1 Home Mortgage Foreclosures in Maine Find more easy-to-read legal information at Important Note: This is very general information about home mortgage and foreclosure rules in Maine. It is not intended to replace legal advice in your particular case. Where can I get help? If you are facing threat of foreclosure of your home, try to get a lawyer. Here are some possible legal resources: Volunteer Lawyer s Project Pine Tree Legal Assistance Legal Services for the Elderly If you are not income eligible for these services, you can talk to a lawyer for half an hour through the Maine Lawyer Referral Service ( ). The fee for this service is $25. Or get help now from a free HUD-certified Maine Housing Counselor (list attached). See our pamphlet Home Foreclosure: It s always good to have a lawyer, but when is it really critical to get some legal help? You should also consider a bankruptcy lawyer to see whether bankruptcy is an appropriate option for you. Filing for bankruptcy will stop the foreclosure at least temporarily. Depending on your financial picture, it may also help you resolve all of your debts and permit you to retain your home. Most bankruptcy attorneys will provide a free initial consult. For more information on bankruptcy see our pamphlet Bankruptcy: Is it the right choice for you? Also review our pamphlet Can I Save My Home from Foreclosure? It has more information on steps you can take to save your home both before and after a foreclosure case has begun. What is foreclosure? If you own your home, you probably borrowed money to buy it. In return for the money you borrowed, you gave an investor a mortgage on your home as security. A mortgage protects the investor by giving it a legal interest in your home as collateral for your loan, just as a car provides collateral for a car loan. If you fall behind in your house payments, and you cannot negotiate an affordable deal (or workout ) with the mortgage company, it may foreclose the mortgage. This allows the company to take your property and use it to pay off your loan. In doing this, the company must follow certain rules. These rules are set out in state law. PTLA #671 (3/15)
2 Home Mortgage Foreclosures #671 Page 2 In this pamphlet, we will explain the basic rules for home foreclosure in Maine. If I fall behind on my payments, will I automatically lose my house? No. First, some mortgage companies are willing to agree to a payment schedule to let you catch up and continue the mortgage. You might be able to negotiate a workout to avoid foreclosure. Try to make a repayment arrangement or workout plan as early as you can after falling behind. Be careful not to make an agreement you cannot keep. If you cannot afford a proposed workout, then do not agree to it and ask for a different plan. See our pamphlet Can I Save My Home from Foreclosure? for more information on steps you can take. Second, remember that after you fall behind, the mortgage company in most situations must get a court order before taking your home. This foreclosure proceeding is a court process. In almost all situations, the company cannot just take your house without a court order. Does the mortgage company have to give me a chance to pay up before accelerating on the debt and filing a foreclosure case? Yes. The company must provide a written notice of default and right to cure your mortgage loan default (assuming that the default is for non-payment). The notice must state that you are in default and that you have 35 days to cure the default. Being in default means that you are behind in your payments or that you have not paid your taxes or your insurance. The home mortgage company cannot begin a lawsuit to foreclosure the mortgage deed until after that 35 day notice expires. Late Payments: During this time, you should make your late payments or call your mortgage company and try to work out a payment plan. If your payments are sent back, save them in a separate savings account and continue to make payments into that savings account each month. Especially if you are trying to keep your home, it is important to prioritize this payment above other payments you have, like credit card debt and old hospital bills. Save money! If you can afford a mortgage payment but not the amount you owe, save the amount you believe is affordable and set it aside. This can make all the difference when you are trying to negotiate an affordable workout plan. What is an acceleration clause? Most loan agreements have an "acceleration clause." This means that if you don't make a payment or don't keep up on some other part of the mortgage contract, the company is allowed to say that the entire amount of the loan is due and must be paid immediately. To avoid the acceleration clause, call your mortgage company as soon as you realize that you will miss or be late on a payment. Then you may be able to work out an agreement on your payments. Make sure any agreement you make is affordable. Don t agree to a just any payment plan.
