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The New Foreclosure Mess: What It Means To You

Last week, we reported on the beginnings of the mess the banks created by using ‘robo-signers’ to fast track foreclosure filings. We detailed the challenge and said that “the process of foreclosing may grind to a screeching halt”. And, it has. Bank of America has announced that it has halted foreclosures in all fifty states. Other major lenders have ceased foreclosures in 23 states and some politicians are calling for a total industry-wide moratorium.

Today, we want to explain what is actually taking place and what impact the situation may have on you and your family over the next several months.

Currently, many banks have ceased foreclosure procedures in all states which require a judicial process. You can find out whether your state requires such a process by visiting All Foreclosure.com which lists foreclosure procedures by state. It is our belief that all fifty states will eventually be impacted by the controversy.

How will it impact you?

That depends on where you are in the real estate process. We will look at three situations: your home is in foreclosure, you are selling or you’re buying a foreclosure.

You are a homeowner in the foreclosure process

It appears that some banks will be backing away from following through with normal foreclosure processes until they can be assured that their paperwork is in order. Early estimates are calling for a potential 30-90 delay to many foreclosure procedures (notices, repossessions, sales, etc.) However, there is absolutely no way for anyone to be sure whether your particular situation will be delayed.

You are currently selling a house

We have reported often on the affect foreclosures have on home prices in a community. The actual impact is measurable.

According to RealtyTrac, bank-owned properties went for an average of 35% less than non-foreclosure sales. Foreclosures not only absorb buyers but also impact the appraisals of the homes that surround them.

Obviously, if there are less distressed properties coming to the market, there will be less downward pressure on pricing in the short term. The Washington Post, in an article last week, reported:

Stretching out the foreclosure process would reduce the number of houses dumped on the market over the next six months, which could help firm up housing prices in the short term and put some extra support under a sagging economy.

There may be a window of opportunity for a seller to maximize the price they receive for their home if they sell in the next 90 days.

You are currently buying a foreclosure

A portion of the inventory of foreclosed homes on the market has been frozen. Banks and title companies (who insure good title to the property a buyer purchases) want to make sure the bank actually owns the property legally before they sell it.

The Washington Post in an article last week reported:

Nick Chaconas, a Maryland real estate agent, said he was one week from completing a foreclosure deal for one client, who was buying a $470,000 fixer-upper in Potomac, when an e-mail arrived putting the deal on the skids.

The e-mail, from the title insurance company involved in the deal, said the mortgage lender PNC was suspending foreclosure sales for at least 30 days “due to a review being undertaken on all foreclosure files.”

If you are buying a foreclosure, anticipate potential delays. We do not believe there will be large numbers of cancellations. Be patient and realize that you are getting a substantial savings on the purchase.

How long will the challenge persist?

The impact this will have on the housing recovery will be determined by both the depth and width of the challenge. Are there large numbers of homes that were mistakenly foreclosed on? We doubt it. Will the instances where errors (or even fraud) did exist cause mass delays? Maybe.

Peter J. Henning who follows issues involving securities law and white-collar crime for DealBook’s White Collar Watch explained:

The revelation of potential problems stretching across the foreclosure landscape means that civil suits against the parties to the process are inevitable. In individual foreclosure proceedings, homeowners would probably challenge any attempt to take title to the property, which may allow them to remain in their houses a while longer, or even stop the proceeding altogether.

On a larger scale, there are likely to be two potential classes of plaintiffs pursuing civil suits against the banks and others for their roles: first, homeowners who earlier lost their properties to foreclosure in which questionable documents were filed, and second, title insurance companies that may be on the hook for claims by purchasers of foreclosed properties who now have a cloud on the title to their house. Each may claim that the faulty documentation in the foreclosure cases caused them harm.

If class actions suits start to dominate this story, it could be a long time before we normalize the situation.

How will it impact the market overall?

There could be widespread ramifications. The Washington Post in an article last week:

It would not help the recovery of the economy, or the real estate market, if the foreclosure process became so hopelessly tangled that banks and investors effectively lose the ability to recoup the remaining value of their collateral. That would provide some immediate financial relief to households facing foreclosure, but it would encourage many more homeowners to begin shirking their mortgage payments in the belief that they would also be able to avoid the consequences. The long term consequences of that would be that mortgage rates would be higher and mortgage loans would be smaller and harder to get.

