What Happens at the Court Hearing? Information About Rhode Island Landlord-Tenant Law & Evictions

November 20th, 2008

The eviction court hearing is the final, most important part of the eviction process. In an eviction for non-payment of rent, the eviction hearing will occur on the ninth day after filing the complaint. For all other types of evictions, the eviction hearing will only occur after a Motion to Assign has been filed with the court.

On the day of the hearing you should make every effort to arrive on time. The hearing will begin promptly at 9:00AM. If you are even a few minutes tardy, you may miss the call of your case. Be sure to find the appropriate court room, as there are many different courts in session on any given day. If you do not know the appropriate court, you should locate one of the court clerks and ask. If you are represented by counsel, your attorney will likely arrange a time and place to meet in the morning.

Before you enter the courtroom, be certain to turn off all cell phones and pagers! If your cell phone/pager rings during the hearing, you will likely be asked to leave the courtroom. Occasionally, the bailiff will confiscate the offending device and hold it until the end of the day.

The court session will begin once the Judge enters the courtroom. The first order of business is the call of the calendar. During the call of the calendar, the judge, or the clerk, will read the name of each case scheduled to be heard on that day. When you hear the name of you case, you should stand up and announce your presence in the courtroom. Typically, a simple “here” or “Defendant/Plaintiff” is sufficient. If you are represented by an attorney, your attorney will handle this portion of the hearing.

If only one of the parties, either the Plaintiff or the Defendant, attends the hearing, the case will be called, “Ready Formal.” If you are the Defendant and this occurs, the case will be dismissed. If you are the Plaintiff and this occurs, you will be able to proceed against the Defendant on an oral proof of claim. You will likely be successful, as there is no Defendant to assert a defense, as long as you have satisfied the legal formalities of the eviction process.

If both parties attend the hearing, the case will be called, “Ready Contest.” Once the Judge has completed the call of the calendar, the Judge will allow the parties to exit the courtroom in order to begin settlement discussions. If the parties are able to reach a settlement, the parties should prepare a stipulation and present it to the bailiff. (Blank stipulations can be found at the front of the courtroom.) If the parties cannot reach a settlement, then the parties should reenter the courtroom for a full hearing.

Legal Notice: Slepkow, Slepkow, & Associates has prepared the materials contained on this website for information purposes only. This information concerns Rhode Island law only and should not be construed as legal advice. No one should rely on any of the information or advice contained on this website without obtaining legal counsel. Slepkow, Slepkow, & Associates is not responsible for any material contained on those sites to which we have linked. The Rhode Island Supreme Court licenses their lawyers in the general practice of law. This Court does not license or certify any lawyer as an expert or specialist in any field of practice.

Joshua S. Slepkow, Esq. is an attorney as Slepkow, Slepkow & Associates located in East Providence, Rhode Island. For further information about Rhode Island Landlord/Tenant Law & Evictions please visit his website: http://www.rilandlordtenant.com . On this website, a form is also provided to contact Joshua directly via e-mail.

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What Happens at the Court Hearing? Information About Rhode Island Landlord-Tenant Law & Evictions

November 19th, 2008

The eviction court hearing is the final, most important part of the eviction process. In an eviction for non-payment of rent, the eviction hearing will occur on the ninth day after filing the complaint. For all other types of evictions, the eviction hearing will only occur after a Motion to Assign has been filed with the court.

On the day of the hearing you should make every effort to arrive on time. The hearing will begin promptly at 9:00AM. If you are even a few minutes tardy, you may miss the call of your case. Be sure to find the appropriate court room, as there are many different courts in session on any given day. If you do not know the appropriate court, you should locate one of the court clerks and ask. If you are represented by counsel, your attorney will likely arrange a time and place to meet in the morning.

Before you enter the courtroom, be certain to turn off all cell phones and pagers! If your cell phone/pager rings during the hearing, you will likely be asked to leave the courtroom. Occasionally, the bailiff will confiscate the offending device and hold it until the end of the day.

The court session will begin once the Judge enters the courtroom. The first order of business is the call of the calendar. During the call of the calendar, the judge, or the clerk, will read the name of each case scheduled to be heard on that day. When you hear the name of you case, you should stand up and announce your presence in the courtroom. Typically, a simple “here” or “Defendant/Plaintiff” is sufficient. If you are represented by an attorney, your attorney will handle this portion of the hearing.

If only one of the parties, either the Plaintiff or the Defendant, attends the hearing, the case will be called, “Ready Formal.” If you are the Defendant and this occurs, the case will be dismissed. If you are the Plaintiff and this occurs, you will be able to proceed against the Defendant on an oral proof of claim. You will likely be successful, as there is no Defendant to assert a defense, as long as you have satisfied the legal formalities of the eviction process.

If both parties attend the hearing, the case will be called, “Ready Contest.” Once the Judge has completed the call of the calendar, the Judge will allow the parties to exit the courtroom in order to begin settlement discussions. If the parties are able to reach a settlement, the parties should prepare a stipulation and present it to the bailiff. (Blank stipulations can be found at the front of the courtroom.) If the parties cannot reach a settlement, then the parties should reenter the courtroom for a full hearing.

