레이블이 Tuscaloosa Real Estate Agents인 게시물을 표시합니다. 모든 게시물 표시
레이블이 Tuscaloosa Real Estate Agents인 게시물을 표시합니다. 모든 게시물 표시

2013년 11월 25일 월요일

About 'tuscaloosa real estate'|Different Drummer







About 'tuscaloosa real estate'|Different Drummer








PROPOSED               LAW               HR               3609               TO               UPDATE               TITLE               11               OF               THE               UNITED               STATES               BANKRUPTCY               CODE               quoted:               "SEC.

2.

DETERMINATION               OF               SECURED               STATUS.

Section               506(b)               of               Title               11,               the               United               States               Code,               is               amended               by               adding               at               the               end               the               following:               `While               a               case               is               pending,               no               fee,               costs,               or               charges               may               be               added               to               a               debt               that               is               provided               for               in               a               chapter               13               plan               and               is               secured               by               the               debtor's               principal               residence               unless               the               holder               of               the               secured               claim               gives               timely               notice               of               such               fee,               costs,               or               charge               to               the               debtor               and               to               the               trustee.'.

SEC.

3.

LIMITATION               OF               1978               EXEMPTION               THAT               PREVENTS               FEDERAL               BANKRUPTCY               COURTS               FROM               MAKING               MODIFICATIONS               TO               THE               TERMS               OF               A               MORTGAGE               ON               A               DEBTOR'S               PRINCIPAL               RESIDENCE.

Section               1322(b)(2)               of               title               11,               United               States               Code,               is               amended               by               striking               `,               other               than               a               claim               secured               only               by               a               security               interest               in               real               property               that               is               the               debtor's               principal               residence,'.

SEC.

4.

MODIFICATION               OF               CLAIMS               SECURED               BY               DEBTOR'S               PRINCIPAL               RESIDENCE.

(a)               Contents               of               Plan-               Section               1322(b)               of               title               11,               the               United               States               Code,               is               amended--               (1)               in               paragraph               (10)               by               striking               `and'               at               the               end,               (2)               by               redesignating               paragraph               (11)               as               paragraph               (12),               and               (3)               by               inserting               after               paragraph               (10)               the               following:               `(11)               provide               for               payment               of               allowed               claims               secured               by               the               debtor's               principal               residence               consistent               with               section               1325(a)(5),               over               a               period               exceeding               the               period               permitted               under               section               1322(d);               and'.

(b)               Confirmation               of               Plan-               Section               1325(b)(5)               of               title               11,               the               United               States               Code,               is               amended               by               inserting               `except               as               otherwise               provided               in               section               1322(b),'               after               `(5)'.

SEC.

5.

ELIMINATION               OF               CREDIT               COUNSELING               REQUIREMENT               FOR               CHAPTER               13               DEBTORS               FACING               FORECLOSURE.

Section               109(h)               of               title               11,               United               States               Code,               is               amended               by               adding               at               the               end               the               following:               `(5)               The               requirements               of               paragraph               (1)               shall               not               apply               with               respect               to               a               debtor               in               a               case               under               chapter               13               who               submits               to               the               court               a               certification               that               the               holder               of               a               claim               secured               by               the               debtor's               principal               residence               has               initiated               a               judicial               or               non-judicial               foreclosure               on               the               debtor's               principal               residence.'.

SEC.

6.

CONFIRMATION               OF               PLAN.

Section               1325(a)               of               title               11,               the               United               States               Code,               is               amended--               (1)               in               paragraph               (8)               by               striking               `and'               at               the               end,               (2)               in               paragraph               (9)               by               striking               the               period               at               the               end               and               inserting               `;               and',               and               (3)               by               inserting               after               paragraph               (9)               the               following:               `(10)               notwithstanding               paragraph               (5)(B)(i)(I),               the               holder               of               a               claim               that               is               paid               pursuant               to               section               1322(b)(11)               shall               retain               the               lien               securing               such               claim               until               payment               of               such               claim.'.

SEC.

7.

DISCHARGE.

Section               1328               of               title               11,               the               United               States               Code,               is               amended--               (1)               in               subsection               (a)--               (A)               by               inserting               `(other               than               payments               to               holders               of               allowed               claims               provided               for               under               section               1322(b)(11)'               after               `paid'               the               1st               place               it               appears,               and               (B)               in               paragraph               (1)               by               inserting               `or               1322(b)(11)'               after               `1322(b)(5)',               and               (2)               in               subsection               (c)(1)               by               inserting               `or               1322(b)(11)'               after               `1322(b)(5)'."
               HR               3609               IH,               Emergency               Home               Ownership               and               Mortgage               Equity               Protection               Act               of               2007,               110th               Congress,               1st               Sess.,               September               20,               2007.

Library               of               Congress,               Thomas,               http://thomas.loc.gov/cgi-bin/query/z?c110:h3609.
               I.

AN               INDIVIDUAL'S               FINANCIAL               LIFELINE.
               Troubled               times               often               lead               to               declining               values               in               the               American               dollar,               real               estate               and               loan/credit               defaults               and               then               Bankruptcy.

Bankruptcy               can               be               traced               back               as               far               as               the               Old               Testament,               "every               seven               years,               debts               are               forgiven."               (Deuteronomy               15:1-2).

The               root               of               the               word               Bankruptcy               comes               from               "bancus               ruptus,"               Latin               for               bench               and               broken,               respectively.

Freund,               William;               Lewis,               Charlton               T;               et               al,               A               Latin               Dictionary,               Clarendon               Press,               1966.

For               decades,               Bankruptcy               has               allowed               consumers               room               to               legally               declare               an               incapacity               to               settle               debts               owed               to               creditors.

Most               view               a               Bankruptcy               in               a               poor               light,               however,               when               it               comes               to               someone               who               relies               on               Bankruptcy,               as               a               interim               measure               to               restructure               or               get               back               on               their               feet,               sometimes               Bankruptcy               is               the               sole               option.

Federal               Law,               Title               11               of               the               United               States               Code               governs               the               Law               of               Bankruptcy,               which               is               the               law               affected               with               the               proposed               bill               H.R.

3609.
               Corporations               are               downsizing,               adding               to               one's               economic               hardships.

According               to               the               Bureau               of               Labor               and               Statistics,               today               we               have               an               8.5%               National               Unemployment               rate               .

As               such,               during               a               period               of               unemployment,               bills               are               probably               not               getting               paid               and               Credit               Ratings               are               only               becoming               increasingly               lower.

Credit               Ratings               are               composed               of               a               statistical               analysis               of               whether               a               person               is               creditworthy               or               not.

Lenders               use               this               score               to               calculate               interest               rates,               whether               to               lend               to               the               individual               based               on               the               determination               of               whether               the               person               will               be               able               to               pay               them               back.

Many               employers               look               at               a               person's               credit               rating               and               obligation               to               determine               one's               eligibility               for               a               job.

Even               with               solid               references               and               employment               history,               someone               can               be               denied               employment               if               their               Credit               Report               consists               of               subjective               adverse               information.

Thus,               a               Bankruptcy               becomes               a               practical               option               since               employers               cannot               deny               a               person               employment               because               they               are               in               Bankruptcy.

(§525.

Protection               against               discriminatory               treatment,               United               States               Bankruptcy               Code               prohibits               employers               from               discriminating               against               insolvency.)               Credit               counseling               is               offered               and               mandated               to               help               debtors               manage               their               credit               and               spending.
               Insurance               Agencies               also               use               the               credit               rating               to               determine               insurance               eligibility               and               price               based               on               their               assessment               of               uncertainty               and               insurance               loss.

House               representatives               continue               to               discuss               legislation               that               will               regulate               the               value               of               credit               score               insurance               valuation.

H.R.

5633               proposed               the               following               and               is               quoted               as               follows:
               "To               amend               the               Fair               Credit               Reporting               Act               to               prohibit               certain               discriminatory               uses               of               consumer               reports               and               consumer               information               in               connection               with               certain               personal               lines               of               insurance,               and               for               other               purposes.

Be               it               enacted               by               the               Senate               and               House               of               Representatives               of               the               United               States               of               America               in               Congress               assembled,
               SECTION               1.

SHORT               TITLE.

SEC.

2.

USE               OF               CONSUMER               REPORTS               AND               CONSUMER               INFORMATION               IN               A               DISCRIMINATORY               MANNER               PROHIBITED.
               (a)               In               General-               Section               604               of               the               Fair               Credit               Reporting               Act               (15               U.S.C.

1681b)               is               amended--               (1)               in               subsection               (a),               by               striking               `Subject               to               subsection               (c)'               and               inserting               `Subject               to               subsections               (c)               and               (h)';               and               (2)               in               subsection               (c)(1),               by               striking               `A               consumer               reporting               agency'               and               inserting               `Subject               to               subsection               (h),               a               consumer               reporting               agency'.

