Foreclosure Attorney in Los Angeles

Get Help from the Southern California Lawyers Known as the "Home Savers"

The threat of losing your home is frightening. If you are unable to keep up with your mortgage payments, you want to find a way to avoid home foreclosure. It is easy to feel helpless in a situation like this, but the right foreclosure attorney can help you save your home using a number of legal options, including Chapter 13 bankruptcy. At the law offices of RHM LAW LLP, we help people throughout the San Fernando Valley, Los Angeles, Riverside, San Bernardino, and Orange counties to avoid home foreclosure and get the debt relief they deserve. If you need to avoid home foreclosure and have decided to pursue bankruptcy as an option or home loan modification, we will help you save your home.

As the number one filer of home-saving Chapter 13 bankruptcy petitions in Los Angeles and the San Fernando Valley, we know how to help our clients through the entire process and assist them in staying in their homes. If you have decided that this is the option for you, you can feel confident with your decision in choosing the experience of RHM LAW LLP.

Call (213) 344-0043 or contact us online for a free consultation with our Los Angeles foreclosure defense attorney. It could be your first step out of the dark and into the light. You will feel better after speaking to us.

Understanding California Foreclosure Laws

California follows a non-judicial foreclosure process, which allows lenders to foreclose on a home without court intervention. This typically makes the process quicker and can leave homeowners with less time to prepare their defense. At RHM LAW LLP, we recognize the urgency of these situations and act swiftly to protect your rights and interests. We can help you understand the specific timelines and procedures involved in a California foreclosure, which can ultimately be the key to developing an effective defense or negotiation strategy.

One of the critical aspects of California's foreclosure laws is the existence of the 21-day Notice of Sale period as part of the foreclosure timeline. Understanding such details empowers you to take decisive action, as neglecting notification timelines can significantly impact your ability to challenge or delay the process. Additionally, knowing your rights under the California Homeowner Bill of Rights can be instrumental, as it prohibits some unfair practices in the foreclosure process. Our team provides you with the insights needed to navigate these laws effectively.

How a Foreclosure Lawyer in Los Angeles Can Help You

We can help you avoid home foreclosure through a few options.

• The first thing we do is look at home loan modification, which involves adjusting the terms of your loan for better terms, including a lower interest rate, lower monthly payments, etc.
• If we are unable to come up with a modification plan that works, we will help you avoid home foreclosure through other alternatives, including bankruptcy.
• You might just need to remove the hostile second or third mortgage, or even a lien put on your property without your consent. We can remove the junior liens and the non-consensual liens through bankruptcy.

In addition to loan modifications and lien removal, we offer guidance on legal protections available under federal and state foreclosure laws. This knowledge allows us to challenge improper foreclosure procedures and negotiate more favorable terms with lenders. Our comprehensive approach ensures that each strategy is tailored to meet the unique needs of your situation, whether through mediation, litigation, or financial restructuring options.

Many of our clients qualify for bankruptcy, although they may not qualify for a loan modification. We will help you find a solution that works for you. Either way, our first goal is to help you keep your home.

Whether Chapter 13 works for you or you find another alternative to foreclosure, our attorneys offer a casual and accepting environment to help you explore all your options. Offering big firm experience in a smaller firm setting, we provide free initial consultations from 7 a.m. to 7 p.m., Monday through Friday. Speak with a qualified foreclosure attorney in Los Angeles at RHM LAW LLP right away.

Why Choose RHM LAW LLP for Foreclosure Defense?

Choosing RHM LAW LLP as your foreclosure defense attorney means partnering with a firm that brings more than 20 years of dedicated experience to the table. We are proud to offer services in English, Spanish, and Farsi, reflecting our commitment to accessibility and client satisfaction. Our firm understands the emotional and financial toll that foreclosure can take, and we strive to deliver compassionate, informed, and personalized legal representation.

Our approach involves not just protecting your home but laying the groundwork for long-term financial stability. By integrating in-depth knowledge of local foreclosure laws with a personalized plan, we aim to alleviate the pressures of possible foreclosure. We also offer flexible scheduling, including same-day appointments and virtual consultations, ensuring your convenience and peace of mind. Our goal is to not only address your immediate concerns but to provide a clear and hopeful path forward amidst financial uncertainty.

Protect Your Home with Experienced Foreclosure Defense Lawyers in Los Angeles

Our team of top-rated Los Angeles foreclosure defense lawyers at RHM LAW LLP is here to help protect your home and fight for your rights. We understand the complexities of foreclosure laws in California and will work tirelessly to find the best solution for your unique situation.

What sets our Los Angeles foreclosure defense law firm apart?

• We're a multilingual law firm
• Top-rated by clients and by peers, we're known as the "Home Savers"
• We're led by 3 Board Certified Bankruptcy Specialists
• Compassionate counsel & guidance - members of our legal team know firsthand what you're going through, as some of us have personally filed for bankruptcy before
• Risk-free, 30-minute free consultation to see how we can help you

These attributes ensure that you receive highly personalized service embedded with a deep understanding of cultural and legal nuances. Our commitment goes beyond simply resolving immediate issues; we focus on empowering you with knowledge and strategies for future financial freedom. This holistic approach means we're with you every step of the way, from initial consultation through resolution, always ready to address your questions and concerns.

Don't wait until it's too late. Schedule a free consultation with one of our Los Angeles foreclosure defense lawyers to discuss your options and take the first step toward protecting your home.

Understanding Common Foreclosure Terms

There are a lot of terms to get familiar with when you are learning and weighing your options with foreclosure. Here are a few concepts you’ll want to educate yourself on if you are facing foreclosure.

