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Mortgage loan modification: Keeps foreclosure away

I was out of work for 3 months back in the late spring and early summer. After I obtained a new job I spoke with my lender and they wanted me to pay a three month "good faith" payment which was only a little above my current payment. I paid those 3 "good faith" payments and now I received a loan modification letter. The letter sets my loan back to 360 months and totally offsets the 2 years I have been paying on the loan. I owed 78,000 on my home and now according to this i will now owe 84,000. THis also increased my monthly payment by over $105 a month. THere is no way I can afford this. I thought a mortgage modification is supposed to help not hurt?? Any ideas on what I should do, I am very confused and lost. THanks in advance.

Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi,

I think you should contact your lender immediately and ask for the details of how the mortgage has been calculated. What seems to me is, you have good amount of dues on your mortgage, which have been added to your existing loan balance. That's the reason your monthly payments have increased. But I'm not getting why the lender has offset payments for the past 2 years. Why did you sign the doc prior to asking the lender. I suppose he has sent you the letter after the payments were decided upon, isn't it?

[quote:b45ed812a5]I thought a mortgage modification is supposed to help not hurt?? [/quote:b45ed812a5]
Mortgage loan modifications help one stop foreclosure on his home. But it may not be suitable for all. It depends upon the borrower's situation as to whether a modification would suit him better. Loan modification hurts if payments are raised instead of being lowered. So, one needs to understand the plan he's being offered. Then only he should sign on the paperwork sent by the lender.

Did the lender provide you with a written document that you will be regular once you pay the 3 good faith payments?

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spyne's picture
spyne | Joined: November 13, 2007 03:03 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

I already paid the 3 good faith payments. THey sent me the full mortgage modification document that I am supposed to sign and send back in with in 5 days. I did call them when I received the information and the first girl I talked with was not answering my questions so I asked to speak with supervisor. I was very calm and collected and from the onset of this call with the supervisor he was VERY argumentative to me to the point where I said he was starting to get me angry due to his tone. They never contacted me after I made the last good faith payment and just sent me this document. It puts me back at 360 months and added almost 6,000 dollars to my principal and raised my monthly payment at the same time. I'm just not sure what is going on because I was not able to get ANY information or questions answered when I called.

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spyne's picture
spyne | Joined: November 13, 2007 03:03 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Well that is the problem with the current modification. It is going to be extremely difficult to afford the upward payment now. THe only info I can tell from the document is that I am $1400 past due. I just can not seem to figure out where the other 4600 came from. The guy on the phone told me it was due to costs for basically re-doing the loan. Feels like I am paying for closing costs again......

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larry2's picture
larry2 | Joined: June 27, 2007 02:50 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi,

Before taking a decision you need to consider what is the best option for you and what you can afford. If you find that mortgage modification is hurting you rather than helping you, why would you go for it?

Do you know how does a loan modification work? Do you know how mortgage loan modification may help you? The best thing is that you can avoid the foreclosure. Thus you can save your credit score falling down drastically. If you go through the foreclosure proceeding, your credit will drop 200 to 300 points and it will be shown on you credit report for the 7 to 10 years. Above all, you might not be able to get any loan in coming 2 or 3 years. Loan modification will not hurt your credit score, unless your have defaulted your payments for more than 3 months. If you defalut your mortgage payments for more than 3 months and the lender reports it to the credit bureau, then your credit score may get reduced by few points.

Thanks,
Larry

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

You could also be paying for attorney fees. If you were three months behind, you may have been in foreclosure, which will add a signficant amount of cost to your loan. This would also be indicated on your credit report. Which could limit your other options.

Good luck.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

How to qualify for modification? Does lender requires filed 1040 tax forms as part of mortgage loan modification? Thanks, Ron

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sara's picture
sara | Joined: July 5, 2006 03:16 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi ran,

In order to qualify for loan modification, you will have to fulfill certain conditions. You can refer to the "Are you eligible for mortgage modifications?" section in the above article and get to know about them.

Lenders may check form 1040 when you request for loan modification. But aren't you able to show your paystubs for the past 2 months?