3 Home Mortgage Foreclosures #671 Page 3 What happens in a foreclosure case? 1. You get a Notice of Default. The company managing the loan must send you the 35 day default notice discussed above. No action can be taken until after the 35 days is gone. 2. You are served with Court papers. The mortgage company must have a copy of a summons and complaint served on you, normally by a Deputy Sheriff. The company files the same papers with the court. This begins the court foreclosure process. You have 20 days to file an Answer with the court if you wish to contest the foreclosure. Contact a lawyer immediately. If you don t file an answer, you will most likely lose your home. You should also request mediation. Get more details below. 3. File an Answer and Request Mediation. To avoid an immediate default judgment, you must file an Answer (or a letter requesting more time to file an Answer) within 20 days of getting the court complaint. If you do not file an Answer, you will lose your case. As part of the foreclosure mediation process, the Court accepts a simplified Answer and Request for Mediation form. The form should have been served with your court papers. You can also find this one-page form attached here. Mediation is available to owner-occupants of the home being foreclosed on. Sometimes, even if you are not currently living in your home, you may be out of the home only temporarily and intend to move back in. In this case, you can add an explanation to the Answer form, explaining why you want to mediate anyway. It will be up to the court to decide whether or not you will be allowed to go to mediation if you are not an owner-occupant of the home at this point in time. If you do not live in the home and have no plan to live there, mediation is not an option for you. Since the Answer and Request for Mediation form (discussed above) is designed only for homeowners requesting mediation, you should consult with a lawyer to try to get some help with preparing an Answer. If you can t get legal help, we have attached a form Answer that you can use as a model. (This is the longer 3-page Answer and Affirmative Defenses form.) You file your Answer by mailing it to the Court or handing it to the Court Clerk. You must send a copy to the lawyer for the mortgage company at the same time. Usually that lawyer s name and address is in the bottom left corner of the Summons or on the last page of the Complaint. Keep copies of everything for your own file. Filing Late Answer. If you missed the 20 day deadline but you have not yet been defaulted by the court, you can try to get the court to accept a late answer. We have attached a sample Request to File Late Answer. You can file this with your Answer. The Court does not have to accept a late answer but may do so if you offer a good reason for being late. 4. Mediation. If you live in the home and have requested mediation, you will have a chance to participate in mediation. You will get a notice from the court telling you when to go to mediation. Mediations are only held
4 Home Mortgage Foreclosures #671 Page 4 in certain courts. If your case is not in one of those courts, you will get a notice that your case is temporarily being transferred to another court for the mediation process. You do not have to prepare any financial forms ahead of time for your first mediation. If there are still things to discuss after your first mediation, more mediations can be scheduled. You should be given instructions about any documents the bank will need when you attend your first mediation. Ask for our pamphlet: Court Mediation Your Chance to Stop Foreclosure. There we provide more details about the steps you need to follow to have a successful mediation. Sometimes mediation will take several sessions. In the end, if you are not able to agree to a workout with the bank during the mediation process, your case will move on to the next steps. 5. Motion for Summary Judgment. After you file your Answer (and go through Mediation, if you asked for it), the company s lawyer may file a Motion for Summary Judgment. You will have 21 days to file an opposition to this Motion. You should try to get legal help with drafting and filing your response. This is complicated and very difficult to do without legal help. So make every effort possible to find legal help right away. We have attached a sample Motion to Enlarge Time (a 2-page form). If you need more time to get legal help (beyond the 21 day deadline), you may be able to avoid a default order by filing this motion. But move as quickly as you can. The Court needs to move cases along so will not always grant more time. If you are not able to file a good response to the Motion for Summary Judgment, then the court will probably enter a judgment against you. 6. Trial. If the mortgage company does not file a Motion for Summary Judgment or you raised enough valid questions in your response to their Motion - then the Court will hold a trial. Usually, a Pre-Trial Conference is scheduled before the actual trial is scheduled. You will probably get a Scheduling Order telling you where and when the conference will be held. At a Pre- Trial Conference, the judge will lead a discussion about the logistics of the upcoming trial. (Keep in mind that the purpose of the conference is to get set up for the trial, not to argue the legal issues.) For example, you might be asked how many witnesses you will be bringing to the trial and how much time you will need to argue your case. The court may want to get clarification on the issues it will be asked to decide at trial, such as: how much you owe, whether you defaulted, or whether the mortgage company, or another party, owes you money for violations of the law, including illegal predatory lending practices. 7. Judgment by the Court. If you fail to: answer the complaint, raise successful counterclaims or affirmative defenses, resolve your case through mediation,