Bottom Line

As we said last week, fewer foreclosures coming to the market right now will mean prices will be less impacted. However, these properties will eventually come to market; if not now, than later. That will delay the housing recovery – perhaps for years.


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11 replies
  1. Josette Skilling
    Josette Skilling says:

    Good article. What a mess. I’m wondering how far reaching this will be in terms of title issues since MERS is at the heart of the problem with its electronic transfers. My mortgage is current, I’m fine but I’ve refinanced over the years and surely my note was sold along the way. If MERS was involved in that transaction how is title in my property any more secure than the paperwork trail they find necessary to create in the bank owned properties.

    If so, then this becomes a broader title issue

    Reply
  2. Patricia Teresak
    Patricia Teresak says:

    October 2010— Can you beleive this is October in the year 2010 and we have this situation! Foreclosure!!! Many feel how did these people get into this mess. Were they not smarter than to take an ajustable rate, were the banks not advising them, they could not ,maybe meet the ajusted rate in 3 or 5 years. Was it a combination of all things— as it is usually the way of it. Well, if the family with the ajustable rate was making their payments and current till the time of the of the reajustment– why not give them the opportunity to keep making those payments, keeping taxes and insurance in place– maintaning their home– shopping in the same neighboroods buying gas at the same place, etc. Extend the 30 year mortgage to a 40 year fixed they can afford. The banks are not in the real estate business, the paper work and over time goes away. AND the family stays in their home. Please get back to me with your thoughts

    Reply
  3. Lynn Fairfield
    Lynn Fairfield says:

    I have 2 buyers who are now in limbo as they have purchased a foreclosure (Illinois is a judicial foreclosure state) and now will have no place to live. Their mortgage will have to be redone, In one case they have to move twice, Who pays for that?
    I am sure the banks will not but it puts a lot of folks in a bind. AS well there will be new appraisals by the lender if these mortgage locks for the buyers expire.. What about that? I have had a foreclosure not appraise believe it or not..

    Reply
  4. Debbie Ferrero, Broker - Henry Homes and More, Inc.
    Debbie Ferrero, Broker - Henry Homes and More, Inc. says:

    I second that! I am in Georgia, a non-juditial state, so I an anxious to see what happens. I also have a pending sale with BOA set to close by 12/6/10. I feel because we are a non-juditial state, this lapse in foreclosures might be a benefit to those “retail” sales who have to move and do not want or can’t short sale as they need to buy another house. On another note, could you explain the new loan modification legislation passed last week? I can hardly make heads or tails of it and someone called me regarding it.
    Debbie Ferrero, Broker
    Henry Homes and More, Inc.
    Stockbridge, GA

    Reply
  5. Smoky Realtor
    Smoky Realtor says:

    I have two concerns:
    1. How do we continue to get the market moving again with frozen foreclosures.
    2. If regular home prces continue to go down to compete with foreclosure prices. Can America recover? I do not see this happening unless the foreclosure market is slowed down and buyers begin purchasing homes at average retail prices. After all, the only homes that should be sold as a short sale should be the homes that were over priced to start with or investment properties that were purchased at inflated prices. Homes that were sold at true market value should still be sold at market value even though they are foreclosures. This would have kept our economy more stabilzed.

    Reply
  6. David Slack
    David Slack says:

    Also in Illinois…and I just had a seller lose their home to, you guessed it… B of A. We had a signed, sealed and ready to be delivered (buyer, seller, even the bank and investor, Fannie Mae) cash offer on a home, that was squashed by a last minute request for an additional $20,000 from the mortgage insurance carrier. We were baffled as to where that was going to come from. So what’s the status of that property now…the sale still doesn’t have judicial approval and hardly seems like it will get it anytime soon. Instead of a solid deal that would have closed in July, a nonsensical 11th hour demand has cost everyone involved dearly, and left another slowly decaying house in the middle of a neighborhood of started homes. And these reports don’t create an encouraging picture going forward.

    Reply

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  1. […] friend Steve Harney that includes some great insight into the mortgage foreclosure situation. Just click on this link and you can drill down to get all of the details you can stand regarding this issue. The bottom […]

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