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Todd Murphy

November 17, 2015 by Todd Murphy

Atlantic City Foreclosure Rate Highest In The Country

atlantic city foreclosures1 in 257 homes in Atlantic City is in foreclosure.

Realty Trak reported in October that Atlantic City has the highest foreclosure rate in the Country (and Trenton is second) (see article here). There was a foreclosure complaint filed on one in every 257 homes in Atlantic City in October.  This is four times the National average.  Foreclosure filings in Atlantic City rose 14% from September to October.

Atlantic City is suffering from the decline of casino gambling with four major casinos closing resulting in massive lay-offs.

New Jersey overall has one of, if not the, highest rates of foreclosure state wide.  Why?

Statewide, 1 in every 171 households have had a foreclosure complaint filed against the property. This is more than double the national average. And not just foreclosure complaints, but New Jersey is first in delinquencies too which is a leading indicator of foreclosures coming.

High Property Taxes.

New Jersey property taxes are the highest in the Nation.  Everyone here in New Jersey knows their property taxes are high.  And, our roads and bridges continue to crumble and our public transportation system is in a serious need of upgrading. Where is the money going?

Jobs are leaving the State.

High property taxes scare away potential employers and cause existing employers to leave the State to save on wages and corporate property taxes and the general high cost of living.  Property taxes have also been a major factor in slowing the recovery in home values keeping them flat or worse following the drop in 2008 and 2009.

After effects of hurricane Sandy.

Hurricane Sandy also contributed to a drop in real estate prices and, when coupled with slow or negative  job growth, has kept home prices low.

Decline in Atlantic City casino gambling.

Atlantic City has suffered greatly from competition from other States that have opened casino gambling causing casinos to close and workers to be laid-off.  According to figures released by the Division of Gaming Enforcement, Atlantic City’s casino industry lost 4,000 jobs in the 12 months prior to August. Subtracting the newly closed Revel, Showboat and Trump Plaza workforces, and the possible 2,800 job losses at Trump Taj Mahal, and the area could soon have nearly 12,000 fewer jobs than it did in August 2013, not taking into account possible new jobs at the remaining casinos.

Christie hasn’t helped.

What has Governor Christie (remember him?) done to help?  In short – nothing.  There have been a number of policy decisions by the Christie administration that have worsened the foreclosure crisis in New Jersey: In 2012 Christie used the $75 million the state was awarded in a multi-state settlement with banks over mortgage industry abuses to close a budget gap.  That same year New Jersey took longer than any other state to give out federal funds for unemployed homeowners who couldn’t pay their mortgages during the recession.  New Jersey also didn’t join a lawsuit against Bank of America, which ended in a settlement that provided other states millions of dollars for foreclosure relief.

What Can You Do If Your House Is In Foreclosure?

First, determine if your house is worth saving.  Is your loan underwater?  Is there hope that the value will recover and you can sell the home in the near term?  Is it worth paying what you would have to pay each month if you get a loan modification?

Second, if you determine you want to save your home, apply for a loan modification.  If you cannot obtain a loan modification, you may need a chapter 13 bankruptcy.

Be careful of scams.  With all of the press Atlantic City has received lately, there are plenty of people who  will try to take advantage of the situation.  Be careful.

 

 

 

 

Filed Under: Foreclosure Tagged With: atlantic city, foreclosure, New Jersey

November 17, 2015 by Todd Murphy

Will I Qualify For a Loan Modification

will i qualify for a loan modificationYou Want To Qualify For A Loan Modification: How Will You Know If You Qualify?

To Qualify for a loan modification can be frustrating but wouldn’t it be helpful to know if you qualify right now?  There is a simple rule of thumb that you can use.  Compare your income to your new estimated monthly payment after a loan modification.  This will let you know if the bank thinks you can afford the monthly payments.

How Do You Know If You Can Afford The Monthly Payments?

To know whether or not you can afford the monthly payments, you must pass an income test. You must have the correct ratio of income to mortgage payments.

If you cannot pass the income test, and cannot afford the monthly payments, the only thing you can do to fix this is by adjusting your income.