5 Home Mortgage Foreclosures #671 Page 5 win on a motion for summary judgment, or win your case in the trial phase then the court will likely enter a judgment of foreclosure. The judgment will state what is owed to the mortgage company. 8. Redemption Period. If a judgment is entered against you, you will still have a right to the property called a "right of redemption." This means that you can keep your home by paying back the full amount of the mortgage loan, plus legal costs and fees (not just the payment arrears). The right of redemption will exist for 90 days immediately following the entry of the judgment. You have the right to remain in your home during the 90 day redemption period. IMPORTANT: You can file for bankruptcy at any during the redemption period. In fact, you have the ability to file bankruptcy and stop the sale of your home up to the actual date of the sale of the property. However, filing for bankruptcy may or may not help you in the long run. See our pamphlet: Bankruptcy: Is It the Right Choice for You? Negotiate with the company: During the redemption period you can still try to negotiate an affordable repayment plan or loan modification. You also have the right to sell the property during the redemption period. If you do this, you will have to pay off the mortgage and any legal fees and interest. But you will be able to keep any money left over. If you can sell the property but only for less than what is owed, you may still be able to negotiate a short sale with the mortgage company s lawyer. Be careful! Many companies are jumping into the short sales market. Some demand a fee up front and will work to convince you that a short sale is better for everyone. A short sale is not always the best solution. Make sure you consider your goals and all your options before selling your home for less than what is owed. Also, there is no reason to pay a fee up front. Most reputable real estate brokers will help you arrange a short sale for free. They will collect their fee out of the sale price - not from you up front. If you have tried to sell for some time but have no offers, the mortgage company might consider a Deed in Lieu of foreclosure. This allows you to give the house to the mortgage company. In either case, the bank might be agreeing to take less money or a house of less value than what you owe. You might still owe the bank money. Often, banks will agree to waive any balance still owed, but you should be aware that there may be tax consequences if you follow these options. If you are trying to negotiate a short sale or Deed in Lieu of foreclosure, you should ask the bank about cash for keys or relocations costs. Through some programs, there is money available to the homeowner for successful negotiation of one of these liquidation options.
6 Home Mortgage Foreclosures #671 Page 6 CAUTION: Don t fall for a foreclosure rescue scam. And, again, don t be pressed into a short sale until you have considered all of your options and decided which option best meets your goals. It is often around this time that you may get foreclosure rescue offers. People may call you or knock on your door and offer to save your home from foreclosure. Negotiating a workout or selling your home at close to fair market value is almost always a better option than a foreclosure rescue. A sale may allow you to save the equity in your home. In most cases, promises to save your home from foreclosure will put your home investment into the hands of the rescuer, and you will end up being evicted from your home anyway, with nothing left. Read more in our pamphlet: Foreclosure Rescue Scams Just Say No! For more information about workouts with your mortgage company and other options see our pamphlet: Can I Save My Home from Foreclosure? Also review our Don t Borrow Trouble! pamphlet before refinancing your mortgage. 9. Public Sale/Eviction. If you do not "redeem" the property within the 90-day redemption period, you will not own the property any more. When the redemption period ends, you can be evicted in a very short time frame (48 hours), and most likely there will be no further court hearings before this happens. The mortgage company is entitled to possession of the property regardless of how much, or how little, you still owe; the time of the year; or any other reason. The company will hold a public sale of the property. After receiving the money from the sale, the company will pay off the mortgage loan balance. Any remaining sales proceeds will be paid to other lien holders or to you, as the court will instruct the company. If, however, the sale price is less than the amount owed to the mortgage company, the company may be able to hold you responsible for the difference. 10. Report of Sale. After the sale, the mortgage company must file with the court a "Report of Sale," explaining how the money from the sale of the property was received and how the company proposes to spend it. The investor must send a copy of the "Report of Sale" to you, at your last known address. To be sure you get this report, leave a new forwarding address with the post office, the court clerk, the company s lawyer, or all three. When you receive the notice, you can object to how the money from the sale is to be distributed but not to the sale itself.