(b)               Prohibition               on               Certain               Discriminatory               Uses               of               Consumer               Reports               and               Consumer               Information               in               Connection               With               Insurance-               Section               604               of               the               Fair               Credit               Reporting               Act               (15               U.S.C.

1681b)               is               amended               by               adding               at               the               end               the               following               new               subsection:
               (h)               Prohibition               on               Certain               Discriminatory               Uses               of               Consumer               Reports               and               Consumer               Information               in               Connection               With               Insurance-               `(1)               IN               GENERAL-               No               consumer               reporting               agency               may               furnish               a               consumer               report               or               consumer               information               with               respect               to               any               consumer               to               any               person               for               use               in               making               any               decision               to               underwrite               or               rate               any               personal               lines               of               insurance,               and               no               person               shall               use               or               obtain               a               consumer               report               or               consumer               information               with               respect               to               any               consumer               in               connection               with               the               underwriting               or               rating               of               any               personal               line               of               insurance,               for               which               the               Commission               determines,               including               any               finding               or               determination               made               in               any               study               for               which               a               report               is               submitted               to               the               Congress,               that               any               such               use               of               the               consumer               report               or               the               consumer               information--               `(A)               results               in               racial               or               ethnic               discrimination;               or               `(B)               represents               a               proxy               or               proxy               effect               for               race               or               ethnicity.

`(2)               INSURANCE               INFORMATION               NOT               INCLUDED-               Information               derived               from               the               following               data               bases               shall               not               be               treated               as               a               consumer               report               or               consumer               information               for               purposes               of               paragraph               (1):               `(A)               Databases               that               contain               information               on               property               loss               data               regarding               personal               lines               of               insurance,               such               as               the               Comprehensive               Loss               Underwriting               Exchange               (CLUE)               and               Automobile-Property               Loss               Underwriting               System               (A-PLUS).

`(B)               Databases               that               contain               information               on               driver               history,               such               as               accidents               or               moving               violations,               typically               maintained               at               State               departments               of               motor               vehicles.

`(C)               Databases               that               contain               information               on               a               consumer's               medical               history,               to               the               extent               such               access               and               use               for               purposes               described               in               paragraph               (1)               is               consistent               with               the               requirements               of               section               604(g).

`(3)               EFFECT               ON               STATE               LAWS-               Notwithstanding               section               625(b)(3)(C),               no               provision               of               this               section               shall               be               construed               as               limiting               or               superseding               the               application               of               any               State               laws               or               regulations               that               restrict               or               prohibit               the               use               of               consumer               reports               or               consumer               information               in               the               underwriting               or               rating               of               any               personal               lines               of               insurance.

`(4)               DEFINITIONS-               For               purposes               of               this               subsection,               the               following               definitions               shall               apply:               `(A)               CONSUMER               INFORMATION-               The               term               `consumer               information'               means               any               information               from               the               file               on               any               consumer               at               a               consumer               reporting               agency,               or               any               product               derived               from               any               such               information.

`(B)               PERSONAL               LINE               OF               INSURANCE-               The               term               `personal               line               of               insurance'               means               any               personal               automobile               or               homeowners               line               of               insurance,               as               defined               in               the               Uniform               Property               and               Casualty               Product               Coding               Matrix               established               and               maintained               by               the               National               Association               of               Insurance               Commissioners               (or               any               successor               to               such               document).

`(C)               PROXY               FOR               RACE               OR               ETHNICITY-               The               term               `proxy               for               race               or               ethnicity'               means               a               substitute               or               stand-in               for               race               or               ethnicity,               either               by               design               or               in               effect,               without               regard               to               the               extent               of               the               effect.'".
               H.R.

5633               IH,               Nondiscriminatory               Use               of               Consumer               Reports               and               Consumer               Information               Act               of               2008,               110th               Congress,               1st               Sess.,               March               13,               2008.
               H.R.

5633               was               presented               to               the               House               Finance               Committee               to               offer               a               non-discriminatory               use               of               consumer               confidence               reports               and               providing               limiting               and               prohibitory               measures.

The               House               members               for               the               bill               argued               "credit-score               ratings               penalize               consumers               because               of               the               business               decisions               of               the               lenders,               unfairly               penalizes               consumers               who               are               victims               of               medical               and               natural               catastrophes,               has               an               adverse               and               disparate               impact               on               low-income               families               and               credit               reports               often               have               incomplete               and               inaccurate               information."               Hunter,               Robert               J.

Consumer               Federation               of               America,               The               Impact               of               Credit-Based               Scoring               on               the               Availability               and               Affordability               of               Insurance,               Hearing               Committee               in               Financial               Services               Subcommittee               on               Oversight               and               Investigations               -               House               of               Representatives,               May               21,               2008.

Those               members               opposed               to               the               bill               argue               the               requirement               for               credit               scoring               risk               since               "[l]ending               institutions               use               credit               to               determine               the               likelihood               of               repayment...

The               most               significant               difference               between               insurers               and               lending               institutions               is               that               insurers               never               consider               income...

The               latest               survey               shows               that               90.2               percent               of               automobile               insurance               policyholders               and               90.8               percent               of               homeowners               insurance               policyholders               either               received               a               discount               or               were               otherwise               unaffected               by               the               use               of               credit."               Neeson,               Charles,               Westfield               Group               on               behalf               of               Property               Casualty               Insurers               Association               of               America,               Hearing               before               the               House               Financial               Services               Subcommittee               on               Oversight               and               Investigations,               The               Impact               of               Credit-Based               Insurance               Scoring               on               the               Availability               and               Affordability               of               Insurance,               May               21,               2008.

The               H.R.

5633               bill               never               passed.

However,               bills               are               often               revisited.
               A               majority               of               our               states               have               already               enacted               some               statute               which               limits               the               application               of               credit               scores               when               predicting               risk,               thus               reflecting               the               issue               that               consumers               are               often               harmed               without               restrictions               and               cram-down               provisions.

In               Folks               v.

Tuscaloosa               County               Credit               Union,               989               So.

2d               531,               538               (Ala.

Civ.

App.

2007),               an               action               for               a               deficiency               claim               was               filed               by               debtor's               automobile               lending               company               after               his               vehicle               was               repossessed.

The               state               of               Alabama               enacted               a               statute               limiting               the               use               of               debtor's               credit               score               to               determine               interest               rates,               in               that               a               setoff               approach               is               used               in               order               to               settle               the               deficiency.

The               Alaska               Supreme               Court               decided               against               the               request               of               an               insurance               companies               use               a               debtor's               credit               score               in               order               to               renew               insurance,               interpreting               Alaska               Statute               §               21.36.460,               Uses               of               and               restrictions               on               credit               history               or               insurance               scoring               applicable               to               personal               insurance.

See               State               v.

Progressive               Cas.

Ins.

Co.,               165               P.3d               624               (Alaska               2007).
               Under               our               current               Administration               and               economic               situation,               views               of               a               person's               insolvency               are               quickly               changing.

Analysts               believe               Bankruptcy               filings               will               only               increase               should               the               new               cram-down               measures               implement.

Looking               at               the               Bankruptcy               Abuse               Prevention               and               Consumer               Protection               Act               of               2005               (BAPCPA               -amendments               to               the               U.S.

Bankruptcy               Code)               which               impacted               the               way               consumer               debts               are               processed               by               adding               more               restrictions               and               measures               to               alleviate               the               Bankruptcy               process,               and               how               this               new               proposed               law               will               reverse               some               of               these               restrictions,               legislators               are               quickly               recommending               and               voicing               their               opinions               and               perspectives.

Our               legislators               address               what               a               person's               eligibility               is               for               bankruptcy               and               who               decides               which               assets               the               debtor               will               keep.

Since               the               intent               BAPCPA               introduced               was               to               make               a               less               desirable               way               to               file               Bankruptcy               (as               some               say               it               was               too               easy),               the               new               proposed               act               today               impacts               individuals               filing               Bankruptcy               by               requiring               now               a               credit               counseling               certificate               and               a               segregation               of               individuals               by               median               income               levels.

According               to               the               American               Bankruptcy               Committee,               there               is               not               enough               historical               data               to               rely               on               legislator's               true               intent,               and               we               must               then               rely               on               case               history               and               policy               when               determining               meaning               and               intent               of               the               statute.

Hollowell               at               175.

Since               there               is               conflict               in               interpretation               among               the               courts,               it               is               well               established               this               means               the               analytical               framework               is               not               sufficient.

Hollowell               at               id.

The               required               computation               called               the               means               test               (§1325(b)(3))               -               or               projected               disposable               income,               determines               eligibility.

Anyone               having               an               excess               of               $166               over               household               expenses               is               now               required               to               file               a               Chapter               13,               rather               than               a               Choice               of               either               Chapter               13               (reorganization)               or               Chapter               7               (total               liquidation);               thus               raising               the               bar               of               expectation               courts               have               on               the               debtor               and               a               more               complex               path               to               confirming               a               debtor's               reorganization               plan               in               order               to               prevent               Chapter               7               abuse.
               Normally               a               Chapter               11               Bankruptcy               reserves               application               for               a               Business               Entity               reorganization.

