The federal government provided new Home Affordable Modification Program (HAMP) outreach and communication guidelines for foreclosure actions while evaluating the borrower.  These guidelines provide additional protection for delinquent borrowers who have filed bankruptcy but would otherwise be eligible for HAMP benefits. Some key highlights from the directive include:

FORECLOSURE

  • The servicer must evaluate the borrower’s eligibility under HAMP and determine ineligibility before referring the borrower to foreclosure (or make “reasonable solicitation efforts”).
  • If foreclosure activity has already been initiated, the foreclosure sale cannot occur until after the servicer determines if the borrower is ineligible under HAMP (or makes “reasonable solicitation efforts”).
  • The servicer must give the borrower 30 days to respond to HAMP “Non-Approval Notices” in certain circumstances before conducting the foreclosure sale.
  • The servicer must provide, in writing, to the foreclosure attorney certification that the borrower is ineligible for HAMP before conducting the foreclosure sale.

 BANKRUPTCY

  •  A borrower in active Chapter 7 or Chapter 13 bankruptcy or the borrower’s attorney or bankruptcy trustee can request the servicer to consider the borrower under HAMP.  The servicer can no longer decline the borrower as a “proper exercise of discretion.”
  • If the borrower has been approved on a trial loan modification and files a Chapter 7 or Chapter 13, the servicer may not deny the borrower a permanent modification simply for filing bankruptcy.  
  • If a delinquent borrower has a discharged Chapter 7 and chooses not to reaffirm, the first lien mortgage debt is still eligible under HAMP with the following provision added to the permanent modification agreement: “I was discharged in a Chapter 7 bankruptcy proceeding subsequent to the execution of the loan documents. Based on this representation, the lender agrees that I will not have personal liability on the debt pursuant to this Agreement.”

Homeowners struggling to make mortgage payments or feeling their lender or servicer has not worked with them on a loan modification should call a bankruptcy attorney.  For a copy of the full disclosure, see Supplemental Directive 10-02.

Four Questions To Ask A Bankruptcy Lawyer Before Signing

Should I file for bankruptcy or do I have other options?

While this question might be broad, it allows your lawyer to discuss all of your options.  Your lawyer can discuss the benefits of Chapter 7 and Chapter 13, as well as options other than bankruptcy that you may not have considered yourself.  This overview may provide you with a clearer understanding of the pros and cons of filing bankruptcy.

Who will actually be handling my case?

In some cases, the lawyer you consult with will not actually be handling your case.  It is important to know who will handle your case and also whether this person is a lawyer.  In many consumer bankruptcy “mill” practices, a non-lawyer performs the majority of the work on your case.

How much of your time is devoted to bankruptcy cases?

Though some lawyers have 20 years of experience, they may only work on two or three bankruptcy cases a year.   Therefore, they will not be as experienced as lawyers who work bankruptcy exclusively for much shorter periods of time. Bankruptcy laws have recently changed so it is important to know that your lawyer is familiar with these new laws.

How much do you charge for your services?

This might seem like an obvious question to ask initially but there are benefits to waiting until the end of the consultation.  First of all, you can evaluate all of the other services the lawyer plans to provide.  Many of the consumer bankruptcy “mills” advertise a low price but their services are very limited and exclude many of the customary services.  Thus, your fee will increase exponentially to file your case. Also, it is important to know if there are any other expenses that may be incurred during the process that may be charged to you. With a lawyer, as with so many other goods and services, you get what you pay for.

Randy M. Creighton, Esq.

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What Bankruptcy Can Do for You

Bankruptcy has a bad reputation in our culture but the truth of the matter is that, for many people, it is absolutely the best option to escape the stress of insurmountable debt and to gain a fresh financial start. Here is a list of some potential benefits to filing for bankruptcy protection:

  • End those harassing phone calls and letters from debt collectors during the bankruptcy process and, for those debts that are discharged, for good!  Creditors and debt collectors must stop contacting you for the duration of your bankruptcy case.
  • Stop repossession of your property and force creditors to return property that was already repossessed.
  • Halt wage garnishment during the bankruptcy process.
  • Put an end to the foreclosure process and give yourself time to catch up on payments.  Just knowing that you won’t immediately lose your home can benefit you in so many ways.
  • “Strip down” your second mortgage to reduce overall house payment.  If the home’s value is less than or equal to what is owed on the first mortgage, Chapter 13 can be used to change the second, third etc. mortgage(s) into unsecured debt which doesn’t necessarily have to be paid in full, thereby reducing the overall house payment. Legislation is being considered right now, that may allow certain filers to “strip” the home down to its actual value which crams down both mortgages.
  • Dispute any claims from creditors that you believe are false or inflated to gain more from you than what they are owed.
  • Prevent your utilities from being cut off or, if they are cut off, require the utility company to restore service.
  • In a Chapter 13 bankruptcy, you may repay past-due taxes, alimony, child support, mortgage and car payments over a period of 3-5 years.
  • Possibly the most important benefit of bankruptcy is the allowance  for the discharge, or forgiveness, of most, if not all, of your debts.  Once you receive a bankruptcy discharge, you are no longer legally obligated to pay off those forgiven debts.