7 Home Mortgage Foreclosures #671 Page 7 Notice Prepared by Pine Tree Legal Assistance Revised March 2015 Federal and state laws change often. We cannot promise that this information is always up to date and correct. If the date above is not this year, call us to see if there is an update. We provide this information as a public service. It is not legal advice. By sending you this information, we are not acting as your lawyer. Always consult a lawyer, if you can, before taking legal action.
8 STATE OF MAINE DISTRICT / SUPERIOR COURT Location: Docket No. Plaintiff RESPONSE TO COMPLAINT v. AND REQUEST FOR MEDIATION Defendant Important Notice to Homeowner A foreclosure case has been filed against you in court. You will probably lose your home if you do not file a written Response within 20 days. You can use this form as your Response. Just fill out this form and return it to the court in the enclosed envelope so that the court receives it before the 20-day deadline. Mail a copy to the lender s lawyer. You can attach additional sheets if this form does not give you enough space. 1. Your Response To protect your rights in this case, you must file a response. You can file a response by checking the box below and filling in your address. I live at and own the building at. I believe there are good reasons I should not lose my home to foreclosure. I deny at least some of the lender s statements in the foreclosure complaint. I assert all affirmative defenses that apply to my case. 2. Your Right to Mediation You have the right to meet with your lender and a neutral third party. This free meeting gives you the chance to talk about how you might avoid foreclosure before a judge hears your case. This is called a mediation meeting. At the meeting a neutral court mediator will help you and the lender try to come to an agreement. The mediator will not force you to accept an agreement. Please return this form to the court. You will hear from the clerk about mediation. (Your Signature) MAILING ADDRESS (Your Name, Printed) LIVING ADDRESS (Mailing Address) (City, State, Zip) (Phone Number) (Living Address) (City, State, Zip) (Phone Number)
9 STATE OF MAINE, ss. DISTRICT COURT LOCATION DOCKET NO., Plaintiff, ANSWER AND AFFIRMATIVE DEFENSES v. (Title to Real Estate Involved), Defendant. ANSWER 1. I admit that I signed a note and mortgage. 2. I am without knowledge as to whether the Plaintiff is the lawful holder of the Note or the Mortgage. Therefore, I deny the allegation. 3. I am without sufficient knowledge as to whether the amount demanded as amounts due is accurate. Therefore, I deny the allegation. 4. I admit receiving a default notice. I am without knowledge as to whether the default notice is lawful. Therefore, I deny that the default notice is lawful. or I deny receiving a default notice. 5. I admit receiving the Complaint. I am without knowledge as to whether the Plaintiff, as required by 14 M.R.S.A et. seq., has both certified proof of ownership of the Note and provided evidence of the Mortgage, Note and all assignments and endorsements of the Note and Mortgage. Therefore, I deny the allegation. 6. I deny violating the terms of the Mortgage and/or Note. AFFIRMATIVE DEFENSES 7. I repeat, reallege and incorporate by reference paragraphs 1 through 6.
10 FIRST AFFIRMATIVE DEFENSE 8. Plaintiff s complaint fails to state a claim upon which relief can be granted by this Court because Plaintiff failed to comply with the notice and right to cure provision in 14 M.R.S.A SECOND AFFIRMATIVE DEFENSE 9. Plaintiff s complaint is subject to the defense of estoppel. THIRD AFFIRMATIVE DEFENSE 10. Plaintiff s complaint is subject to the defense of duress. FOURTH AFFIRMATIVE DEFENSE 11. Plaintiff s complaint is subject to the defense of unclean hands. FIFTH AFFIRMATIVE DEFENSE 12. Plaintiff s complaint is subject to the defense of illegality. SIXTH AFFIRMATIVE DEFENSE 13. Plaintiff s complaint is subject to the defense of accord and satisfaction. SEVENTH AFFIRMATIVE DEFENSE 14. Plaintiff does not have standing to bring this complaint. Other: WHEREFORE, Defendant prays that the Complaint be dismissed, for their costs, and for such further relief as the nature of the case may require.
