Foreclosed Homes in Ann Arbor: Options to Consider to Avoid the Forclosure Auction
By Dan Ho
Forclosed homes in Ann Arbor are on the rise, even though Ann Arbor is still one of the economic hubs of Michigan.
But the reality is that despite the University of Michigan, and all the companies doing business in Ann Arbor, the town is feeling the crunch of the state s overall bad economy. Pfizer pharmaceuticals, for example, recently announced that by the end of 2008 they will be closing up shop, which will mean the further disappearance of a couple thousand jobs from the Ann Arbor area.
Unfortunately, foreclosed homes in Ann Arbor is a sad testament to these economic realities.
If you re an individual or couple faced with the possibility of soon becoming one of the forclosed homes in Ann Arbor, all is not lost.
This article will educate you on some facts, and some strategies that can help you avoid or stop the foreclosure.
First, your pending foreclosure, whether you like it or not, is public record. When you ve missed 3 payments on your mortgage, you enter preforeclosure stage. The lender (usually the bank) passes off your info to an attorney who then files your information for 4 weeks. 28 days later your home will be auctioned off on the Washtenaw county courthouse steps.
Your info must be submitted by the attorney for 4 weeks and will appear in a paper called The Legal News, which is accessible to anyone in the public who wants it.
There is a right of redemption period in Michigan that is usually 6 months if your home is owner occupied, but only 30 days if it s vacant.
Foreclosed Homes in Ann Arbor: Options to Consider
If you work in tandem with a real estate investor, you have a couple of viable options to avoid the foreclosure.
One option is called a short sale. It s not something you can do yourself. It s something a real estate investor would have to do. You would have to come to an agreement with the real estate investor that you ll allow your home to be short saled.
The investor will then have to work with the loss mitigation department of your lender to try to discount the defaulted mortgage and build a case of hardship for you, and also for why your home is a good candidate for a short sale.
Each of these will be explained briefly.
Foreclosed Homes in Ann Arbor
First, the investor must be able to discount your defaulted mortgage otherwise there is no profit, and, therefore incentive, in it for him. If your mortgage balance is, say, $200,000, then the short sale investor may make a case for the bank to let him buy the defaulted note for, say, $150,000, thereby creating $50,000 in equity. The bank, if it accepts the short sale, will require the investor to close soon on the house (usually 30 days after short sale acceptance) and that it be purchased all cash.
Why would a bank allow a short sale? For the simple reason that it costs a lot of money to have a property go through foreclosure and it may be cheaper to wipe off a non-performing asset from their books now rather than pay more later.
How do you benefit?
Forclosed Homes in Ann Arbor
You benefit because if the real estate short seller will then own the property and take over the holding costs, and risks, while you walk away before the foreclosure happens, thus sparing your credit for taking a significant hit. In short, you get to move on with your life with less damage and sooner.
Another option when working with a real estate investor is the lease option, also called a rent to own. If you are facing the prospect of being one of the foreclosed homes in Ann Arbor, you may allow an investor to try to find you a tenant-buyer for your property.
If he or she can find one in time, then you can allow you home to be taken over on a rent to buy basis and the tenant-buyer will then assume your monthly mortgage payments, with an option to purchase the house at a later date. Again, you get to avoid foreclosure, but will have to move out of your home and on with your life.
The third option to consider to stop a foreclosure is talking to an attorney about filing for bankruptcy. But be careful when considering this option because a bankruptcy will leave your credit in upheaval for many years. And it also will not allow you to keep your home in the end, anyway.
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