Mortgages and Deeds of Trust with Foreclosure

When you received your loan to buy your house, you made an agreement that the loan would be secured by the house, which meant that in case of default, the owner of the loan could foreclose and take ownership of the house, thus evicting you. Such security agreements are filed and recorded in the local land records office. This security agreement is either called a mortgage or a deed of trust. This title is determined by the state. Though there are exceptions, mortgages can only be foreclosed in court, while deeds of trust can be foreclosed without court proceedings.

Understanding the distinction between these two instruments is crucial, especially because the type of instrument affects the foreclosure process. In California, deeds of trust are more common, allowing non-judicial foreclosure processes, which can be faster. It's important to stay informed about which type of agreement you have, as it influences your rights and the actions you can take to protect your home.

First, Second, and Third Mortgages

A first mortgage is the first loan you took out to buy your home. A loan is deemed a second mortgage if you also borrowed a lesser amount for the down payment, or if you later took out a loan against your equity. If you took out a third loan or arranged a line of credit to be secured by your home, that loan is called a third mortgage.

Each mortgage layer carries its own risks and implications for foreclosure. Second and third mortgages are junior loans, which means they are subordinate to the first mortgage in terms of repayment upon foreclosure. Understanding these dynamics is vital, as junior lenders may still play a role in negotiation or litigation if foreclosure occurs. Being well-informed about your position among these lenders might help you leverage better negotiation strategies.

Lenders and Mortgage Servicers

Most likely, the mortgage originator, either the bank or lender, quickly sold the mortgage to another entity who then resold it, and so on. While you are supposed to be notified of these transactions, there is no requirement for these notices to be fully understood. So, what results is that you may not know who truly owns your mortgage and thus, who is entitled to foreclose if you default.

This complexity highlights the importance of maintaining clear communication with your mortgage servicer. Your servicer will handle the day-to-day management of your loan and has the authority to negotiate modifications or engage in foreclosure proceedings. Establishing a good rapport and staying proactive about communication can significantly affect the outcome of your situation and might provide leverage in finding a more manageable payment solution.

Get comprehensive legal guidance from a foreclosure defense attorney you can trust at RHM LAW LLP. Call (213) 344-0043 or contact us to schedule your consultation.

FAQ: Your Foreclosure Defense Questions Answered

What is the difference between judicial and non-judicial foreclosure?

In a judicial foreclosure, the lender must go through the courts to foreclose on a property. This typically involves filing a lawsuit against the homeowner, which can extend the duration of the foreclosure process, allowing more time for the homeowner to seek resolution. On the other hand, non-judicial foreclosures do not require court intervention and are governed by the mortgage agreement itself. In California, non-judicial foreclosures are more common due to deeds of trust being prevalent. This process tends to move more quickly, with fewer opportunities for intervention, making it crucial to act promptly if you're facing foreclosure.

How can bankruptcy help stop foreclosure in Los Angeles?

Bankruptcy can be a powerful tool for stopping foreclosure, especially through filing for Chapter 13. This type of bankruptcy helps you reorganize your debts and create a repayment plan approved by the court, allowing you to keep your home if you adhere to the plan. Filing for bankruptcy automatically enacts the automatic stay, a legal action that temporarily halts foreclosure proceedings, providing breathing room to navigate your financial situation. At RHM LAW LLP, we help evaluate whether bankruptcy is a viable option for you and guide you through the filing process seamlessly.

What are my rights during a foreclosure process in California?

As a homeowner in California, you have several rights during the foreclosure process. You are entitled to receive written notifications, such as the Notice of Default and Notice of Sale, giving you sufficient time to respond or seek relief. Under the California Homeowner Bill of Rights, homeowners enjoy protections against certain harmful practices, such as dual tracking, where a lender simultaneously pursues foreclosure while negotiating a loan modification. Understanding these rights is critical, and our team can help ensure that your rights are upheld and can assist you in leveraging them effectively in your defense. Speak to a foreclosure attorney at RHM LAW LLP as soon as possible.

Can I sell my home during foreclosure?

Selling your home during foreclosure is possible and can sometimes be a strategic option to avoid the complete foreclosure process and its credit impact. This is often referred to as a short sale, where your lender agrees to accept less than the total amount owed on the mortgage. The sale proceeds are used to pay off the mortgage debt, potentially sparing you from a foreclosure on your credit record. However, navigating a short sale can be complex, and having experienced legal guidance ensures that the process is handled correctly and maximizes your financial outcomes.

What are the most effective defenses against foreclosure?

Effective defenses against foreclosure often include challenging the validity of the loan documentation, negotiating loan modifications, or utilizing legal protections under state laws. Examining whether all lender obligations have been met is essential, as discrepancies can provide a basis for delaying or halting the foreclosure. At RHM LAW LLP, we thoroughly investigate every aspect of the foreclosure process to identify any legal or procedural missteps that can be leveraged in your favor, creating a tailored defense strategy that aligns with your financial goals and situation. Discuss your matter with a foreclosure defense attorney right away.

Schedule a Free Consultation with a Foreclosure Defense Lawyer in Los Angeles Today

Our Los Angeles foreclosure defense lawyer serves clients in the Los Angeles area and San Fernando Valley through offices in Encino and Los Angeles. You will certainly feel more confident about staying in your home after speaking with us!

We are a debt relief agency. We help people file for bankruptcy relief under the Bankruptcy Code.

For a free initial consultation about avoiding foreclosure with RHM LAW LLP, call (213) 344-0043 or contact us online. We can speak to our clients in English, Farsi, and Spanish.