11 Date: (Signature) (Print Name) (Address) (Phone Number) CERTIFICATE OF SERVICE I hereby certify that I have delivered a copy of this Answer and Affirmative Defenses by mailing a copy to the Plaintiff s lawyer. Date: (Signature)
12 STATE OF MAINE, ss. DISTRICT COURT Location: Plaintiff: v. Defendant: REQUEST TO FILE LATE ANSWER (Title to Real Estate Involved) I hereby request additional time to file my answer and that the Court accept the attached Answer for filing in this case. I didn t file the answer within 20 days because: (Illness/ family emergency) (Inability to find a lawyer) (I didn t understand I had to file within 20 days). I believe these reasons constitute good cause for allowing me to file a late answer in this case. In addition I believe I have a meritorious defense as set forth in the attached answer. Also, Plaintiff will not be substantially prejudiced by the reopening of this case as no default or default judgment has been entered. In addition, the court should be guided by the principle that there is a strong preference for deciding cases on the merits. See Thomas v. Thompson, 653 A.2d 417, 419 (Me. 1995); Millet v. Dumais, 365 A.2d 1038, 1040 (Me. 1976), quoting Field McKusick & Wroth, Maine Civil Practice 55.4 at ("substantial rights should not be determined by default if that procedure can reasonably be avoided and no substantial prejudice has resulted").
13 For the above reasons the court should set aside any default entered in this case and allow me to file the attached Answer. Signature Date Print Name Address Phone Number IMPORTANT NOTICE Matters in opposition to this motion pursuant to Rule 7(c) of the Maine Civil Rules of Procedure must be filed not later than 21 days after the filing of the motion unless another time is provided for by the Rules or set by the Court. Failure to file timely opposition will be deemed a waiver of all objections to the motion which may be granted without further notice or hearing. I sent a copy of this letter and attached Answer and Discovery Request o the Plaintiff s Attorney at the following address:
14 STATE OF MAINE, ss. DISTRICT / SUPERIOR COURT Location: Docket No. Plaintiff MOTION TO ENLARGE v. TIME TO RESPOND TO SUMMARY JUDGMENT MOTION Defendant TITLE TO REAL ESTATE IS INVOLVED NOW COMES to move this court to extend time in which to respond to Plaintiff s Motion for Summary Judgment. In support of this request, we state as follows: Wherefore, we request an additional 60 days to respond to Plaintiff s Motion for Summary Judgment. Dated, this day of, 20. Defendant
15 IMPORTANT NOTICE Matters in opposition to this motion pursuant to Rule 7(c) of the Maine Civil Rules of Procedure must be filed not later than 21 days after the filing of the motion unless another time is provided for by the Rules or set by the Court. Failure to file timely opposition will be deemed a waiver of all objections to the motion which may be granted without further notice or hearing. Certificate of Service I hereby certify that I have delivered a copy of this Motion to Enlarge by mailing a copy to Attorney. Dated, this day of, 20. Defendant ORDER Defendant s Motion to Enlarge is granted. Defendant shall have an additional time of 60 days to file a response to Plaintiff s Motion for Summary Judgment, said days to commence as of the date of this Order. Date Judge, Maine District Court
16 How to file and serve court documents When you file a paper or pleading with the court, there are always two steps. You must: 1. file all court documents with the court and 2. mail copies to the Plaintiff s lawyer 1. Filing with the Court. If you don t know the court s address, call the court to find out. Then mail your papers to that address, or deliver them to the court clerk in person. 2. Serving the Plaintiff s lawyer. You must also mail a copy to the lawyer for the company suing you in foreclosure. The lawyer s name is in the lower left hand corner of the Summons or on the last page of the Complaint. NOTE: Save two more copies one for your own files and one for your legal advocate or housing counselor.
