Everyone goes through tough times now and again. It is nothing to be ashamed about, but rough times for homeowners can result in losing your biggest investment: your Kansas City house. If you can’t make your mortgage payments, you may be facing foreclosure from you lender. Most lending docs are pretty consistent from one home to the next, but to know your exact situation you need to talk to your lender or read your mortgage docs.
Foreclosures Happen To The Best Of Us
Usually foreclosure doesn’t happen until payments have been missed for the last 3-6 months. The lender will then begin the foreclosure process. It is important to remember that this is indeed a process. The first step is called pre-foreclosure. This means that the property is in default and the bank may or may not foreclose on the property. If an arrangement is not worked out with the bank, or the payments caught up in time (such as through a home sale) the trustee will foreclose on the property to make the lender whole again.
Sometimes a borrower may owe more than the home will be able to be sold for. In this case the borrower may be able to do a short sale to sell the home for less than the balance. Depending on the bank, they may or may not accept offers less than the balance due at this point. If the owner can get the bank to short sell, it is much better for their credit.
The last step in the process is where the home is sold at auction by the trustee to get the money to pay back the lender. This is when the bank is trying to get the most money for the property in a short amount of time.
Sometimes the property doesn’t sell at all or for enough at the action and it becomes an REO, which stands for “Real Estate Owned”. If the property does not sell at auction, the bank then repossesses the property and places it on the market for sale.
Based on the process outlined above, “foreclosure” is the bank taking title or “possession” of your Kansas City house. This would impact your credit score and would also show up in any reports that future landlords would run. The foreclosure stays on your credit for at least 7 years before falling off, sometimes 10 years. Depending on your situation, you may have more time to live in your home if you let it go to foreclosure because of the statutory redemption period. This time frame depends on whether you took title via mortgage or deed of trust. If you have a mortgage, then the process may take as quick as 30 days, or as long as 2 years. At the end of the redemption period, if you have not reinstated your loan and are still not able to make your payments, then you really have to move out. If you took title through a deed of trust, there is typically no statutory redemption period, and you have to move out immediately.
Is A Short Sale Really The Answer?
During the foreclosure process as described above, you have the opportunity to list your Kansas City house as a short sale. The best time for a short sale is the time period when you realize you are unable to make your payments as outlined in your loan agreement, and before the lender files legal action against you and officially owns your house. You will be able to list your house on the market and try to get an offer that will satisfy the balance of your loan or get really close to it. This might be a difficult process because you will have to be in constant communication with the lender about the offers you receive and will have to wait for them to approve or counter offer the offers you receive. If you do have an offer that the bank is willing to accept, selling your Kansas City house to that buyer would relieve you of some of the credit damage of having a foreclosure, although it would still negatively affect your credit.
The best option would be to avoid the foreclosure process altogether and negotiate a sale of your property before you get to the point of missing payments on your loan.