If you are seriously considering filing for bankruptcy protection, you may wish to consult a reputable and experienced bankruptcy attorney who can help guide you through the confusing and complicated process.  Having an attorney on your side can provide you with the peace of mind that comes from knowing all your bankruptcy bases are covered.

Randy M. Creighton, Esq.

Nevada Leads the Nation in Bankruptcy Filings

Highway exit BKNew Las Vegas bankruptcy data and Nevada bankruptcy data released by the government last week details just how bad the Nevada bankruptcy situation remains. The data set paints a grim economic picture, reinforcing the need for an experienced bankruptcy lawyer to help guide you through the process at a time when Nevada bankruptcy courts are experiencing unprecedented case volume. 

In Nevada, 24,765 new consumer cases were filed in the first ten months of 2009; a 62% increase over the previous year. Specifically, over the previous year Nevada Chapter 7 bankruptcy filings increased by 75%, Nevada Chapter 13 bankruptcy filings were up 50%, and Nevada Chapter 11 bankruptcy filings increased by 38%. 

Thus, it comes as no surprise that Nevada ranks first in bankruptcy filings per capita in 2009.  The top five states for bankruptcy filings per capita in 2009 are Nevada with 10.58 per 1000 population; Tennessee at 8.52, Georgia at 7.39, Alabama at 7.35, and, 7.30 in Indiana. 

Unfortunately, the upward trend of new filings shows no sign of abating. In Nevada, there were over 2,789 new filings in October of 2009, or a 60% increase overall compared to October 2008.  This amounts to the second highest monthly total since Congress enacted the new bankruptcy laws in 2005.   With Nevada’s unemployment rate remaining over 13%, bankruptcy filings are expected to continue to increase and possibly exceed 30,000 in 2009.  

A full-service Las Vegas  law firm can help you navigate the complexities of the bankruptcy process, explain the crucial differences between different sorts of filings, and design a personalized bankruptcy legal strategy for your specific circumstances.

Randy M. Creighton, Esq.

 

Chapter 13 – A Law With Benefits

question markMany debtors choose not to file for Chapter 13 bankruptcy because it requires repayment of at least a portion of their debts. Chapter 7 bankruptcy, another option, wipes out many debts entirely.  In some cases, however, Chapter 13 bankruptcy IS the better bankruptcy option. Furthermore, certain debtors don’t get to choose because not everyone is eligible for Chapter 7 bankruptcy leaving Chapter 13 as the only option available.   Here are some good reasons to file for Chapter 13:

When You Cannot File for Chapter 7

You will not be allowed to file for Chapter 7 if you cannot meet some new requirements imposed by the 2005 revisions to the bankruptcy laws. Under these new rules, you cannot file for Chapter 7 if both of the following are true: 

  • Your current monthly income over the six months prior to your filing date is more than the median income for a household of your size in your state (go to the website of the United States Trustee, www.usdoj.gov/ust, and click “Means Testing Information” to see the median figures for your state).
  • Your disposable income, after subtracting certain expenses and monthly payments for debts you would have to repay in Chapter 13, exceeds certain limits set by law. These calculations are commonly referred to as the “means test” — if you have the means to repay a certain amount of your debt through a Chapter 13 repayment plan, you flunk the test and are ineligible for Chapter 7 bankruptcy.

The means test can get fairly complex and, to make matter worse, Congress has its own definitions of “disposable income,” “current monthly income,” “expenses,” and other important terms which, in some cases, can make your income seem higher than it actually is. 

In addition, if you have received a Chapter 7 bankruptcy discharge within the last eight years or a Chapter 13 discharge within the last six years, you may not file for Chapter 7 bankruptcy. 

When You Are Behind On Your Mortgage or Car Loan 

If you want to make up the missed payments over time and reinstate the original agreement, you can in Chapter 13 bankruptcy. You cannot do this in Chapter 7 bankruptcy. 

When You Have a Debt That Cannot be Discharged in Chapter 7 

Tax obligations, student loans, or other debts that cannot be discharged in Chapter 7 can be included in your Chapter 13 plan and paid off over time. 

When You Have a Sincere Desire to Repay Your Debts

You can benefit from the protection of the bankruptcy court if creditors are coming after you. The Chapter 13 process also provides the formal structure and deadlines that can you might find helpful in order to follow through on your good intentions. 

When You Have Nonexempt Property You Want to Keep 

When you file for Chapter 7 bankruptcy, you may keep only exempt property defined as property protected from creditors under state or federal law. You must give your nonexempt property to the bankruptcy trustee who can sell it and distribute the proceeds to your creditors. 

In Chapter 13, however, you don’t have to give up any property. Instead, you repay your debts out of your income. Therefore, if you have nonexempt property that you do not want to part with, Chapter 13 might be the better choice. 

When You Have a Co-Debtor on a Personal Debt 

If you file for Chapter 7 bankruptcy, your co-debtor will still be on the hook which means  your creditor will undoubtedly go after the co-debtor for payment. If you file for Chapter 13 bankruptcy, the creditor will leave your co-debtor alone, as long as you keep up with your bankruptcy plan payments.

Randy M. Creighton, 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.

 

 


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