a surrender of the property.  The borrower isn’t escaping the consequences; he is suffering them by losing the property.

Given that nearly sixty-five percent (65%) of mortgages in Nevada are underwater, it is surprising that more people haven’t defaulted.  People are not walking because of the desire to avoid shame or overblown fears of harm to credit ratings.  Some homeowners remain under a delusion that their homes will quickly return to value at the same rate housing prices increased in the early to mid 2000’s.  The reality of the situation is that home prices will take years, if not decades, to return to price levels seen in 2005-2006.

As such, the government should stop perpetuating default “scare stories” and, indeed, should encourage borrowers to default when it’s in their economic interest or push lenders to modify loans in a meaningful manner.  Such action would correct the prevailing imbalance of homeowners operating under a “powerful moral constraint” while lenders try to maximize profits.  More importantly, it might get the system “unstuck”.  If lenders feared an avalanche of strategic defaults, they would have an incentive to renegotiate loan terms.  This, in theory, could produce a wave of loan modifications; the very goal the U.S. Treasury has been pursuing to end the crisis, preserve ownership and stem the tide of falling home prices.

No one says defaulting on a contract should be the preference or that, in a perfectly functioning society, defaults should be the rule. But to put the onus for restraint on ordinary homeowners seems rather strange when big business is not pressed to do the same.

The continuing investment of dollars, either in a business or residence, should always make sense.

Tisha Black-Chernine, Esq.

Bankruptcy FAQ

 1.         What is a Chapter 7 bankruptcy and/or a Chapter 13 bankruptcy?

Chapter 7 bankruptcy is a liquidation proceeding. The debtor turns over all non-exempt property to the bankruptcy trustee who then converts it to cash for distribution to the creditors. The debtor receives a discharge of all dischargeable debts usually within four months. In the vast majority of cases the debtors have no assets that they would lose so Chapter 7 will give that person a relatively quick “fresh start”.

Chapter 13 Bankruptcy is also known as a reorganization bankruptcy. In Chapter 13, the debtors retain ownership and possession of all of their assets, but must allocate their future income to repaying creditors, generally over a period of three to five years. The amount to repay depends on how much is earned, the amount and types of debt owed, and how much property is owned.bk

Perhaps most significantly, Chapter 13 offers homeowners an opportunity to save their homes from foreclosure. Under this chapter, homeowners can stop foreclosure proceedings and pay mortgage or car arrearages current during the next 30-60 months. This prevents the need to do so immediately to avoid foreclosure or repossession. Nevertheless, all mortgage payments are due during the Chapter 13 plan on time.

Another benefit of a Chapter 13 bankruptcy is the debtors may retain all their property that would otherwise be liquidated by a Chapter 7 bankruptcy Trustee.  

2.         If I file for bankruptcy can I keep my property?

Probably.  When you file a Chapter 7 bankruptcy you are allowed to keep certain property that is deemed “exempt,” subject to a monetary limit.  Under Nevada law, you are allowed to keep your house, car, clothing, jewelry, bank accounts, household goods, money and so on.  However, issues surrounding exemptions can be quite complex and you should discuss your case with an attorney.

If you file for Chapter 13 bankruptcy, you don’t have to hand over any of your property. Instead, you repay your debts out of your income. In exchange for keeping your property, your plan will have to pay your creditors at least the value of your nonexempt property.

3.      Can I keep my car and/or house after bankruptcy?

Probably.  Regardless of whether you file Chapter 7 or Chapter 13 bankruptcy, you are allowed to keep your car and/or home as long as the equity in such property does not exceed Nevada’s exemption limit. Equity is what the property is worth minus what you owe on it. So, if your car is worth $10,000 and you owe $5,000 on it, there is $5,000 in equity.

In Nevada, you are allowed to protect up to $550,000 of your home’s equity and $15,000 in your car’s equity.   For example, if your house is worth $200,000, and you owe $98,000 on a first mortgage and $2,000 in taxes, you would have $100,000 in equity, ($200,000 less total mortgages and liens of $100,000), and thus, be able to keep your house.

However, even if you qualify to keep your house and/or car because your equity in these properties does not exceed Nevada’s exemption limit, you can only keep them if you are current on these payments.  If you are not current, you can file Chapter 13 bankruptcy that will allow you to repay the past-due amounts over three to five years. Your lawyer will be able to guide you in this regard. 

4.      Can bankruptcy stop foreclosure?

 Yes. When you file bankruptcy an automatic stay goes into effect, which will prohibit any creditors from trying to collect the debts you owe, including a foreclosure on your home.  It’s automatic because no action is required to obtain the stay other than filing your bankruptcy petition.  

5.      Will bankruptcy stop creditors from trying to collect the debts I owe?

Yes.   Again, when you file bankruptcy the automatic stay prohibits any creditors from trying to collect the debts you owe.  Thus, a creditor cannot continue pursuing collection actions (calls to your home, work, cell phone, letters, lawsuits, and so on) after a bankruptcy case is filed.

