how many days notice is the lender to give before filing a non judicial foreclosure in Texas?
357794
I dont know but if your going into foreclosure i can help you stop or avoid it. contact me at wshusa@chrisblanks.com\nput wshusa foreclosure in the subject.
1186688
Everyone's ones circumstances differ too much to find an answer to that question on here. You need to go talk to a lawyer in TX.
10080
Being in Real Estate...I can tell you, know your local/state landloard/tenant laws. It can take 3 months to evict a tenant in default in MN. As a tenant myself, I have taken a landloard to court and he ended up paying me 3x the amount of the deposit provided in good faith...WHY 3x the amount?...I learned the laws (and there was no internet for research in 92), and requested the judge enforce the option. Do give them a break based on payment history/trust factors. Nothing wrong w/doing that on paper either. Offer them to work some of it off: Snow shovel, lawn care, paint, ect. That may in itself prompt them to settle-up ASAP, or give you a break from those chores. Start by doing your part as a landlord first. Lead the way.
224640
In most states if you fall behind 90 days your lender will begin the foreclosure process. You will receive a notice posted on your house(and sometimes in the paper)of the "Trustees Sale" (depending on which state) This will recorded in the county where the property resides. It will list the scheduled date of the Trustees Sale, the last date you can redeem and for how much. If you are in this situation and you have any equity in the property you should do anything you can to save your home and your credit. There are investors/buyers all over advertising that they pay cash for homes. Interview them and find the best deal for your situation. You may be able to sell your house, pay off the mortgage and walk away with some cash.\n\nGood Luck
1127990
This should be addressed in the lease - standard is 30 days before the end of the lease the landlord can put up the for sale sign - the lease is not renewed but on a month to month basis and the tenant is given 30 day notice to vacate at the signing of the sales contract - the sale then cannot close for 30 days - but all things are negotiable and some landlords don't want to let go of a good paying tenant until the last minute in case the deal fails to close - so some will not be fair to the tenant and tell them like a week before closing that they have to vacate - it really all depends on the people - now - this is based on Texas real estate and each state differs so my best advise would be to contact the board of Realtors where you are located and pose the question to them
118849
You show up at a foreclosure sale with a certified check as required in the notice (usually $5,000 or $10,000), if you want to bid. You can attend any advertised foreclosure auction if you just want to see how it works. If you want to buy, you should try to check out the house beforehand, since most auctioned properties have been neglected, often for years. Needless to say, the owners will not be helpful nor willing to let you in.\n\nA few minutes before the scheduled time for the auction, a lawyer and/or auctioneer will show up. The auctioneer will open the proceedings with a review of the rules and the procedure. The lawyer or other agent will bid for the mortgage holder. There may be other bidders, although often not. Many auctions are called off because the owners were able to reach an arrangement or file for bankruptcy.
1060061
Technically you hold title to the house until the day of the auction. Once the auction is complete either someone bought it, or it goes back to the bank. You'll probably have about 2 weeks give or take before someone comes over to secure the property. By that I mean they will change the locks, disconnect all  utilities, put stickers on the house advising that trespassing is illegal, etc.\n\nYou won't know  until you call the mortgage company directly.
774764
Daizy, \nIt looks to me that what you're saying is this...\n... you refinanced your house and had been given a good faith estimate that at first looked ok to you.  Around closing time, the payment was much higher than you expected.  Probably the interest rate was higher than what the loan officer first calculated.  To get the payment to a point that would "satisfy" you at the closing table, the loan officer reduced the escrow account significantly - resulting in your current shortage.\n\nIf that's it, the words you're looking for are "PREDATORY LENDING".  Contact your state's agency that regulates lenders.  If you're in Texas, call 1-877-276-5550 to file a complaint.  The FBI is also getting after these people.  Call their local office. \n\nI'm proud of you for trying to find the solution to this problem.  Don't give up.\n\nRichard
75266
Depends largely on the state in which this is happening.  In Texas, our real estate contracts spell out that you can lose your earnest money AND be sued for specific performance.  The specific performance on our contract refer to any party backing out, not just the seller.\n\nBear in mind there are things that you can do to get an 'out', but usually these involve option periods, time to finance, etc.\n\nEmail me if you have any further questions.
1143296
You don't say what State you are in or looking to buy in.\n\nI'm guessing you are talking about bidding on the house at the foreclosure sale.\n\n Foreclosure sales are published in the legal notice of Newspaper\n\n1. Bidding- There are 3 types of bids\n    Total Debt- This the total amount due on the house including fees/cost etc.\n     Specified Bid- A percentage of the Total Debt Bid\n     Range Bid (if applicable in that state)- Lender has the chance to place mulitple bids \n\n2. Contact the attorney who is handling the foreclosure sale- don't go thru the Sheriff-  Ask what if there is an opening bid available yet- sometimes they don't get them from the lender until the day of the sale.  Ask their sale requirments- if cashier's check is due that day or if they have " X" amount of days.\nRemember they are very limited on what they can release to you.  Be nice- they are not always obligated to release even the bid to you.\n\n3. If it's money is due at the time of the sale go get a cashier's check for the highest amount you want to pay. \n   Or atleast be have a letter of credit from our back\n\n4. Bidding is pretty fast \n\n5. Not all states have redemption rights. If not you are the owner when the Deed is recorded. \n\n6.  You will be responsible for eviction \n\nAgain the title issues  vary state by state. \n2nd mortgages and other liens may be wiped out at the time of sale \n\nYou may be responsible for back taxes, some lenders will pay them and include them in their bid\n\nJust remember you are buying as is.