However,               under               the               proposed               Bankruptcy               Code,               debtors               who               do               not               qualify               for               Chapter               7               or               13,               may               only               have               a               Chapter               11               option.

(See               Toibb               v.

Radloff,               501               U.S.

157               (1991)).

§1115,               1123(a)(8),               and               1129(a)(15)               provide               a               requirement               where               a               debtor               must               withhold               a               percentage               of               future               income               to               creditors.)               This               may               introduce               problems               for               debtors               where               there               is               more               flexibility               -               a               good               problem               to               have.
               II.

ACTIONS               A               DEBTOR               HAS               TODAY               THAT               MAYBE               AFFECTED               BY               H.

R.

3609.
               A.

Mortgages               and               Foreclosure
               California               and               other               state               statutes               recognize               ways               real               property               may               guarantee               the               payment               of               debt               or               plan               for               some               other               obligation:               1)               mortgage               (Cal.

Civ.

Code               §2922);               and               deed               to               secure               debt;               and               deed               of               trust               sometimes               called               the               grant               deed,               or               trust               deed.

Cal               Civ               Code               §1092               provides               the               benefit               of               grant               deeds               to               transfer               ownership               to               property.

Grant               deeds               are               the               most               popular               instrument               used               in               California.

With               the               proposed               law,               now               valuation               will               be               determinative               whether               the               property               guarantees               full               payment               of               debt               or               not.

The               following               explains               the               relationship               between               property               and               security               deed.
               A               mortgage               secures               an               obligation               (debtor               to               pay)               with               a               lien               against               the               debtor's               real               estate.

Should               the               debtor               default               on               her               mortgage,               debtor               is               still               lawfully               in               possession               and               control               of               the               title               and               the               lender               only               has               an               interest               in               her               property               (Cal.

Civ.

Code               §2923).

A               security               deed               transfers               the               title               to               the               lender/mortgagee               with               an               opportunity               to               direct               a               foreclosure               or               take               the               property.

A               mortgage               would               force               lenders               to               proceed               through               judicial               foreclosure,               which               can               be               time               consuming               and               expensive.

So               long               as               there               is               a               reasonable               default,               as               stated               in               Ghirardo               v.

Antonioli,               14               Cal               4th               39,               57               Cal               Rptr               2d               687               (Cal.

1996)               "there               may               be               only               one               action               for               the               recovery               of               a               debt               secured               by               a               trust               deed,               which               action               is               one               of               foreclosure.

Although               an               exception               to               this               one               action               rule               has               developed               in               cases               where               foreclosure               would               be               an               idle               act               because               the               security               has               been               destroyed               or               has               become               worthless,               the               exception               does               not               apply               if               the               beneficiary               is               responsible               for               the               loss               of               security.

When               the               mortgagee,               by               his               or               her               own               act               or               neglect,               deprives               himself               or               herself               of               the               right               to               foreclose               the               mortgage,               he               or               she               no               longer               has               a               right               to               an               action               upon               the               note."               (See               also               Cal.

Code               Civ.

Proc.

§726.)               Lenders               prefer               to               apply               the               non-judicial               method               security               deed's               require.
               While               a               security               deed               (grant               deed               a.k.a               deed               of               trust)               is               mostly               preferred               and               used               routinely               in               almost               residential               and               business               real               estate               transactions,               a               mortgage               can               be               used               by               someone               unfamiliar               with               California               law.

Fortunately,               laws               governing               security               deeds               and               mortgages               are               similar.

If               the               mortgage               contains               a               provision               that               authorizes               sale,               it               may               be               foreclosed               through               a               non-judicial               exercise               foreclosure               sale;               like               the               same               manner               as               a               deed               of               trust.
               From               a               Debtor-Borrower's               perspective,               if               she               goes               into               foreclosure,               she               may               only               have               a               few               options.

A               borrower               may               choose               to               sell               the               property,               provide               a               Deed               in               lieu               of               foreclosure,               work               out               some               arrangement/loan               modification,               file               bankruptcy               and               finally               go               into               foreclosure               proceedings.

The               threat               of               foreclosure               brings               lenders               to               an               option               to               negotiate               a               defaulted               loan.

July               8,               2008,               California               legislators               passed               an               amendment               of               California               Civil               Code               2923.6,               now               requiring               lenders               in               the               State               of               California               to               accept               loan               modifications               if               borrowers               qualify               under               the               recent               requirements.

California               Civil               Code               2923.6               applies               to               loans               made               from               January               1,               2003,               to               December               31,               2007,               and               secured               by               residential               real               estate               and               are               owner-occupied.
               B.

Stay               Period,               ultimately               delaying               the               Foreclosure
               California               Senate               Bill               1137               is               a               result               of               the               sub-prime               loan               market               collapse               and               as               an               urgency               measure.

Until               this               bill,               mortgage               lenders               were               under               no               statutory               requirement               to               communicate               its               intention               to               act               on               a               non-judicial               foreclosure.

This               law               applies               to               loans               secured               by               an               owner               occupying               residential               real               property               and               loans               made               between               January               1,               2003               and               December               31,               2007.

These               laws               will               stay               in               force               until               January               1,               2013.

A               new               component               added               to               the               California               Civil               Code               as               follows:
               "Until               January               1,               2013,               and               as               applied               to               residential               mortgage               loans               made               from               January               1,               2003,               to               December               31,               2007,               inclusive,               that               are               for               owner-occupied               residences,               this               bill               would,               among               other               things,               require               a               mortgagee,               trustee,               beneficiary,               or               authorized               agent               to               wait               30               days               after               contact               is               made               with               the               borrower,               or               30               days               after               satisfying               due               diligence               requirements               to               contact               the               borrower,               as               specified,               before               filing               a               notice               of               default.

The               bill               would               require               contact               with               the               borrower,               as               defined,               in               order               to               assess               the               borrower's               financial               situation               and               explore               options               for               the               borrower               to               avoid               foreclosure.

The               bill               would               require               the               mortgagee,               beneficiary,               or               authorized               agent               to               advise               the               borrower               that               he               or               she               has               the               right               to               request               a               subsequent               meeting               within               14               days,               and               to               provide               the               borrower               the               toll-free               telephone               number               made               available               by               the               United               States               Department               of               Housing               and               Urban               Development               (HUD)               to               find               a               HUD-certified               housing               counseling               agency.

The               bill               would               require               the               notice               of               default               to               include               a               specified               declaration               from               the               mortgagee,               beneficiary,               or               authorized               agent               regarding               its               contact               with               the               borrower               or               that               the               borrower               has               surrendered               the               property.

If               a               notice               of               default               had               already               been               filed               prior               to               the               enactment               of               this               act,               the               bill               would               instead               require               the               mortgagee,               trustee,               beneficiary,               or               authorized               agent,               as               part               of               the               notice               of               sale,               to               include               a               specified               declaration               regarding               contact               with               the               borrower.

The               bill               would               authorize               a               borrower               to               designate               a               HUD-certified               housing               counseling               agency,               attorney,               or               other               advisor               to               discuss               with               the               mortgagee,               beneficiary,               or               authorized               agent,               on               the               borrower's               behalf,               options               for               the               borrower               to               avoid               foreclosure.

The               contact               and               meeting               requirements               of               these               provisions               would               not               apply               if               a               borrower               has               surrendered               the               property               or               the               borrower               has               contracted               with               an               organization,               as               specified.

The               bill               would               also               require               specified               mailings               to               the               resident               of               a               property               that               is               the               subject               of               a               notice               of               sale,               as               specified.

In               addition,               the               bill               would               make               it               a               crime               to               tear               down               the               notice               of               sale               posted               on               a               property               within               72               hours               of               posting,               thereby               imposing               a               state-mandated               local               program.


               Until               January               1,               2013,               this               bill               would               require               a               legal               owner               to               maintain               vacant               residential               property               purchased               at               a               foreclosure               sale,               or               acquired               by               that               owner               through               foreclosure               under               a               mortgage               or               deed               of               trust."               (Cal.

Civ.

Code               §2923.5)               (See               also               American               Housing               Rescue               and               Foreclosure               Prevention               Act               of               2008,               H.R.

3221,               110th               Cong.

§§               401-402               (2008).
               The               stay               period               will               only               delay               the               foreclosure,               in               my               opinion,               according               to               what               I               have               witnessed               working               in               my               Law               Firm.

The               issue               that               the               debtor               still               does               not               have               a               job,               has               not               been               resolved.

Without               a               job,               regardless               of               the               stay               period,               the               debtor               will               still               not               be               able               to               pay               the               mortgage.