 

How Can I Increase My Income To Qualify For A Loan Modification?

  1. Look for a second job to supplement your income.
  2. Rent out a room in your house.
  3. Encourage your kids to contribute to the household.

For More Information About Loan Modifications, See My Complete Article:

Read our post: How To Get A Loan Modification. 

Good Luck!

Filed Under: Foreclosure, Home Loan Modification Tagged With: foreclosure, loan modification, New Jersey

November 17, 2015 by Todd Murphy

Two Biggest Reasons People Fail To Get A Loan Modification

loan modification frustrationDid you fail to get a loan modification?  Here are the Two Biggest Reasons People Don’t Get Loan Modifications and how to avoid them.

Reason 1. The single biggest reason people fail to get a loan modification is: they don’t submit all of the documents requested. You must submit all of the documents requested.

Reason 2. The second biggest reason people fail to get a loan modification is: they’re not submitting the documents in a format that the bank accepts; they are very specific in the way that they require you to send in documents.

Don’t Fall Into The Trap.

 

Don’t want to fail to get a loan modification?  Don’t make these two mistakes.

We suggest you submit everything at one time and don’t leave anything out to submit later.  Also, when the bank advises you that something is missing or outdated, submit what they ask for right away – don’t wait.  This will save you an enormous amount of aggravation and frustration.  Most, if not all of the documents the bank is requesting must be the most up-to-date version of the document that is available.  If it is June and the bank asks for the 3 most recent bank statements, submit statements for April, May and June rather than March, April, and May.

For More Information.

To find out more about how to get a loan modification, read our post: How To Get A Loan Modification. 

Good Luck!

 

Filed Under: Foreclosure, Home Loan Modification Tagged With: foreclosure, loan modification, New Jersey

November 17, 2015 by Todd Murphy

How To Get A Loan Modification

How To Get A Loan ModificationTrying to get a loan modification can be very frustrating.

So many people we talk to tell us they have been trying for months to get a loan modification…only to get the runaround from their lender.

But First, What Is A Loan Modification?

A loan modification is changing the terms of your existing loan with your existing lender.  By the way, it is not a “re-modification.”  What terms?  First, if you are behind on your payments – we call those missed payments the “arrears” – you have to catch up.  In a loan modification, the arrears are added to the principal balance.  Then, you get a new – hopefully lower – interest rate and then the number of years is reset to zero and now you have a new 30 or 40 year loan with a new principal balance and a new internet rate.  Hopefully, all of that translates into a new monthly payment you can afford.

That last part is important.  “…you can afford.”  If you can’t afford to make the payments, you won’t qualify for a loan modification. If you want to find out if you qualify for a loan modification, read our post: Do I Qualify For A Home Loan Modification?

How Do You Know If You Can Afford The Monthly Payments?

There is a simple rule of thumb to help you know right away whether or not you will qualify for a loan modification.  Take your gross monthly income and multiply by 0.30.  That’s 30% of your monthly gross income.  That number is where your lender likes to see your monthly payment. If you are self-employed, there are special considerations. If you want to find out if you qualify for a loan modification if you’re self-employed, read our post: Will I Qualify For A Modification If I Am Self-Employed? 

If I Don’t Qualify, Where Can I Get More Income?

  1. Get a second job.
  2. Rent out a room.
  3. Get your kids to contribute.

Ok, I Think I Can Qualify.  Now What?

All of the banks use pretty much the same forms.  Go to your bank’s website and search for the form.  Or, you can contact your bank directly and have them send you the package of forms. Complete the forms and attach all of the documents requested by the bank.

The Biggest Reason People Don’t Get Loan Modifications.

The single biggest reason people don’t get a loan modification is: they don’t submit all of the documents requested.  You must submit all of the documents requested.

Be Patient:

It may take 3-6 months of calls, faxes, emails, letters etc. to get help before you get relief.

Good Luck!

 

Filed Under: Foreclosure, Home Loan Modification Tagged With: foreclosure, loan modification, New Jersey

July 13, 2015 by Todd Murphy

Don’t Use Your 401(k) or IRA to pay bills!!

don't use 401(k) to pay billsYou may think your loss or reduction of income is only temporary – and hopefully you are right.  But there are better ways to handle bills than to use your 401(k) or IRA.  Don’t do it.