869032
Usually the closing is within 45 days.  You'll want to put the exact number of days in the contract.  In Kentucky our Realtor contracts say "Closing of this transaction shall occur no sooner than ___ calander days nor later than ___ calander days from the date of acceptance of this contract (acceptance date not included)."  45 days give the buyers time to schedule an apprasail, home inspection, and any other inspections they need to complete.  It also gives the lender plenty of time to turn the appraisal and all other paper work in to the underwriters so everything can be completed and ready to go prior to your closing date.\n\nAlso, in your contract make sure you state how many days the buyer has to complete their inspections and what kind of response times you'll have.  For example, our contracts here in Kentucky say "Within ___ calander days of acceptance of this contract (acceptance date not included) Buyer and/or Buyer's Representatives may inspect the property for any purpose at resonable times at Buyer's expense.  If Buyer requests Seller to make repairs, corrections, or or replacements, Seller shall respond to Buyer's request within ___ calander days from Buyer's written notification to Seller.  If Buyer and Seller cannot agree on which items should be repair, corrected, or replaced, or on payment of same, Buyer has ___ calander days following the Seller's last response to notify the Seller in writing that Buyer either accepts the property "as is" or that Buyer voids this Contract." \n\nThis is a lot of technichal info but it's important to have this in your contract.  I'd be happy to forward you a copy of our contract we use here in Kentucky.  It was written by the Kentucky Real Estate Commission and it's really good.  It covers everything to protect the sellers and the buyers.  Just send me an e-mail (BandHomes@yahoo.com) if you want me to forward that to you.\n\nGood Luck!!!
1105476
Your best option is to go to court. If you reply to their summons it actually takes longer( in days) for the foreclosure to go through. Always reply in writing. But generally, the judge sets a sale date to sell your house and when that day comes it will be sold to the highest bidder. Your best option would be to find someone who buys houses. You see the signs everywhere and they advertise in the classifieds. Or try to refinance. The fact of the matter is that there are only a few ways to DELAY foreclosure. You can't stop it. No matter what anyone says bankruptcy will not save you. Now days you have to pay all that back anyway. All bankruptcy does is give you a few months. I am an RE investor and I have seen many bankruptcys that end up selling at foreclosure anyway. The bank will require the back payments to be caught up even with bankruptcy.
363598
Depending on how busy your particular probate court is, I would say 6 months should be the max.  Unless they ran into a problem somewhere with a faulty deed or something like that.  Then it could be up to a year.\n\nCall them and ask about it.  You may be able to help them speed up the process.
1034819
There are three types of foreclosures and it depends on which you are interested.  \n\nPre-foreclosure: when a house is in foreclosure, but the title is still in the current residents.  No one really has a list of these properties, but it is public information.  Anytime a lawsuit is filed, it needs to be printed in some sort of publication.  a foreclosure is a civil lawsuit.  Contact your county clerk of courts and ask them what newspaper they report all their filings to.  Subscribe to this publication and you will be notified on day 1 foreclosure is started.\n\nsome individuals claim that banks will let them know about foreclosed properties ahead of time so they can try and negotiate with the current owner.  If the bank notifies someone, it is a violation of their privacy and gramm leigh bliley act.  I do not doubt it is done, but be careful.\n\nThe entire topic of short sales is being left out since that is not what you asked and is a long answer.  I think you were looking specifically for options 2 and 3\n\nActual Foreclosure:  The sheriff is auctioning off the property in the next coming weeks as a conclusion of the pre-foreclosure lawsuit.  Every county is different in who does the auctioning, but here it is the sheriff.  Again, your local clerk of courts can help you.  Normally, you need to bring a down payment in cashier's check and close very quickly.  Usually, there is not enough time to get a loan if it is not done already.  Clerk of courts/sheriff, whoever is doing the selling usually carries a list of what is being auctioned.\n\nAfter foreclosure, bank owned property (REO) - many banks simply give these listings to realtors.  Contact a local realtor who deals with bank owned to email you a list on a daily basis as they become available.  Not any realtor can help you with this, be specific that you want bank owned properties and someone who deals with them.\n\nIf you are in the Ohio area, I can help you, if not, feel free to ask more questions directly\n\nAngelo Russo, Esq\nTitle Plus Services, LLC\nwww.titleplusservices.com\narusso@titleplusservices.com\n21380 Lorain Ave\nFairview Park, OH 44126\n440-895-0870
626591
Foreclosure means that you have until July 4th to pay off the unpaid balance, plus your current mortgage due, or you lose the house.  Since mortgage payments are so high, few people can manage it.  Your only chance to salvage your credit history and your financial stability is to sell the house quickly, take whatever profit you can and buy a new house for yourself and the kids.  But... you need his consent to sell the house.  If he won't cooperate, you'll need a judgement (a QUICK one) to force the sale.\n\nGood luck!
176274
If there is a court order stating it, there's little they can do. Judges can make rulings that are not in strict keeping with all laws if they believe it is in the best interests of justice. Texas law does require interest. "§157.266. Interest accrues at a rate of six percent simple interest from the date of delinquency until the date of payment. §157.265. In practice, a payment is considered “late” if it is not received during the month in which it is due."
1109824
Foreclosure is dependent on the contract.\nSome contracts imply that if you're one minute late, the house belongs to the bank. Don't let it happen!