Florida
Short sale vs. Foreclosure
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There are additional forms required in a short sale listing that are not required in the traditional sale of a home. Part of our process as a Certified Distressed Property Expert is to justify to your lender that you do indeed have a hardship. There will be extensive research and documentation required on our part as your Agent, which we will begin immediately after we meet and all the necessary forms are signed. Of course, the financial information and a hardship letter will need to be prepared by you as the homeowner. If you're ready to start the short sale process, below are 4 of the forms that would be helpful if you could have them completed prior to our meeting. One of the forms is a sample hardship letter. Use this as a guide when preparing your hardship letter. You may also want to search for other hardship letters on line for other examples.
Certainly, if you have any questions about any of the forms we will be happy to answer them for you. By having these forms completed prior to our meeting, this will help speed things along.
Helpful Information
Scam Artist
Unfortunately, there are people that prey on those that are desparate to fix their situation. The Federal Trade Commission published an article entitled Foreclosure Rescue Scams, Another Potential Stress for Homeowners in Distress. Also take a look at this video to see scam artist in action...click here for the video. The Federal Reserve Board published an article entitled 5 Tips for Avoiding Foreclosure Scams.
Do's and Don't of Foreclosure
Foreclosure vs. Short Sale
The following table addresses the consequences of a foreclosure versus a successful short sale. If you have any questions, please do not hesitate to contact us.
Issue
Foreclosure
Successful Short Sale
Current Employment
Employers have the right and are actively checking the credit regularly of all employees who are in sensitive positions. A foreclosure in many cases is ground for immediate reassignment or termination.
A short sale is not reported on a credit report and is therefore not a challenge to employment.
Future Employment
Many employers are requiring credit checks on all job applicants. A foreclosure is one of the most detrimental credit items an applicant can have and in most cases will challenge employment.
A short sale is not reported on a credit report and is therefore not a challenge to employment.
Security Clearances
Foreclosure is the most challenging issue against a security clearance outside of a conviction of a serious misdemeanor or felony. If a client has a foreclosure and is a police officer, in the military, in the CIA, Security, or any other position that requires a security clearance in almost all cases clearance will be revoked and position will be terminated.
A short sale on its own does not challenge most security clearances.
Deficiency Judgement
In 100% of foreclosures (except in those states where there is no deficiency) the bank has the right to pursue a deficiency judgment.
In some successful short sales it is possible to convince the lender to give up the right to pursue a deficiency judgment against the homeowner.
Deficiency Judgement Amount
In a foreclosure the home will have to go through an REO process if it does not sell at auction. In most cases this will result in a lower sales price and longer time to sale in a declining market. This will result in a higher possible deficiency judgment.
In a properly managed short sale the home is sold at a price that should be close to market value and in almost all cases will be better than an REO sale resulting in a lower deficiency.
Future Fannie Mae Loan - Primary Residence (effective May 21, 2008)
A homeowner who loses a home to foreclosure is ineligible for a Fannie Mae backed mortgage for a period of 5 years.
A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed mortgage after only 2 years.
Future Fannie Mae Loan - Non Primary (effective May 21, 2008)
An investor who allows a property to go to foreclosures is ineligible for a Fannie Mae backed investment mortgage for a period of 7 years.
An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed investment mortgage after only 2 years.
Future Loan with any Mortgage Company
On any future 1003 application, a prospective borrower will have to answer YES to question C in Section VIII of the standard 1003 that asks “Have you had property foreclosed upon or given title or deed in lieu thereof in the last 7 years?” This will affect future rates.
There is no similar declaration or question regarding a short sale.
Credit Score
Score may be lowered anywhere from 250 to over 300 points and typically will affect score for over 3 years.
Only late payments on a mortgage will show and after a short sale, mortgage will be reported as paid or negotiated. This will lower the score as little as 50 points if all other payments are being made. A short sale effect can be as brief as 12 to 18 months.
Credit History
Foreclosure will remain as a public record on a person’s credit history for 10 years or more.
Short sale is not reported on a credit history. There is no specific reporting item for “short sale”. The loan is typically reported “paid in full, settled.”
*The above information is used with permission and courtesy of the Distressed Property Institution.
Realty World Homes of Distinction
4222 S. Florida Ave.
Lakeland, Florida 33813
(863) 577-2600