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

How a Real Estate broker or a mortgage company get paid if they performe ( help ) a modification on behalf of a borrower?

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

my broker is currently helping me with my loan modfication, will they get paid by doing so?

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jameshogg's picture
jameshogg | Joined: December 20, 2005 02:58 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi Momo and baljit,

Welcome to forums.

It's the [url=http://www.mortgagefit.com/loss-mitigation.html]loss mitigation[/url] department of a mortgage company or broker (who's also a lender) company that works with the borrower for a loan modification program. And the company gets the money it has invested on the borrower's property provided the latter is able to follow the modification plan in a proper way.

By the way, do you wish to know if you need to pay the broker for loan modification? well, this depends on the lender/broker you're dealing with.

Thanks

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

WHAT IF YOU DON'T HAVE THE MONEY THEY ASK FOR UPFRONT ONCE THE LOAN HAS BEEN MODIFIED

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

WHAT IF AFTER i GET THE MODIFIED PAPER WORK i CAN'T PAY THE UP FRONT PAYMENT

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smith.sussane's picture
smith.sussane | Joined: September 18, 2008 09:57 pm | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi Guest!

Welcome to the forums!

You will have to immediately contact the lender and consult with him. If you are unable to pay then it can be taken as a default and the lender can foreclose your house.

Feel free to ask if you have further queries.

Sussane

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

I sent the papers back unacceptable
on the modification. It did not help
lower my payment. I owe 210,000 on
an 87,000home. I do not care what they do I will not pay that money! Wells fargo told me when I bought the home it was worth 250,000 so I
gave 25,000 down and now they say
sorry!!! My credit score was 800 until
this is happening. My income is 50% lower than when I purchased the home. I followed all the steps hardship letter, profit & loss sent to
loss mitigation and was assigned a negotiator who called and said we
have an agreement for you. I want
4.5 interest for 40 years I got a reduction of 60.00 a month if I send
5800 dollars. How does this modification work. plus my mtg is not
owned by wells fargo. Please explain
what you can to me. Thanks

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smith.sussane's picture
smith.sussane | Joined: September 18, 2008 09:57 pm | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi eulyth!

Welcome to the forums!

If you have enough savings or cash in hand, I think you should pay 5800$ and go for the plan. $0 years loan term is a long time and 4.5% interest is too low. I have doubts whether the lender will keep this for a long time. Moreover you never know how your financial situation will be in this span of 40 years. I think what the lender is offering you is pretty good.

Feel free to ask if you have further queries.

Sussane

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

If I have a fixed rate on a 5 year arm and paying the minimum payment instead of the interest only or 30 year option may Indy Mac offer relief to me?

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi Scott69!

In my opinion, a 30 year fixed mortgage is always better than a 5/1 year ARM.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi,
I have filed a [url=http://www.mortgagefit.com/bankruptcy/chapter13.html]Chapter 13 bankruptcy[/url] 2 years ago, and this did not work for me. I converted my chapter 13 to a chapter 7. Iam in the rears with my mortgage lender about 20k, will a modification work for me? Will they want too much up front?

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smith.sussane's picture
smith.sussane | Joined: September 18, 2008 09:57 pm | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi mortgage info!

Welcome to the forums!

As far as I know, you can go for loan modification. Yes, the lenders may demand too much upfront. Again this will vary from one lender to another.

Sussane

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

I asked my lender if we could have a loan modification due to we could not afford the repayment plan. It has taken them a long time to let us know if we qualified or not, they said we did but they want us to western union $500 or money gram it before we recieve any paper work or before they submit the paper work to the investor. I am a little scared to send the money, because we were headed for foreclosure and they claimed that they put foreclosure on hold until the investor looks over and approves the modification.

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jerry's picture
jerry | Joined: October 17, 2005 03:24 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi Pam

I can understand your situation. You can speak the lender and check with them if you can personally give them the money rather than sending it through western union or money gram. You can even ask if they will be giving you a receipt of the transaction.

