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FAQ'S:

Q: I want to save my house. Is a Short Sale the best option for me?

A: NO! A short sale is a liquidation of the property. You cannot do a short sale and keep the house. If you want to save the house, you can check with your lender to see what programs they have available for you?
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Q: What are some of the options my lender can offer me if I want to keep my house?

A: It is important that you recognize that lenders are not obligated to offer you alternatives to foreclosure such as those that are typically offer for home retention, however lenders make those options available because they tend to be a win-win situation for them and the borrowers.
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Q: What if I cannot afford the payment at all now or going forward?

A: If you cannot afford your payment now, and do not anticipate being able to afford it going forward, but want to save your house, lenders will consider your request for a loan modification to the extent that you qualify. Through a loan modification, the Lender typically resets the terms of the loan by lowering the interest rate on your loan and lowering your monthly payments, TEMPORARILLY.

Usually, if you have 40% or more in equity in your property, some lenders will refinance your mortgage even if your score is very low.
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Q: What would be me my option if I owe more than what the house is worth, cannot sell the house because I won't be able to pay the bank what I borrowed, cannot rent because the payment is much higher than the rent I will collect and I cannot pay the difference?

A: If you are in this situation you may be a candidate for a Short Sale. Usually borrowers who took out a loan in the last five years are at risk or owe much more on the properties than what their properties are worth. Unfortunately, the system is not "user friendly" for homeowners, realtors and buyers.
As of October 2009, of all the Short Sale Listings that were under contract only 12% had closed. AFS on the other hand has been able to close on over 90% of the short sale it handles.
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Q: Why should I agree to a short sale rather than letting the house go into foreclosure? Is it worth the trouble? What is the benefit of a short sale for me?

A: Although you will not be able to keep the house after a short sale, this is the best option for someone who can't afford the house payments, has no equity and owes much more for the property than what it is worth.

Based on our experience a short sale puts the borrower back in the driving seat of their financial future, by deciding to bring closure to a difficult financial situation that's not sustainable.
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Q: How will the short sale reflect on my credit history? Does a short sale help my credit?

A: Once a short sale is closed, the subject mortgage account should show, as "ACCOUNT SETTLED FOR LESS THAN THE AMOUNT OWED" in the Credit Bureaus. Such designation will not impact your credit as negatively as a "FORECLOSURE JUDGEMENT" for the full balance of the loan or "FORECLOSURE".
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Q: If the bank approves the sale am I free of the debt? Does this mean I don't owe any more money since the bank agreed to the Short Sale deal?

A: Sometimes, lenders release the lien on the property so you can sell AND will also release the liability (means your personal responsibility for the debt). In this situation, you will not be responsible for any mortgage deficiency and the account is considered settled in full. Other times, the banks will release the lien (so you can sell) but wont release you from liability.

This means you will still owe the lender the difference or the mortgage deficiency including the unpaid mortgage balance, interest on payments in the rears, late fees, legal fees, property preservation costs and other costs. When this occurs, usually, the lenders cut their loses and sell the right to collect these unpaid deficiency accounts to third party collection agencies who are very aggressive in trying to collect the owed amount from you.


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