6.      Can I stop a garnishment of my bank account or paycheck?

Yes. Almost all garnishments can be stopped with the exception of child support or spousal support obligations. Some creditors that hold claims that will not be discharged like student loans can start garnishment again as soon as your discharge is entered.

7.      How long will a Chapter 7 or a Chapter 13 bankruptcy stay on my credit report?

A Chapter 7 will stay on your credit report for 10 years from the date of filing and a Chapter 13 will stay on the credit report for 7 years from the date of filing.

8.      Will I be able to buy a car or a house after I have filed for bankruptcy?

The simple answer is yes. Most individuals will be able to purchase a car within a few months of their bankruptcy case being discharged. Therefore, a wise financial move may be to surrender a car that is upside down (meaning it has a lot of negative equity). An individual should be smart and shop around for the best offer and not accept the first car creditor’s offer that is presented to them.

In regards to purchasing a house, realtors advise waiting at least 2 years before becoming eligible to qualify for a home mortgage. However the individuals must keep their credit in good standing during this time and try to rebuild their credit by obtaining one or two debts and keep them current. Remember, a bankruptcy stays on an individual’s credit report for 10 years but does not keep one from rebuilding credit during that time.

9.      May employers or governmental agencies discriminate against someone who files bankruptcy?

No. It is illegal for either private or governmental employers to discriminate against a person as to employment due to bankruptcy. It is also illegal for local, state, or federal governmental units to discriminate against a person as to the granting of licenses, including driver’s license, permits, student loans, and similar grants because that person has filed bankruptcy.

10.  May bankruptcy eliminate my second mortgage?

Yes, but only if you file a Chapter 13 bankruptcy petition.  If you have multiple mortgages on your home and the balance on the first mortgage is greater that what your house is currently worth, your attorney can ask the court to strip away your second mortgage. Your second mortgage can then be converted to unsecured debt and included in a Chapter 13 Bankruptcy repayment plan, where at the end of the repayment period any remaining amount will be discharged.

11.  What’s a discharge?

A discharge is an order from the bankruptcy court stating that you are no longer obligated on any of the debts you listed in your bankruptcy case, therefore the creditors no longer have the right to collect those debts. In most cases, it is the reason a person files bankruptcy. In a Chapter 7 case, the court issues the discharge order about three months after the 341 hearing. In a Chapter 13 case, the court issues the discharge order about one month after you have made all the payments required under your Chapter 13 plan.

12.  Which debts are dischargeable?

If the bankruptcy court grants a discharge in your bankruptcy case, you are no longer legally obligated to pay most debts such as: 

  • credit card balances
  • deficiencies on auto repossessions
  • medical bills
  • judgments
  • personal loans.

In order for debts to be discharged, they must exist on the date the bankruptcy case was filed and be properly listed in the bankruptcy.

 In addition, creditors are prohibited from attempting to collect a debt that has been discharged. Therefore, creditors cannot contact you by mail, phone, or otherwise, file or continue a lawsuit, or attach wages or other property. It is important to understand that if a creditor has a security interest against your property (personal or real) and you are not current on those payments, they may still proceed against that security interest and try to take back possession. They may not, however, seek to collect any money from you for a debt that has been discharged.

 13.  What debts are not dischargeable in bankruptcy, or in other words, which debts will I be required to pay back regardless of bankruptcy?

 As a general rule, certain debts cannot be discharged, and thus, you are still legally obligated to pay these debts.   These include taxes (in most cases), alimony, child support, student loans, criminal fines, debts related to drunk driving, debts not listed in the bankruptcy petition, and certain debts incurred within 60 days of filing the petition.

A few exceptions to the general rule of nondischargeability exist, but they are difficult to establish and typically require a filing with the Court of, in addition to the Chapter 7 petition, a Complaint to Determine Dischargeability.  For example, 11 U.S.C.A. §523(a)(8) allows a student loan to be discharged if it is (1) not “insured or guaranteed by a governmental unit,” and not “made under any program funded in whole or in part by a governmental unit or nonprofit institution.”   A student loan may also be discharged if repaying it will “impose an undue hardship on debtor and the debtor’s dependents.”  But the “undue hardship” exception is difficult to establish.  Any questions regarding these debts should be discussed with your attorney.

 14.  How long does it take to obtain a discharge?

 In a Chapter 7 case, the court issues the discharge order about four to six months after the filing of the petition. In a Chapter 13 case, the court issues the discharge order about one month after you have made all the payments required under your Chapter 13 plan.