Thanks,

Jerry

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

HI I have a home in Georgia. Here the rule with foreclosure are very quick for the state. The lender can take the house back in 60 days. I contacted IndyMac Fed Bank and asked for a loan modification, even though I am current, due to a layoff at my job. I found a new job but it pays less. IndyMac said they would not do a loan modification for me since I was NOT behind on my mortgage. My concern is that I was reaching out to them to help me. The problem is how do I know they won't foreclose on me before I get help to modify my loan? Since it didn't work with going to the lender directly, should I find a loan modification company and can you recommend a "honest and reliable" one?

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jameshogg's picture
jameshogg | Joined: December 20, 2005 02:58 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi Cindy!

As you are not late on payments, the lender will not agree to give you a loan modification. You can have a talk with the lender tell him your situation. If not loan modification, the lender may agree on some other plan.

There is nothing called loan modification company but yes there are loan modification specialists who can talk to the lender on your behalf. You can speak to one of those specialists.

Thanks.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

we live in vegas and my husband lost his job 4 months ago - we have a mortgage of 268,000 and have not been able to pay it the last two months - since all the homes in vegas have lost value of about 50% our home is only valued at maybe 150,000 now - where can be go for help without letting our house go into foreclosure?

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jerry's picture
jerry | Joined: October 17, 2005 03:24 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi xyz!

You should speak to the lender and check if he can offer you a loan modification plan or the option for forbearance. You can even try for a short sale but remember that you will have to pay back the deficient amount to the lender. There are various other ways to [url=http://www.mortgagefit.com/foreclosure/17ways-avoid.html]avoid foreclosure[/url]. To know more, check the following link:
http://www.mortgagefit.com/foreclosure/17ways-avoid.html

Thanks,

Jerry

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Would you please recommend the broker that can help me negotiatate with my mortgage for the forberance? I have mortgage with Citilending mortgage. I got denied for the loan modification plan. I really don't know what to do. My husband got laid off almost 1 year and he tried to find a job but there is nothing for him at all so we have to take over the restaurant business. I restuarant just open and it still hasn't make money for our expenses yet. I also got diganosted for a breast cancer so we are in a very bad situation right now. I really don't know who can help us. If you can recommend the company that really can help us not just try to get our money; I am really appreciate it. my email address is "tammy0712@bellsouth.net"
[size=9:69528d76d1][color=Red:69528d76d1]
[Lin deactivated as per forum rules. Thanks.][/color:69528d76d1][/size:69528d76d1]

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adonis's picture
adonis | Joined: October 22, 2005 05:04 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Welcome guest,

I can understand that you are going through a tough situation right now. Be patient and I think you will be able to come out of the situation. As far as a loan modification is concerned, did the lender give you any reason as to why they have denied it?

Lenders accept a loan modification mostly when you have been delinquent on your payments for a month. In case, if you are current on your payments, then the lender will not accept it. You can contact a [url=http://www.mortgagefit.com/loss-mitigation.html]loss mitigation[/url] expert who can help you in negotiating with the lender.

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lawbuff6918's picture
lawbuff6918 | Joined: January 15, 2009 01:20 pm | Posts: 0 | Location: New Jersey | 00 Dollars($)

I have been in the process of "working" with my lender on a loan modification since September. This is the ONLY option we have left. We wanted to downsize and lower our house payments for over a year, but because of the market conditions/economy, could not [url=http://www.mortgagefit.com/refinance.html]refinance[/url] because there is no equity and we can't sell because of all of the vacant and foreclosed homes already saturating the market in our area that have brought our values way down.

Our goal (with the modification) is to lower the monthly payments on our mortgage and the principal balance. I can't see how the bank will be able to lower the monthly payments without lowering the balance. Our home's current value is less than half of what we paid in 2006. We do not have a sub-prime loan or any other liens on the property. Despite putting $20K down at the time we purchased it, poof.....it's ALL gone!

My lender sends letters to us stating that they have no interest in foreclosing on our home (or anyone else's) and wants to work with us to preserve our homeownership status. I just don't understand why they are taking so long to present an offer or give us a denial letter? Are these institutions that overwhelmed? Why drag it out for months?