 

This is really a lesson in waiting too long for help.

So many people over the last several years, mostly people in their late 40’s or early 50’s, come to me for help with a foreclosure or wanting more information about seeking the help of bankruptcy after struggling for a couple of years to make ends meet during times of unemployment or underemployment.  In many of those situations, particularly with families where one or both wage earners had decent jobs and had accumulated a nice amount of retirement savings, using a 401(k) or IRA to pay bills can be extremely painful.

I Had A Great Job and Have Years Of Experience.  I’ll Find Something Just Like I Had Before. In today’s world of employment, the skills necessary to compete have changed drastically and seemingly overnight.  Many people in their late 40’s and 50’s, although they have tons of experience in their careers and have been paid well for it, find they just are not what employers today are looking for.  But, it takes sending hundreds of resumes and going on some interviews to find this out.  In the meantime, because you have been trained to do the right thing, you may make some bad choices in trying to pay bills during this period of time.

I Want To Do The Right Thing.  The right thing means taking care of yourself and your family now and in the future.  You worked hard to save for retirement and if you are in your 40’s or 50’s, it is going to be next to impossible to replace the savings you had if you use it to pay bills that can be handled a better way.  Bills are coming due and you want to make payments.  In fact, many people will put everyday expenses on high interest credit cards, even open one or two new accounts to tap into even more credit.  Others will use savings to pay the mortgage and then to pay the credit card bills.  And, some, after savings are depleted will raid their retirement savings to make ends meet.

Why Not To Use Your 401(k) or IRA to pay bills!!

Retirement savings is protected in bankruptcy.  Yes, I know, you are not thinking about bankruptcy right now and never want to, but bankruptcy is one of the most-used tools for people to recover from a loss of income and save a home from foreclosure.

Focus on the Secured Debts Not Unsecured Debts.  You should distinguish between secured and unsecured debts.  Secured debts debts whose payments are secured by your assets such as your home.  Unsecured debts mean the creditor has no recourse other than money to be paid.  You should make careful use of this distinction and focus on your secured debts.

Paying Credit Cards is The Wrong Choice.  Credit card debt is unsecured debt and in a bankruptcy, unsecured creditors get paid very little or perhaps nothig.  This means you can better use your now limited resources to save your home from foreclosure rather than keep your credit cards current and the phone ringing from debt collectors.

Don’t Pay Your Second Mortgage.  I hear it all the time from a family in foreclosure on their first mortgage, “I have been paying my second mortgage.”  It very well may be the case that your second mortgage can be reduced or eliminated while still saving your home from foreclosure.  In a Chapter 13 bankruptcy, it may be possible to “strip” a second mortgage turning it into an unsecured debt and then paying little or nothing toward it.  Sometimes, this is the difference between getting a loan modification and not getting one.

There are severe penalties to taking early withdrawals from your 401(k) and IRA.

To make matters worse, if you do choose to use your 401(k) or IRA to pay bills, there are severe penalties to pay when you do your taxes that year.  So, not only are you paying bills you may not need to, and you are losing the savings you worked so hard for in the first place, now you have to pay a big penalty when you take an early distribution from your 401(k) or IRA. And, don’t forget you now have to pay income tax in the funds you are withdrawing since it was put into the account ta-free at that time.

Know Your Rights Before You Use Your 401(k) and IRA to pay bills.

Do the best you can do with the resources you have but do not use your retirement savings.  The government protects your retirement savings because it recognizes the difficulty you are going to have in the future if you deplete it now.  As you can see here, there are a number of things you may not have known about your retirement savings. Given the protections available to you, the heavy IRS penalties and tax consequences, and perhaps most importantly, your ability to replace the retirement savings later, using your 401(k) or IRA to pay bills is a very wrong thing to do.

 

Filed Under: Bankruptcy as an Option, Foreclosure, Home Loan Modification Tagged With: 401(k), retirement savings, unemployment

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