However,               with               a               stay               period,               the               debtor               has               time               until               the               new               provisions               are               passed               which               then               the               debtor               will               have               the               option               to               file               bankruptcy               and               cram-down               the               mortgage               loan.
               C.

Deficiency               Actions
               When               potentially-to-be-foreclosed               property               incurs               a               lien,               at               the               judgment               of               foreclosure               sells               with               a               deficiency               of               proceeds               to               cover               the               lien,               a               lender               may               file               a               deficiency               judgment               against               a               debtor               or               anyone               else               liable               within               the               foreclosure               of               the               mortgage               (Cal.

Code               §3151).
               "California's               anti-deficiency               laws               do               not               preclude               a               creditor               from               pursuing               all               security               given               to               collateralize               an               indebtedness.

Thus,               a               guarantor               of               a               security               deed               is               not               protected               against               a               deficiency               judgment."               Hodges               v.

Mark,               49               Cal.

App.

4th               651,               656               (Cal.

App.

2d               Dist.

1996).

Cal               Code               Civ               Proc               §               580b               lists               prohibitory               conditions               applying               deficient               judgments               .
               In               order               to               place               a               deficiency               action               after               a               foreclosure               sale,               the               lender               must,               within               30               days               of               the               sale,               report               the               transaction               to               the               court               and               file               with               the               clerk               an               application               for               an               order               confirming               the               sale.

(Cal.

Civ.

Proc.

§580(b))               The               mortgagee               must               prove               the               land               sold               for               its               true               market               value.

In               order               to               carry               this               burden               of               proof,               the               lender               should               have               the               property               appraised               shortly               before               sale               by               at               least               one               MAI               certified               real               estate               appraiser               and               be               willing               to               bid               on               the               property               in               an               amount               comparable               to               the               appraised               value.

The               foreclosure               bid               will               repay               the               indebtedness               to               that               extent;               therefore;               it               is               imperative               the               lender               bid               the               appraised               value               of               the               property               in               a               deficit               situation               with               a               correct               legal               description.

(Clayton               Development               Company               v.

Michael               P.

Falvey,               206               Cal.

App.

3d               438)
               Unless               the               debtor               appears               financially               sound,               it               is               probably               not               helpful               waste               efforts               obtaining               an               appraisal,               pursing               confirmation               and               filing               a               deficiency               action.

However,               some               lenders               may               be               under               instructions               from               governmental               agencies               (Fannie               Mae,               Freddie               Mac,               etc.)               or               mortgage               insurers               to               cure               the               deficiency               rights               in               all               cases.
               "California's               anti-deficiency               laws               do               not               preclude               a               creditor               from               pursuing               all               security               given               to               collateralize               an               indebtedness.

Thus,               a               guarantor               of               a               promissory               note               secured               by               a               deed               of               trust               is               not               protected               against               a               deficiency               judgment."               Hodges               v.

Mark,               49               Cal.

App.

4th               651,               656               (Cal.

App.

2d               Dist.

1996).
               In               order               to               file               a               deficiency               action               after               a               foreclosure               sale,               the               lender               must,               within               30               days               of               the               sale,               report               the               sale               to               the               court               and               file               with               the               clerk               an               application               for               an               order               confirming               the               sale.

(Cal.

Civ.

Proc.

§580(b))               The               mortgagee               must               prove               the               property               sold               for               its               true               market               value.

In               order               to               carry               this               burden               of               proof,               the               lender               should               have               the               property               appraised               shortly               before               sale               by               at               least               one               MAI               certified               real               estate               appraiser               and               be               prepared               to               bid               on               the               property               in               an               amount               equal               to               the               appraised               value.

The               foreclosure               bid               will               satisfy               the               indebtedness               to               that               extent;               therefore;               it               is               imperative               the               lender               bid               the               appraised               value               of               the               property               in               a               deficiency               situation.

(206               Cal               App               3d               438)
               Unless               the               debtor               appears               financially               sound,               it               is               probably               not               worthwhile               to               expend               the               time               and               money               involved               in               obtaining               an               appraisal,               pursing               confirmation               and               filing               a               deficiency               action.

However,               some               lenders               may               be               under               instructions               from               governmental               agencies               (Fannie               Mae,               Freddie               Mac,               etc.)               or               mortgage               insurers               to               preserve               the               deficiency               rights               in               all               cases.
               A               probable               effect               of               the               H.R.

3609               is               the               new               proposed               law               will               cram-down               any               deficiency               above               actual               (appraised)               value               of               the               property.
               D.

Priorities
               Home               loans               are               always               given               a               priority               over               other               types               of               loans               since               they               have               high               collateral               value               (a               secured               claim               based               on               the               value               of               the               home).

This               means               the               priority               of               a               lien               applied               in               a               home               loan               will               generally               be               first.

Lien               priorities               are               charged               on               a               property               for               payment               of               a               debt               on               the               property.

Federal               and               state               laws               determine               the               priority               of               liens,               i.e.

federal               tax               liens               will               typically               be               given               top               priority               (paid               first);               see               Slodov               v.

United               States,               436               U.S.

238,               257-58,               56               L.

Ed.

2d               251,               98               S.

Ct.

1778               (1978).

"[S]tate               law               dictates               the               existence               of               property               interests,               but               the               priority               of               those               interests               with               respect               to               other               portions               of               the               tax               law               is               an               issue               of               federal               law."               Bednarowski               &               Michaels               Dev.,               L.L.C.

v.

Wallace,               293               F.

Supp.

2d               728,               732               (               E.D.

Mich.

2003).

"A               preexisting               lien,               i.e.,               a               tax               lien,               encumbers               whatever               property               the               lienee               thereafter               acquires."               Wallace,               293               F.

Supp.

2d               at               733.
               Lien               Priorities               are               dealt               with               repeatedly               in               Foreclosure               actions.

Today,               real               estate               property               may               contain               multiple               types               of               liens               filed               against               it               including               a               Trust               Deed,               a               Federal               Tax               Lien,               a               Construction               or               Mechanics               Lien.

Some               properties               may               also               include               a               First               and               Second               Mortgage               Trust               Deed,               Homeowner               Association               (HOA)               lien,               or               Delinquent               Property               taxes.

Generally,               lien               priority               attaches               when               the               lien               is               recorded               and               expressly               prioritized               with               the               County               Recorder.

As               such               any               transactions               occurring               during               a               loan               re-work               or               foreclosure               sale,               it               is               necessary               to               search               for               any               liens               attached               to               the               property.
               In               the               United               States               we               fight               to               retain               our               right               to               own               property               over               any               other               right.

Prioritizing               home               loans               over               all               others               clearly               supports               this               policy.

The               cram-down               goal               is               to               give               the               home               owner               incentive               to               pay               as               much               to               their               home               loan               as               possible               by               reducing               their               lower               priority               -               unsecured               debt               in               order               to               free               up               extra               cash               to               pay               down               the               mortgage/home               loan.
               E.

Loan               Modifications
               The               decline               of               the               American               economy               has               led               to               an               increase               of               loan               modifications               in               order               to               put               lender's               assets               back               into               a               working-asset               rather               than               a               loss               and               write-off.

When               a               loan               is               modified,               usually               a)               the               loan               maturity               date               shortens               (the               loan               is               due               at               an               earlier               date),               b)               the               interest               rate               increases,               or               c)               the               entire               amount               of               debt               owed               is               increased.

This               is               considered               a               material               modification               that               would               adversely               affect               the               debtor               and               any               subordinate               lien               holder               on               account.
               "Despite               the               waiver               as               to               application               of               loan               proceeds,               the               court               held               that               public               policy               requires               protection               of               subordinating               sellers               and               that               a               lender               and               a               borrower               may               not               bilaterally               make               a               material               modification               in               the               loan               to               which               the               seller               has               subordinated,               without               the               knowledge               and               consent               of               the               seller               to               that               modification,               if               the               modification               materially               affects               the               seller's               rights."               Gluskin               v.

Atl.

Sav.

&               Loan               Assn.,               108               Cal.

Rptr.

318,               (Ct.

App.

1973).

In               Gluskin,               Jack               Gluskin               owned               172               lots               of               land               which               he               sold               to               the               corporation               Pathfinder               under               a               promissory               note               secured               by               the               Trust               Deeds               for               the               land               plus               fifty               percent               of               profits               on               the               sale               of               these               new               developments.

Pathfinder               then               borrowed               money               from               Atlantic               Savings               and               Loan               in               order               to               construct               a               housing               development               on               the               land.

And               thus               when               Pathfinder               defaulted,               the               issue               ascended               on               whether               a               loan               modification               made               without               Gluskin's               consent,               created               a               priority               Atlantic               has               over               Gluskin               since               in               the               Gluskin               Trust               Deed               contained               a               subordination               provision               expressly               stating               Gluskin               subordinated               under               Atlantic's               Trust               Deeds               and               that               loans               were               given               in               reliance               on               the               subordination.