Also, I was wondering if anyone out there knows the success rate of a bank lowering the principal balance on the loan to fit what the current value of the home is? In my opinion, it does not make sound financial sense to continue to pay on a home loan of $360K when the house is now worth $160K. Hopefully the bank will work with us. If not, the sad fact is they will have another foreclosure to add to their books. If we have to move, it will be an emotional time for sure :cry: , but I think we would rather take the 7 year "hit" to our credit score then continue to throw good money at bad money any longer. Any thoughts or comments would be greatly appreciated.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

I don't want to pay big bucks to someone to help me do a loan mod. I found several e-books online that look great. The one I liked the most was called Loan Mods Done Right. it was from loanmodificationbookstore .com. It was only 20 bucks, and offered tons of free stuff with it. Has anyone tried an e-book to negotiate their loan modification?

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

do I really need to pay $$$$ for a loan mod. I thought they were free. what about an e-book to do it. I see them everywhere online. The prices are all over. 20-500 bucks. I found what looks like a great book at loanmodificationbookstore .com that looks excllent for only 20 bucks. Has anyone tried it?

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adonis's picture
adonis | Joined: October 22, 2005 05:04 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Welcome needhelpbad,

I would suggest you to follow what your lender has suggested. As far as I know, you will not need to pay dollars for a loan modification. To know what loan modification is all about, check out the given link:
http://www.mortgagefit.com/know-how/loan-modification.html

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

we had gotten behind on our loan 1yr ago and they did a loan modifcation
now we have fallen behind again can we be approved for a new modifcation within a 12 mth period
thank you for your help

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adonis's picture
adonis | Joined: October 22, 2005 05:04 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

It's good to hear that your lender has agreed for a loan modification and I hope now you will be able to pay off the debts.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

I meet all of the loan modification requirements except my mortgage is not 3 months deliquent. My loan is not deliquent at all but countrywide paid my taxes for 2 years and increased my loan payment from 960.00 to 2200.00 there is no way I can pay this new loan amount.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

I fell behind in my payments with countrywide in June of 08 then they added house insurance premium from a escrow account i didnt have i was served foreclosure papers in Sept 08. In nov i contacted CW for loan modification i submitted paperwork as requested and today I received a letter of deniel stating that cw is not delegated by one of the investors to perform modifications on the loan and if my house is in foreclosure I will receive a notice of date of trustee sale. Now what do i do can i resubit another application for modification god i am sick to my stomach..help

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adonis's picture
adonis | Joined: October 22, 2005 05:04 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Welcome,

To GMA,

You can contact Countrywide and inform them about the hardship that you are facing. I don't think you need to be 3 months delinquent on the mortgage. If you are 1 month late on your payments, the lender may accept a loan modification.

To Guest,

As a foreclosure notice has been already served to you, may be that's the reason why the lender is not accepting a loan modification. In my opinion, you should try and negotiate with the lender so that he agrees to it.

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waitejks's picture
waitejks | Joined: February 16, 2009 11:41 pm | Posts: 0 | Location: New Jersey | 00 Dollars($)

Does a foreclosure in Fl on an investment property legally allow the lender to take your personal residence as payment for the deficiency judgement?

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Niicss's picture
Niicss | Joined: October 3, 2005 11:54 pm | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi waitejks

If you are unable to pay the deficient amount resulting from the foreclosure of the property, the lender may place a lien on your personal residence. When you sell your personal residence, the lender will have the right to claim his dues.

Thanks.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

i am with country wide lenders i fell behide in payments, and my brother lwas laid off, i dont want to lose my house and land what do we do my brother stays in the house . i live in GA.can i remodify my loan the house was paid for and we got a secound morgage.

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adonis's picture
adonis | Joined: October 22, 2005 05:04 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

You need to contact your lender and apply for a loan modification by writing a hardship letter. If the lender accepts your request, then the [url=http://www.mortgagefit.com/loss-mitigation.html]loss mitigation[/url] department of the lender will contact you.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

my name is on a two family name mortgage and I need to get my name off. what are my options? I have been thinking of short sale but I am concern about my credit

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

My sister asked me to make her mortgage payment for her this month. I'm willing to do it one time. I don't want to be dragged into her financial mess and I wonder if writing a personal check will alert the lender to contact me for further payments. Is there any risk?