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Consensus of Judges on Multnomah County Court Foreclosure Panel The judges who serve on the Multnomah County Court s Foreclosure Panel have been presented with the following recurring issues, which over
Whitney Bank offers and provides financial products and services through its locations in Louisiana and Texas as "Whitney Bank" and as "Hancock Bank" in Mississippi, Alabama and Florida. Information on
WHAT IS A REVERSE MORTGAGE NON BORROWING SPOUSES AND REVERSE MORTGAGES OVERVIEW The Home Equity Conversion Mortgage Program, i.e. the reverse mortgage, was enacted by Congress in 1987 to meet the special
CHAPTER 2013-137 Committee Substitute for Committee Substitute for House Bill No. 87 An act relating to mortgage foreclosures; amending s. 95.11, F.S.; revising the limitations period for commencing an
ANSWER PACKET NON-SPECIFIC INSTRUCTIONS ON PREPARING AN ANSWER You are strongly encouraged to obtain help from an attorney in order to protect your rights and to correctly follow all the applicable substantive
Clark County District Court SMALL CLAIMS COURT INFORMATION INTRODUCTION The Small Claims Department of District Court allows a person or business with a legal dispute to sue without hiring an attorney.
LOAN DEFAULT AND FORECLOSURE: A BRIEF GUIDE FOR CALIFORNIA HOMEOWNERS Compiled by: UNIVERSITY OF SAN FRANCISCO, Provided by: COMMUNITY LEGAL SERVICES IN E. PALO ALTO SCHOOL OF LAW 2117 (B) UNIVERSITY AVENUE
FAQ for Tenants & Their Attorneys 1. How much notice must California tenants receive if evicted because of foreclosure? Answer: Usually 90 days. CCP 1161b(a) provides that a tenant or subtenant in possession
BANKRUPTCY SOME FREQUENTLY ASKED QUESTIONS AND ANSWERS 1 You should file for bankruptcy only after carefully deciding that bankruptcy is the best way to deal with your financial problems. This pamphlet
HOW TO REPRESENT YOURSELF IN CIVIL CASES IN JUSTICE COURT If you are reading this you have either been sued in Justice Court, or you are thinking about suing someone in Justice Court. Following are the
Superior Court, County of Ventura Self-Help Legal Access Center DEFENDING LAWSUITS FOR BREACH OF CONTRACT OR COLLECTION OF MONEY (COMMON COUNT) 1 Deciding How to Respond to the Complaint Answering, settling
A decision to file for bankruptcy should be made only after determining that bankruptcy is the best way to deal with your financial problems. This brochure cannot explain every aspect of the bankruptcy
Functions To Be Performed ARIZONA FORECLOSURE TIMELINE File Received 1. Receipt of Referral from Client Trustee Sale Guarantee is 1 Ordered and Statement of Breach and Substitution of Trustee Is prepared
IN THE SUPREME COURT OF TEXAS Misc. Docket No. f ( '9256 FINAL APPROVAL OF AMENDMENTS TO TEXAS RULES OF CIVIL PROCEDURE 735 AND 736 ORDERED that: 1. Pursuant to Section 22.004 of the Texas Government Code,
BANKRUPTCY FILING (CHAPTERS 7 AND 13) AND ITS EFFECT UPON THE FORECLOSURE PROCESS by Steven C. Lindberg Freedman Anselmo Lindberg & Rappe LLC September, 2001 Since it has been widely predicted that some
UNITED STATES BANKRUPTCY COURT SOUTHERN DISTRICT OF CALIFORNIA In re: ) FILED September 11, 2012 ) CHAPTER 7 RIGHTS AND ) BANKRUPTCY GENERAL RESPONSIBILITIES and ) ORDER NO. 180 AMENDMENTS TO LOCAL ) BANKRUPTCY
Bankruptcy in Florida SOME INFORMATION ABOUT BANKRUPTCY People who are having trouble paying their debts sometimes consider bankruptcy as a remedy for this situation. An individual, called a debtor, usually
AN ACT RELATING TO PROPERTY; ENACTING THE MORTGAGE FORECLOSURE CONSULTANT FRAUD PREVENTION ACT; IMPOSING PENALTIES. BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF NEW MEXICO: Section 1. SHORT TITLE.--This
ADMINISTRATIVE ORDER NO. 2009-10-01 IN THE CIRCUIT COURT OF THE NINTH JUDICIAL CIRCUIT, IN AND FOR OSCEOLA COUNTY, FLORIDA AMENDED ADMINISTRATIVE ORDER GOVERNING CIRCUIT COURT MEDIATION FOR OWNER-OCCUPIED