Here               the               Appellate               Court               reversed               the               lower               court's               ruling               for               Atlanta               since               there               was               no               finding               of               the               fact               that               Gluskin               had               consented               to               this               modification.
               Shane               v.

Winter               Hill               Fed.

Sav.

&               Loan               Assn.

raised               the               question               about               a               loan               modification               where               interest               raised               on               a               first               mortgage               applies               to               the               second               mortgage.

In               this               Massachusetts               court,               trustee               Richard               Ross               provided               a               $450,000               mortgage               and               deed               for               the               Winter               Hill               Federal               Savings               and               Loan               Association               for               a               property               on               Turnpike               Street,               Canton,               Mass.

Two               years               later,               Ross               executed               a               second               mortgage               for               $100,000               on               the               aforementioned               property,               to               a               Realty               company.

The               realty               company               had               agreed               to               take               on               an               option               to               cure               a               default               by               Winter               Hill,               by               increasing               the               first               mortgage's               interest               rate.

When               Winter               Hill               defaulted               again,               they               also               notified               the               realty               company               of               its               intent               to               foreclose.

The               realty               company               also               purchased               the               property               subject               to               the               first               mortgage,               and               then               filed               claims               against               Winter               Hill               for               the               raise               in               interest.

The               realty's               interest               was               only               that               they               had               a               claim               in               the               security               of               the               property,               and               had               requested               notice               of               any               default               and               then               have               the               option               to               rectify               it               and               not               be               bound               by               any               interest               rate               agreements               she               was               a               junior               interest               thereto.

The               court               held               that               the               interest               rate               increase               agreed               between               the               Ross               and               Winter               Hill               without               notice               to               the               Realty               company,               did               prejudice               the               Realty               company               and               they               will               not               remain               bound               to               that               agreement               as               they               were               the               second               mortgagees.
               Courts               seem               to               stay               more               lenient               applying               loan               modifications               that               have               minimum               impact               on               the               debtor               and               may               in               some               cases               be               of               benefit               to               junior               liens.

Where               loan               modifications               a)               extend               the               maturity               date,               b)               defer               interest,               c)               reduce               the               interest               rate               or               d)               reduce               the               loan               amount,               the               extensions               seemingly               put               a               lender's               property               back               to               a               working               and               active               status.

Also,               these               types               of               modifications               should               not               adjust               the               lender's               priority.
               In               Resolution               Trust               Corporation               v.

BVS               Development,               Inc.

,               land               developers               sold               land               in               exchange               for               deeds               of               trust               for               construction               financing               with               subordinate               interests,               from               Concord-Liberty               Savings               and               Loan               Assn.

who               partnered               with               Resolution               Trust               Corporation.

When               the               development               project               soured,               and               the               land               developer's               defaulted               on               a               $2.6               million               loan,               the               lenders               filed               a               foreclosure               action.

Defendant               land               developers               argued               that               when               their               maturity               date               was               extended,               the               subordinate               clause               was               not               appropriate               and               also               cite               the               rule               from               Gluskin               that               the               extension               loan               modification               had               not               been               consented               had               thus               adversely               affected               their               lien               position.

Here               however,               the               amendment               did               not               expand               the               chance               of               default,               like               it               did               in               Gluskin.

The               land               developers               in               fact,               had               more               time               to               pay               at               the               equivalent               rate,               unlike               Gluskin               where               time               was               reduced               and               interest               was               increased.
               "[T]he               extension               was               made               at               a               time               when               the               borrower               was               in               difficulty;               it               could               be               reasonably               argued               the               extension               gave               the               borrower               a               chance               to               turn               itself               around               and               pay               off               its               debts.

By               itself,               the               extension               cannot               be               said               to               be               a               material               modification               requiring               an               adjustment               of               priorities               as               a               matter               of               law."               Lennar               Northeast               Partners               v.

Buice,               49               Cal.

App.

4th               1576,               1584               (Cal.

App.

3d               Dist.

1996).

Here               the               interest               rate               changed               from               a               variable               to               a               set               rate.

The               maturity               date               was               extended               as               well               as               the               principal               amount               in               order               to               support               the               Trust               company-debtor               regain               control               of               payments.

The               lower               court               ruled               Trust               company               no               longer               had               a               priority               claim               since               they               modified               the               terms               of               the               agreement.

This               Appellate               court               reversed               ruling               no               material               modification               or               prejudice               to               the               subordinate               lien               holders.
               The               current               1322               (b)               statement               striken               "other               than               a               claim               secured               only               by               a               security               interest               in               real               property               that               is               the               debtor's               principal               residence[,]"               modifications               will               be               allowed               to               a               debtor's               principal               residence.

We               are               looking               at               cramming               down               the               value               of               the               property               to               what               its               actual               value               is               today               in               order               to               free               up               extra               cash               applied               to               other               unsecured               and               lower               priority               loans.

This               should               not               be               considered               a               material               modification               since               it               is               a               best-effort               to               pay               those               we               owe               in               the               fairest               way               possible.
               F.

Title               Insurance
               Since               valuation               is               at               stake               here               and               title               insurance               covers               the               actual               value               of               the               property,               two               major               organizations               should               be               discussed               regarding               insurance               related               to               real               estate;               The               American               Land               Title               Association               (ATLA)               and               the               California               Land               Title               Association               (CLTA).

ATLA               and               CLTA               provide               title               insurance               endorsing               that               the               property               at               issue               is               free               and               easy               to               transfer               and               provides               certain               assurances.

When               mortgage               loans               are               modified,               ATLA               will               not               guarantee               any               subsequent               agreements               than               the               first               policy               contracted               on               the               land.

There               are               other               coverage               options               that               will               require               extra               protection               and               endorse               modifications               set               forth               in               ATLA               Form               11               and               CLTA               Form               110.5.

However,               as               mentioned               in               Gluskin,               Shane               and               RTC,               courts               do               not               favor               material               modifications               that               prejudice               junior               lien               holders;               so               long               as               Form               11               and               Form               110.5               do               not               contain               a               material               modification,               the               title               insurance               coverage               value               should               be               ascertainable.
               To               be               exhaustively               diligent,               the               title               to               the               property               should               be               examined               early               in               a               foreclosure               proceeding.

A               full               title               examination               would,               of               course,               be               the               most               useful               in               that               it               would               reveal               any               defects               in               the               mortgagor's               title               existing               when               the               security               deed               was               executed.

However,               where               an               attorney               is               provided               with               a               mortgage               title               insurance               plan               (obtained               when               the               security               deed               was               executed)               it               is               customary               to               conduct               a               restricted               title               examination               coming               forward               from               the               date               of               the               security               deed               (2008               Cal               ALS               80,               Cal.

Code               Civ.

Proc.§880.020(a)(4)).

The               title               insurance               policy               should               be               provided               to               an               attorney               at               the               outset               (Cal               Ins               Code               §1063.1).
               The               limited               title               examination               should               include               a               search               of               the               following               public               records;               1)               deed               records,               2)               federal               tax               lien               docket,               3)               lis               pendens               docket,               4)               bankruptcy               records               and               5)               possibly               probate               records.

It               is               also               recommended               to               check               the               bankruptcy               records               shortly               before               a               foreclosure               sale.

These               factors               are               simply               a               guideline               and               to               be               sure               all               bases               are               covered,               and               to               be               sure               your               property               does               not               contain               any               hindering               constructs               that               Title               Insurance               may               not               cover.
               I               will               highlight               important               factors               to               know:
               1.

Deed               Records.
               The               deed               records               kept               by               the               Clerk               of               the               Superior               court               in               the               count               which               the               land               lies               should               be               examined               to               ascertain               the               names               of               all               persons               who               have               held               right               to               the               property               since               the               execution               of               the               security               deed.

A               chain               of               title               is               needed               in               order               to               preserve               evidence               of               ownership.
               Only               litigation               which               goes               to               the               validity               of               the               security               deed               or               the               right               to               foreclose               should               stop               the               foreclosure               sale.

Any               other               litigation               regarding               the               property               concerns               rights               of               parties               which               are               subject               to               the               security               deed               and               thus               subject               to               foreclosure               (Cal.

Code               Civ.

Proc.§               880.260               (a)(1)).
               If               the               lis               pendens               docket               reveals               the               property               in               foreclosure               is               in               the               custody               of               a               receiver,               the               foreclosure               should               immediately               cease.

Such               property               is               in               the               custody               of               the               court               appointing               the               receiver,               and               its               assets               may               not               be               interfered               with               unless               the               mortgagee               intervenes               in               the               proceeding               and               obtains               authorization               to               foreclose.

Where               the               due               date               is               ascertainable               from               the               record,               the               10-year               limitations               period               of               Civ.

Code               §82.020(a)(1),               applies.

Any               recorded               document               that               contains               the               due               date               of               the               note               secured               by               the               trust               deed               in               question               will               suffice.

Slintak               v.

Buckeye               Retirement               Co.,               L.L.C.,               Ltd.,               139               Cal.