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sara's picture
sara | Joined: July 5, 2006 03:16 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi,

To Matty,

In order to get your name off the mortgage, you don't have to go for a short sale. You can ask the other person on the mortgage doc to [url=http://www.mortgagefit.com/refinance.html]refinance[/url] it in his/her name. Once the other person refinances the mortgage, your name will be removed from it.

To Guest,

I don't think there would be any risk if you pay the the mortgage dues of your sister for one month. As your name is not on the mortgage that your sister has taken, the lender will not have the legal right to claim the dues from you.

Take Care.

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Oirizarry's picture
Oirizarry | Joined: February 27, 2009 08:59 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

After 4 months trying to get a Loan Modification with Countrywide -NACA representing me, they gave me a proposal for 6.25% for 30 years including taxes & insurance paying $3.414.97 a month. NACA proposed 3.0% and CW rejected it therefore I declined the first proposal by asking if they can offer me something more affortable rate and they came back after waiting 1 month and gave me a 2nd proposal which I don't know if I should take or not, here it is: 4.5% for 2 years, than 5.0% for another 2 years and 5.5% for the remainder of the loan also including taxes and insurance but what I don't like about this is the changes, I want something to stay fixed for the remainder of the loan, What should I do? If I declined this 2nd proposal I will have to wait another month or two since they are very slow and my credit is going to be hurst since I'm now delinquent 3 month, please advise me? NACA has not been any help as I though. Please advise, I don't want to go on foreclosure if I keep waiting and maybe at the end they would not do anything for me!

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jameshogg's picture
jameshogg | Joined: December 20, 2005 02:58 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Hi Oirizarry,

Your query has been answered in the given link:
http://www.mortgagefit.com/problems/foreclosure-modification.html#79739

Please take a look at it. I hope it will help you.

Thanks

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

In 2007 my income was 14,000 then I changed jobs and in 2008 it was $120,000 net, I also becme self employed that year, will my mortgage holder look at the past two years for consideration of a loan modification? I has many personal loans from family that were paid back in 2008 and im behind by 6 months in payments now,

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adonis's picture
adonis | Joined: October 22, 2005 05:04 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

Welcome NoCo,

The lender will definitely check your financial situation before approving a loan modification. If you can prove that you are presently facing a hardship due to which you are unable to pay the dues, then he may approve the modification.

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Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

I've been in talks with a negotiator in Arkansas. They said I could stop paying a $200,000 mortgage as I'm upside down and I've recently filed bankruptcy too. Well the mortgage is an option arm …just ask me what it is…and I'll tell you guys I was just ripped off by my lender who said it was an excellent product and had very low rates..who knew the rates would just go up like anything and bring havoc in my life..anyway, so this negotiator now asks me to stop making min payments on the arm so that they could negotiate for a loan modification. I also got in touch with the lender's [url=http://www.mortgagefit.com/loss-mitigation.html]loss mitigation[/url] department and we're to meet next week. They want me to show them all my income docs, letters I've send them and a whole lot of stuff… The dept knows I've filed ch7 but they didn't seem to react to the fact that I need to stop payment. Do I really need to be current or can I just stop paying?does that help in any way??

Like | Dislike | Share | Posted: Fri, 02/05/2016 - 00:34 | Post subject:

Anonymous's picture
Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

My loan is $395,000 at 5.35% 30 years fixed.We are retired and our main income is my s.security and my wife's also.We do have some money invested in our 401k. In order to pay our mortgage we are selling some of our 401 money. Do you think that we can qualifie for modification mortgage? Thanks

Like | Dislike | Share | Posted: Fri, 02/05/2016 - 00:34 | Post subject:

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Anonymous | Joined: June 8, 2004 01:06 am | Posts: 0 | Location: New Jersey | 00 Dollars($)

CAN U MODI FY A LOAN FOR A 2ND TIME.MY LOAN WAS MODIFIED IN NOVEMBER,THE INTEREST RATE WAS LOWERED 1%,AND THE MONTHLY NOTE IS STILL HIGH.

Like | Dislike | Share | Posted: Fri, 02/05/2016 - 00:34 | Post subject:

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