15.  Will bankruptcy affect my spouse?

Your spouse will not be affected by your bankruptcy if they are not responsible (did not sign an agreement or contract) for any of your debt. If they have a supplemental credit card they are probably responsible for that debt. However, in community property states, such as Nevada, either spouse can incur a debt without the other spouse’s signature on anything, and still obligate the marital community. There are a few exceptions to that rule. For instance the purchase or sale of real estate requires both spouses’ signatures on contracts. But the day to day debts, such as credit cards, do NOT require both spouses to have signed.

 Your lawyer will be able to guide you in this regard.

16.  I am a co-signer for a debt. How does bankruptcy affect my obligation?

If the debt is primarily your debt, then you must provide for payment under your Chapter 13 plan. If the debt is primarily the debt of the person with whom you co-signed, then you may provide for payment of the debt under your Chapter 13 plan. If your plan does not provide for full payment of the co-signed debt, the creditor could get permission from the Court to collect the debt from the co-debtor. While you are in Chapter 13, and if your plan provides for full payment of the debt, the co-debtor is protected against collection efforts outside the Court.

17.  Will I have to go to court?

In a Chapter 7 bankruptcy case, you generally would not have to appear in court. Debtors are required to attend a creditors’ meeting at the Trustee’s office, during which the Trustee and creditors can ask the debtor questions regarding their finances.  In a Chapter 13 bankruptcy case, there is a plan confirmation hearing that is also required.

Randy Creighton, Esq.

 

 

Government Helps Make Loan Modifications Permanent

White House Rose GardenIf you are a homeowner who has received a home mortgage loan modification recently, chances are your lender offered you a three-month trial program. The three-month trial program is a creation of the Federal Government’s Making Homes Affordable Program (MHA).  Homeowners are required to make a mortgage payment for three months in a row, normally on the first of each month.  The homeowner must make the payments on-time and not miss a single one in order to qualify for a loan modification under the MHA Program.  At the end of the three months, lenders consider the financial circumstances of the qualifying homeowners and may offer a loan modification.  If the lender participates, the lender receives financial incentives from the government.  However, the lender is not required to offer up a loan modification at the end of the three months.

Many homeowners have expressed concern because they are doing their part by paying the three monthly payments but the banks are not required to offer a reasonable loan modification even if the homeowner successfully completes the three-month trial program. In response, President Obama’s administration “kicked off” a new program on November 30, 2009, to help homeowners get a permanent loan modification after their three months of payments.  The program is being administered by the Department of Housing and Urban Development (HUD).

The Home Affordable Modification Program (HAMP) has helped more than 650,000 homeowners.  There are currently 375,000 homeowners in the three month trial program.  This program is designed to make temporary assistance into permanent results.

Nevada homeowners should recall that if they are put into foreclosure on their residential Nevada home, they may use the Nevada Foreclosure Mediation Program to force the lender to negotiate in good faith.  The homeowner may try to get into a HAMP loan modification in the mediation process.  Using the mediation process can give a homeowner additional leverage when negotiating with a bank. 

To view the government’s press release regarding the new campaign click here

Carlos McDade, Esq.

 

bILLSNevada Supreme Court Justice James W. Hardesty announced that more than 3,400 homeowners who received notices of default have requested mediation in the Nevada Foreclosure Mediation Program as they seek to hold on to their homes.  Since the program first began on July 1, 2009, 372 mediations have been conducted and another 805 mediations have been scheduled.  An additional 1,401 cases have been assigned to mediators, who are working to schedule and hold those mediations within 90 days of the notices of default being recorded.  Justice Hardesty announced that the statistics are current as of November 16, 2009

Important Note to Homeowners:  If you receive a “Notice of Default and Election to Sell,” you must sign the application form and mail it with $200.00 in certified funds within 30 days from the day you receive your notice to seek mediation.  You should receive two copies of the application form.  Sign both and mail them in the supplied envelopes.  Mail one copy of the application and your $200.00 certified funds using the supplied envelope addressed to the Nevada Foreclosure Mediation Program Office.  If you do not receive any application forms or envelopes, contact the Foreclosure Mediation Program

Currently, the Foreclosure Mediation Program has 95 mediators who have been appointed by the Supreme Court.  Those mediators have all been through rigorous training designed to teach the mediators the intricacies of the mortgage loan and foreclosure process and some mediation techniques.  Another 80 mediators have been trained recently and the Supreme Court will select from the list of those who successfully completed the training.

Justice Hardesty provided the following statistics regarding the program:

  • Notices of Default filed:                 29,242 (July through October)
  • Requests for mediation:                3,446
  • Mediations conducted:                  372
  • Mediations scheduled:                   805
  • Cases processed and
    ready for mediations
    to be scheduled                               1,402

(All statistics beginning July 1, 2009, and as of November 16, 2009 unless noted)

Carlos L. McDade, Esq.

Mediator

RJ Article featuring Tisha Bla…

RJ Article featuring Tisha Black-Chernine, Esq. http://bit.ly/i26M0

 
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