App.

4th               575               (Cal.

App.

2d               Dist.

2006).
               2.

Bankruptcy               Records.
               The               filing               of               a               bankruptcy               petition               automatically               enjoins               a               foreclosure               against               property               of               the               debtor               and               of               the               insolvency               estate               (11               U.S.C.A               §362(a)               -               automatic               stay).

All               foreclosure               activities               should               be               dropped               upon               proper               notification               the               present               owner               has               filed               bankruptcy.

Failure               to               end               the               foreclosure               could               result               in               the               lender's               (and               perhaps               the               attorney)               being               held               in               contempt               of               court.

Furthermore,               a               foreclosure               sale               conducted               in               defiance               of               the               stay               is               void.

Before               proceeding               with               foreclosure,               the               lender               must               either               achieve               a               court               order               lifting               the               stay               or               wait               until               the               stay               otherwise               terminates               under               11               U.S.C.A               §362.

Debtors               or               their               attorneys               generally               notify               the               foreclosing               lender               of               a               bankruptcy               filing,               but               not               always.

Therefore,               it               is               recommended               to               check               the               Bankruptcy               Court               records               to               ensure               the               present               owner               has               not               filed.

Since               bankruptcy               filings               are               often               take               place               at               the               eleventh               hour,               the               bankruptcy               records               should               be               checked               shortly               before               the               foreclosure               sale               date.
               3.

Federal               Tax               Liens.
               A               tax               lien               against               anyone               in               the               chain               of               title               recorded               must               be               dealt               with               in               a               specific               manner.

The               trust               deed               will               maintain               its               priority               over               subsequently               filed               federal               tax               lien.

26               U.S.C.A               §7425               (b).

Without               IRS               notice               or               consent,               the               federal               lien               will               remain               on               the               property               superior               to               the               purchaser's               title               obtained               at               sale.

The               purchaser               may               apply               for               a               Certificate               of               Discharge               From               Federal               Tax               Lien,               however.

26               U.S.C.A               §6325               (b).
               4.

Probate               Records               Need               Not               Be               Examined.
               A               right               of               sale               in               the               security               deed               is               a               power               coupled               with               an               interest               and               is               therefore               irrevocable               so               that               the               power               may               be               exercised               regardless               of               the               death               of               the               mortgagor.

In               California,               a               trust               state,               when               a               trustor               has               died,               the               successors               in               interest               are               entitled               to               receive               notice               of               default               under               certain               circumstances.

Essentially,               proof               of               interest               must               be               filed               in               the               county               where               the               land               is               located.

It               must               provide               constructive               notice               to               the               trustee               prior               to               the               recording               of               the               notice               of               default.

Further,               it               must               supply               an               address               to               which               notices               may               be               mailed.

The               trustee               should               try               to               track               down               successor's               but               does               not               include               the               duty               to.

See               Estate               of               Yates,               25               Cal.

App.

4th,               511               (1994).
               In               light               of               the               title,               with               a               due               diligent               search,               the               proposed               cram-down               should               not               have               any               affect               on               the               insured               amount               of               your               property               so               long               as               modifications               made               have               not               been               determined               material.
               III.

AN               UNREGULATED               INDUSTRY               LEADS               TO               FRAUD
               The               Real               Estate               Settlement               Procedures               Act               (RESPA)               section               6,               12               U.S.C.

2605,               provides               consumer               protection               with               the               mortgage-industry               loans.

The               debtor               may               send               a               Qualified               Written               Request               to               the               lender               who               in               return               must               provide               a               written               acknowledgment.

During               a               suspension               period,               the               lender               cannot               report               to               any               consumer               credit               agencies               (i.e.

Equifax,               etc).

A               debtor               may               also               file               a               private               lawsuit               for               a               RESPA               violation               and               noncompliance.

The               problem               is               that               these               written               requests               are               often               ignored               and               usually               a               strategy               to               obtain               a               stay               order.
               In               my               opinion,               Consumer               Protection               is               thinly               spread               between               too               many               agencies.

The               Consumer               Protection               Agency,               the               Federal               Trade               Commission               and               the               Securities               and               Exchange               Commission               all               stake               claims               on               protecting               consumers.

Loan               servicers               are               usually               a               secondary               party               working               for               a               profit.

When               a               loan               goes               into               foreclosure,               more               fees               are               tacked               on.

Because               of               little               to               no               regulation               in               the               mortgage               industry               abusive               behavior               tends               to               generate               and               fuel               the               already-stressed               housing               crisis.
               Frustrated               Homeowners               deal               with               tacked               on               fee               after               fee,               some               services               which               have               not               even               been               performed               (i.e.

pre-paid               charges               for               future               overdue               fees               and               inspection               costs).

Law               Firms,               such               as               mine,               see               these               fees               have               a               immediate               impact               on               the               increase               of               foreclosures               since               those               fees               only               add               to               their               monthly               payments               which               keep               increasing,               the               homeowner               can               no               longer               pay               their               monthly               rate               and               thus               default.
               With               further               regulation               which               will               be               added               with               the               new               proposed               bill,               I               believe               new               administration               will               be               able               to               identify,               manage               and               address               complaints               with               ease.

I               also               believe               ignored               complaints               will               lessen               since               these               complaints               will               now               be               moot               if               the               court               will               now               be               addressing               the               root               of               the               problem               -               valuation               of               the               total               debt.
               IV.

CRAM-DOWN               EFFECTS.
               This               proposed               bill               may               encourage               more               Chapter               13               bankruptcy               filings.

The               Helping               Families               Save               their               Homes               Act               and               HOPE               for               Homeowners               is               a               rescue               plan.

President               Obama               is               initiating               so               borrowers               will               have               an               opportunity               to               re-work               their               loan               payments               and               pay               all               their               debts               without               losing               a               home               in               foreclosure.

The               bill               offers               that               legislation               reimburse               lenders               part               of               their               loss               should               a               debtor               is               in               a               Chapter               13               and               sells               the               property.

Director               Peter               R.

Orszag,               of               the               Congressional               Budget               Office,               analyzed               forthcoming               legislation               and               believes               "the               bill               as               a               whole...

would               increase               the               budget               deficit               over               the               next               decade,               incur               larger               losses...

higher               coverage               levels               and               insured               deposits...

gradually               offset               with               higher               future               premiums."               Orszag,               Peter               R.,               Congressional               Budget               Office,               Letter               to               Chairman               Christopher               J.

Dodd-               Chairman               on               Committee               on               Banking,               Housing               and               Urban               Affairs-               United               States               Senate,               October               1,               2008.

The               plan,               designed               to               secure               and               manage               failing               and               troubled               assets               will               require               additional               administrative               costs.

The               resale               values               will               be               hard               to               ascertain.

Orszag               believes               proceeds               gained               in               sales               and               future               valuation               increases               will               be               less               than               the               entire               acquisition               cost               this               government               will               continue               making.
               While               Chairman               Orszag               proves               a               reasonable               point,               the               solutions               used               today               cannot               be               applied               in               today's               world               economy.

It               is               clearly               failing.

Without               some               change               that               will               jumpstart               our               economy,               we               will               continue               on               the               spiral               downward               turn.

A               different               strategy               will               produce               a               novel               mechanism               (i.e.

The               Energy               Improvement               and               Extension               Act               of               2008               is               another               method               to               move               our               economy).

The               key               here               is               to               conserve               where               we               never               have               before               in               order               to               unlock               new               avenues               of               financing               and               spending.
               As               you               see,               the               tide               of               foreclosure               is               bringing               heavy,               quick-moving               change.

Presently,               Bankruptcy               Judges               do               not               have               the               right               or               authority               to               unilaterally               create               mortgage               loan               modifications.

Also,               now               loan               modifications               are               usually               worked               by               private               consumer               companies               and               law               firms,               mine               included.

Cram-down               supporters               say               a               cram-down               is               the               ideal               tool               that               encourages               lenders               to               provide               loan               modifications               for               their               borrowers.

The               cram-down               bill               allows               federal               judges               to               modify               note               terms,               decrease               interest               rates               and               mortgage               loan               balances               of               bankrupt               homeowners.

It               also               will               permanently               extend               the               Federal               Deposit               Insurance               Corp.'s               insured               coverage               to               $250,000.

Nay-sayers               believe               cram-downs               will               create               higher               interest               rates               (higher               costs               to               procure               a               loan)               and               an               even-tighter               credit               market.
               Those               opposed               against               the               proposed               bill               say               these               additions               are               unnecessary               provisions.

One               provision               allows               bankruptcy               judges               the               authority               to               change               the               mortgage               loan               terms,               like               the               loan               balance,               in               a               Chapter               13               bankruptcy               proceeding.

When               we               allow               judges               to               deliver               these               changes,               a               question               arises               as               to               how               the               collateral               value               of               the               property               at               issue               is               calculated.

Many               fear               an               economic               impact.

Most               of               the               lending               community               (including               the               American               Bankers               Association               and               other               Republicans)               stands               against               the               proposal               declaring               mortgage               rates               will               increase,               forcing               lenders               to               require               larger               payments               up               front               in               order               to               account               for               the               newly               added               risk.
               I               will               discuss.
               Bifurcation
               Bifurcation               means               a               forking;               a               division               into               two               branches.

Section               506               of               the               title               11               United               States               Code               (a.k.a.

cram-down               provision)               authorizes               bankruptcy               claims               to               be               bifurcated               or               split               into               secured               and               unsecured               claims.

§506               (a)               maybe               applied               to               Chapters               7,               11               and               13               claims.

Courts               are               split,               however,               as               whether               to               allow               bifurcation               or               not.

See               In               re               Mordred               J.

Richards               et               al.

v.

Federal               Home               Loan               Mortgage               Corp.,               151               B.R.

8,               *;               1993               Bankr.

LEXIS               284,               **;               Bankr.

L.

Rep.

(CCH)               P75,               145;               28               Collier               Bankr.

Cas.

2d               (MB)               626.

11               U.S.C               506               provides               the               following:
               "(d)               To               the               extent               that               a               lien               secures               a               claim               against               the               debtor               that               is               not               an               allowed               secured               claim,               such               line               is               void,               unless               -
               (1)               such               claim               was               disallowed               only               under               section               502(b)(5)               or               502(e)               of               this               title;               or               
               (2)               such               claim               in               not               an               allowed               secured               claim               due               only               to               the               failure               of               any               entity               to               file               a               proof               of               such               claim               under               section               501               of               this               title."
               Applied               to               section               1325               (a)(5)               as               follows:
               "(a)               Except               as               provided               in               subsection               (b),               the               court               shall               confirm               a               plan               if               --               ...
               (5)               with               respect               to               each               allowed               secured               claim               provided               for               by               the               plan               --               ...


               (B)(ii)               the               value,               as               of               the               effective               date               of               the               plan,               of               property               to               be               distributed               under               the               plan               on               account               of               such               claim               is               not               less               than               the               allowed               amount               of               such               claim..."
               Judge               Feeny               in               Richards               cites               and               summarizes               various               district               court               decisions               in               conflict               with               the               interpretation               -thus               clearly               ambiguous--               the               "denial               of               bifurcation               would               be               a               windfall               to               mortgagees               whose               worthless               unsecured               mortgages               would               continue               to               encumber               debtors               homes               to               the               extent               of               the               debt               after               Chapter               13.

This               result               would               counter               to               the               reorganization               provision               of               Chapter               13               premised               upon               the               retention               of               assets               and               the               fresh               start               policy               of               the               Bankruptcy               Code."               With               the               new               provision               the               conflict               of               whether               to               bifurcate               claims               or               not               will               likely               be               resolved               since               the               courts               will               now               be               able               to               revise               the               actual               secured               claim               amount.
               Valuation               of               the               property               is               "fixed               at               the               time               of               plan               confirmation,"               Richards               at               30.

The               result               then               under               HR               3609,               would               be               current               asset               value               of               homes               will               be               significantly               lower               than               what               was               originally               mortgaged.

The               cram-down               value               will               then               be               lower               and               the               debtor               pays               less.

Then,               of               course               various               arguments               arise               as               to               whether               the               loan               is               really               secured               or               not               since               the               actual               value               is               much               lower.

I               will               not               address               these               arguments               here.

My               goal               is               to               simply               answer               the               question               at               issue               which               I               do               not               believe               security               is               at               issue               -               only               valuation               and               added               costs.
               Filing               Bankruptcy
               "Under               chapter               13               of               the               Bankruptcy               Code,               unless               the               debtor               surrenders               the               property               securing               the               lien               to               the               holder               of               an               allowed               secured               claim               provided               for               by               the               plan               or               such               holder               accepts               the               plan,               a               chapter               13               plan               that               provides               for               a               secured               claim               may               not               be               assured               of               confirmation               without               a               cram               down               provision               comporting               with               section               1325(a)(5)(B).

Chapter               13               cram               down               is               comprised               of               two               essential               elements,               lien               retention               and               equivalent               value,               distributed               in               accordance               with               certain               rules               each               of               which               must               be               provided               for               under               the               chapter               13               plan               itself."               Collier               on               Chapter               13               Cramdown,               2008               Emerging               Issues               1253.

In               today's               market,               with               declining               housing               markets,               unemployment               rates               rising               steadily               our               legislators               are               taking               action               in               order               to               stabilize               what               we               already               know               is               a               declining               economy.

Most               understand               the               definition               of               cram-down               as               "a               court-ordered               reduction               of               the               secured               balance               due               on               a               home               mortgage               loan,               granted               to               a               homeowner               who               has               filed               for               personal               bankruptcy."               Finance               and               Business               Terminologies,               http://www.answers.com/topic/cram-down.
               A               judge               will               then               identify               the               actual               value               of               the               home               as               the               secured               value,               and               the               deficient               balance               as               unsecured,               then               prioritized               as               such.

Example:               A               bankruptcy               judge               considers               a               $400,000               property               value               that               contains               a               $350,000               first               mortgage               and               $50,000               unsecured               debt.

He               can               then               allow               $350,000               to               the               first               mortgage               holders,               and               cram-down               the               $50,000               unsecured               debt               to               $10,000.

With               proposed               law               HR               3609               a               judge               may               alter               the               secured               and               unsecured               debt               as               he               sees               it               and               to               justify               what               the               debtor               actually               owes               maybe               too               much.

If               a               debtor               is               making               payments               on               a               $200,000               mortgage               on               a               home               valued               at               $120,000,               that               debtor               is               paying               over-the-top               an               unjust               amount               and               thus               not               in               compliance               with               §1325               (a)(5)(B)(ii).
               Basic               Contract               rules               provides               when               asset               valuation               declines               rapidly               due               to               unforeseen               market               changes,               parties               to               that               contract               may               be               excused               from               performance               due               to               commercial               impracticability               or               courts               tend               to               support               contract               modifications.

"When               the               occurrence               of               an               unforeseen               event               would               cause               a               promisor               to               bear               and               unexpectedly               large               loss               in               performing               her               contractual               obligation,               the               parties               might               renegotiate               and               modify               the               promisor's               contract...

The               common               law               doctrines               of               impossibility               and               commercial               impracticability               release               the               promisor               from               her               obligation               on               the               grounds               of               an               unforeseeable               supervening               event               that               increases               the               cost               of               either               literal               performance               or               damages               liability               to               a               level               beyond               the               anticipated               values               at               the               time               of               contracting."               Triantis,               George               G.,               Unforeseen               Contingencies.

Risk               Allocation               in               Contracts,               University               of               Virginia               Law               School               (1999).

It               is               clear               with               today's               market               changes,               the               debtor's               value               has               significantly               decreases               and               must               be               allowed               and               addressed               with               modification.
               Section               5,               H.R.

3609               Elimination               of               credit               counseling               requirement               for               chapter               12               debtors               facing               foreclosure,               offers               to               strike               from               section               109               (h)               of               Title               11               "shall               not               apply               with               respect               to               a               debtor               in               a               case               under               chapter               13               who               submits               to               the               court               a               certification               that               the               holder               of               a               claim               secured               by               the               debtor's               principal               residence."               This               somewhat               loosens               the               restrictions               for               what               may               or               may               not               be               of               benefit               to               the               debtor.

Under               credit               counseling               advisement,               a               person               must               understand               the               root               of               the               financial               problem.

Sometimes               it               may               only               be               a               hardship               where               no               matter               how               much               credit               counseling               one               gets,               you               would               still               have               to               file               bankruptcy               (i.e.

medical               costs               for               an               unexpected               accident               or               sickness).
               V.

Conclusion
               H.R.

3609's               biggest               impact               here               will               be               actual               property               valuation.

Declines               in               property               values               are               at               the               forefront.

Homes               that               mortgaged               at               $200,000               may               only               be               worth               $120,000               today.

While               the               new               administration               maybe               and               probably               will               be               required               to               manage               activity               proposed               here,               I               am               not               convinced               this               will               negatively               impact               the               current               Mortgage               business               today.

Will               it               stop               excessive               fees?

Probably.

Does               that               impact               mortgagees?

Yes.

However,               the               leverage               of               these               new               rules               will               only               help               manage               fraudulent               activity.

Will               title               insurance               coverage               be               affected?

Yes,               but               only               in               the               sense               of               what               property               will               be               automatically               valued               by               the               court.

Credit               Counseling               will               no               longer               be               another               hurdle               to               jump.

Since               managing               a               credit               report               should               be               a               job               in               itself,               and               identity               fraud               is               at               it               highest,               we               cannot               solely               rely               on               credit               report               updates.

That               said,               I               believe               opponents               of               the               bill               provide               reasonable               arguments;               but               do               not               address               any               other               avenues               resolving               the               conflict.

If               we               march               forward               under               the               same               rules               and               regulations,               we               will               continue               to               spiral               downward.

I               believe               the               change               will               a               better               influence               and               will               allow               debtor/homeowners               the               relief               they               need               to               save               their               most               prized-possession-their               home.
               End               Notes:
               "Persons               are               classified               as               unemployed               if               they               do               not               have               a               job,               have               actively               looked               for               work               in               the               prior               4               weeks,               and               are               currently               available               for               work.

Persons               who               were               not               working               and               were               waiting               to               be               recalled               to               a               job               from               which               they               had               been               temporarily               laid               off               are               also               included               as               unemployed.

The               unemployment               rate               represents               the               number               unemployed               as               a               percent               of               the               labor               force."               (Bureau               of               Labor               and               Statistics,               as               of               May               4th,               2009)
               2               "No               private               employer               may               terminate               the               employment               of,               or               discriminate               with               respect               to               employment               against,               an               individual               who               is               or               has               been               a               debtor               under               this               title,               a               debtor               or               bankrupt               under               the               Bankruptcy               Act,               or               an               individual               associated               with               such               debtor               or               bankrupt,               solely               because               such               debtor               or               bankrupt"               (Title               11               sec.

525               (b)               U.S.

Bankruptcy               Code)
               3               See               Hollowell,               Eileen               W.,               Levitt,               Kathleen,               et               al;               First               This               Way,               Then               That               Way               -Conflicting               Interpretations               of               BACPA,               American               Bankruptcy               Institute,               Consumer               Bankruptcy               Committee,               Volume               4,               Number               2               (2007);               http://www.abiworld.org/committees/newsletters/legis/vol4num2/1.pdf.

A               bankruptcy               judge               and               Chapter               13               Trustee               and               others               came               together               to               discuss               the               importance               of               using               plain               language               statutes               provide               and               when               ambiguous,               a               statute               should               be               revisisted.


               See               In               re               Hardacre,               338               B.R.

718.

The               court               here               sorts               out               the               meaning               of               projected               disposable               income               and               actual               disposable               income               and               the               means               test               applied.
               4               Deed               in               lieu               of               foreclosure.

This               is               usually               feasible               only               if               the               property               is               free               from               junior               liens               and               encumbrances.

There               is,               however,               a               risk               of               the               conveyance               being               subsequently               set               aside               by               a               bankruptcy               court               as               a               preferential               transfer               if               the               property               was               worth               substantially               more               than               the               indebtedness.

If               this               method               is               used,               the               mortgagor               should               be               required               to               sign               an               estoppel               and               solvency               affidavit               in               addition               to               the               deed.

The               mortgagee               may               also               want               to               consider               including               non-merger               language               in               the               deed               and               not               releasing               its               security               deed               for               some               time               after               the               transfer               to               insure               that               it               as               least               retains               its               secured               position               in               the               event               a               bankruptcy               court               should               set               aside               the               conveyance.

GBJ,               Inc.,               II               v.

First               Ave.

Inv.

Corp.,               520               N.W.2d               508               (Minn.

Ct.

App.

1994).
               5               The               filing               of               a               bankruptcy               petition               automatically               enjoins               a               foreclosure               against               property               of               the               debtor               and               of               the               bankruptcy               estate               (11               U.S.C.A               §362(a)               -               automatic               stay).

All               foreclosure               activities               should               be               dropped               upon               proper               notification               the               current               owner               has               filed               bankruptcy.

Failure               to               stop               the               foreclosure               could               result               in               the               lender's               (and               possibly               the               attorney)               being               held               in               contempt               of               court.

Furthermore,               a               foreclosure               sale               conducted               in               violation               of               the               stay               is               void.

Before               proceeding               with               foreclosure               the               lender               must               either               obtain               a               court               order               lifting               the               stay               or               wait               until               the               stay               otherwise               terminates               under               11               U.S.C.A               §362.
               6               California               Civil               Code               2823.6(a)               states               that               "a               servicer               acts               in               the               best               interest               of               all               parties               if               it               agrees               to               or               implements               a               loan               modification               where               the               (1)               loan               is               in               payment               default,               and               (2)               anticipated               recovery               under               the               loan               modification               or               workout               plan               exceeds               the               anticipated               recovery               through               foreclosure               on               a               net               present               value               basis."               California               Civil               Code               2823.6(b)               now               provides               "that               the               mortgagee,               beneficiary,               or               authorized               agent               offer               the               borrower               a               loan               modification               or               workout               plan               if               such               a               modification               or               plan               is               consistent               with               its               contractual               or               other               authority."
               7               397               Mass.

479;               492               N.E.2d               92;               1986               Mass.

LEXIS               1291
               8               42               F.3d               1206,               *;               1994               U.S.

App.

LEXIS               34123,               **;               94               Cal.

Daily               Op.

Service               9295;               94               Daily               Journal               DAR               17208
               9               "For               purposes               of               this               subsection,               a               qualified               written               request               shall               be               a               written               correspondence,               other               than               notice               on               a               payment               coupon               or               other               payment               medium               supplied               by               the               servicer,               that--(i)               includes,               or               otherwise               enables               the               servicer               to               identify,               the               name               and               account               of               the               borrower;               and(ii)               includes               a               statement               of               the               reasons               for               the               belief               of               the               borrower,               to               the               extent               applicable,               that               the               account               is               in               error               or               provides               sufficient               detail               to               the               servicer               regarding               other               information               sought               by               the               borrower."               (12               U.S.C               2605               (e)(1)(B)).
               10               Better               Business               Bureau,               report               #               unknown,               author               unknown,               submitted               March,               2009.
               11               Bifurcation.

Webster's               Dictionary,               Merriam-Webster               11th               Edition               (2007).






Image of tuscaloosa real estate






tuscaloosa real estate
tuscaloosa real estate


tuscaloosa real estate Image 1


tuscaloosa real estate
tuscaloosa real estate


tuscaloosa real estate Image 2


tuscaloosa real estate
tuscaloosa real estate


tuscaloosa real estate Image 3


tuscaloosa real estate
tuscaloosa real estate


tuscaloosa real estate Image 4


tuscaloosa real estate
tuscaloosa real estate


tuscaloosa real estate Image 5


  • Related blog with tuscaloosa real estate





    1. talesofthenewworld.blogspot.com/   01/15/2008
      ... than a boy could imagine. There I touched the hem of the garment of the real frontier; there I tasted alkali. I was not the first man, or boy, but the...
    2. scottystarnes.wordpress.com/   02/07/2012
      ... earmarks to renovate downtown Tuscaloosa near his own commercial office building...in close proximity to commercial and residential real estate owned by the lawmakers...
    3. umadmissions.wordpress.com/   11/03/2009
      ...he never said an unkind word about anyone. At the hour of his funeral in Tuscaloosa, the students assembled in the chapel here and after a brief devotional...
    4. everydaysnapshots.blogspot.com/   04/29/2011
      ...today with the guard to go help the people of Tuscaloosa. I am still processing this, really... to be one busy girl. And one non-real estate tidbit -- our annual Easter photo. Kind of sad...
    5. taxprof.typepad.com/   08/15/2007
      ... of luxury condos in Tuscaloosa, Alabama are real estate investors planning...With Taxes) Green Tide in Tuscaloosa , by Joe Kristan (Roth & Co.) Katrina...
    6. 1pard2.blogspot.com/   11/10/2011
      ...a surprising real-estate market that you can enjoy... at -170 to win the tuscaloosa alabama city schools... on defense, so the tuscaloosa alabama city schools...
    7. capital2risk.wordpress.com/   07/21/2011
      ...in this disaster? First Federal Bank Tuscaloosa Alabama was founded in 1950...: debt ceiling , problem bank list , real estate This entry was posted on...
    8. alarob.wordpress.com/   05/30/2010
      ... and there won’t be a referendum this year. So it fell to Stan Pate, a Tuscaloosa real estate developer, to keep the flame alive with his one-man billboard campaign. Pate is a mercurial...
    9. pushingrope.blogspot.com/   09/15/2006
      ... Sink more with his money. Valley View Health Realty, LLC 931 Fairfax Park Tuscaloosa, AL 35405 Business Real Estate 05/09/2006 $500.00 Tallassee Health Realty, LLC 420 N 20th St, #3100 Birmingham...
    10. lawprofessors.typepad.com/   12/21/2008
      ... with relations between two co-tenants of a commerical real estate building in Tuscaloosa. Now the Tuscaloosa News brings a story about a building once owned...
    11. Tuscaloosa Real Estate - Blog Homepage Results

      Tuscaloosa Real Estate Explained.



    Related Video with tuscaloosa real estate







    tuscaloosa real estate Video 1








    tuscaloosa real estate Video 2








    tuscaloosa real estate Video 3




    tuscaloosa real estate