Legal Notice: Slepkow, Slepkow, & Associates has prepared the materials contained on this website for information purposes only. This information concerns Rhode Island law only and should not be construed as legal advice. No one should rely on any of the information or advice contained on this website without obtaining legal counsel. Slepkow, Slepkow, & Associates is not responsible for any material contained on those sites to which we have linked. The Rhode Island Supreme Court licenses their lawyers in the general practice of law. This Court does not license or certify any lawyer as an expert or specialist in any field of practice.

Joshua S. Slepkow, Esq. is an attorney as Slepkow, Slepkow & Associates located in East Providence, Rhode Island. For further information about Rhode Island Landlord/Tenant Law & Evictions please visit his website: http://www.rilandlordtenant.com . On this website, a form is also provided to contact Joshua directly via e-mail.

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What Happens at the Court Hearing? Information About Rhode Island Landlord-Tenant Law & Evictions

November 18th, 2008

The eviction court hearing is the final, most important part of the eviction process. In an eviction for non-payment of rent, the eviction hearing will occur on the ninth day after filing the complaint. For all other types of evictions, the eviction hearing will only occur after a Motion to Assign has been filed with the court.

On the day of the hearing you should make every effort to arrive on time. The hearing will begin promptly at 9:00AM. If you are even a few minutes tardy, you may miss the call of your case. Be sure to find the appropriate court room, as there are many different courts in session on any given day. If you do not know the appropriate court, you should locate one of the court clerks and ask. If you are represented by counsel, your attorney will likely arrange a time and place to meet in the morning.

Before you enter the courtroom, be certain to turn off all cell phones and pagers! If your cell phone/pager rings during the hearing, you will likely be asked to leave the courtroom. Occasionally, the bailiff will confiscate the offending device and hold it until the end of the day.

The court session will begin once the Judge enters the courtroom. The first order of business is the call of the calendar. During the call of the calendar, the judge, or the clerk, will read the name of each case scheduled to be heard on that day. When you hear the name of you case, you should stand up and announce your presence in the courtroom. Typically, a simple “here” or “Defendant/Plaintiff” is sufficient. If you are represented by an attorney, your attorney will handle this portion of the hearing.

If only one of the parties, either the Plaintiff or the Defendant, attends the hearing, the case will be called, “Ready Formal.” If you are the Defendant and this occurs, the case will be dismissed. If you are the Plaintiff and this occurs, you will be able to proceed against the Defendant on an oral proof of claim. You will likely be successful, as there is no Defendant to assert a defense, as long as you have satisfied the legal formalities of the eviction process.

If both parties attend the hearing, the case will be called, “Ready Contest.” Once the Judge has completed the call of the calendar, the Judge will allow the parties to exit the courtroom in order to begin settlement discussions. If the parties are able to reach a settlement, the parties should prepare a stipulation and present it to the bailiff. (Blank stipulations can be found at the front of the courtroom.) If the parties cannot reach a settlement, then the parties should reenter the courtroom for a full hearing.

Legal Notice: Slepkow, Slepkow, & Associates has prepared the materials contained on this website for information purposes only. This information concerns Rhode Island law only and should not be construed as legal advice. No one should rely on any of the information or advice contained on this website without obtaining legal counsel. Slepkow, Slepkow, & Associates is not responsible for any material contained on those sites to which we have linked. The Rhode Island Supreme Court licenses their lawyers in the general practice of law. This Court does not license or certify any lawyer as an expert or specialist in any field of practice.

Joshua S. Slepkow, Esq. is an attorney as Slepkow, Slepkow & Associates located in East Providence, Rhode Island. For further information about Rhode Island Landlord/Tenant Law & Evictions please visit his website: http://www.rilandlordtenant.com . On this website, a form is also provided to contact Joshua directly via e-mail.

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2008 Home Information Pack Review One Year After Implementation in the UK

November 17th, 2008

It has now been over one year since the much debated Home Information Pack and Energy Performance Certificate for houses with 4 or more bedrooms was launched on the 1st August 2007. The principle was to ensure that buyers will know how energy efficient a house is before they buy it, and also so that some of the legal work in regards to that can be dealt with in advance, saving time and money for those concerned.

Now that time has passed since the introduction of Home Information Packs and Energy Performance Certificates, we can trace the impact the scheme has had on the UK. All houses of a particular size that are put on the market are now subject to the rules and must have the necessary Home Information Pack (known as HIPs) and Energy Performance Certificate (known as EPCs).

There was much concern and debate over the introduction of HIPs at the time. They had a somewhat shaky start when the Government was taken to court by the Royal Institution of Chartered Surveyors over the plans which delayed the 1st June launch and led to a negotiated compromise with RICS and the initial 4 bedroom house implementation.

Home Information Packs affect all those in the UK who hold an interest in conveyance and areas connected with conveyancing. It will not be until the end of 2008 when HIPs become mandatory for all homeowners, however, on the 8th May 2008, the Housing Minister, Caroline Flint MP, announced the extension of what were intended to be temporary provisions for First Day Marketing and leasehold requirements in the HIP Regulations from 1 June to 31 December 2008. This allows a property to be marketed where the HIP has been commissioned and paid for, or arrangement for payment been made, and the documents are expected to arrive within 28 days.

Yet people are still uncertain as to the exact makeup of a Home Information Pack. Within a HIP, you can expect to find a number of compulsory legal documents and searches. These include a Home Information Pack Index, an Energy Performance Certificate (which gives a “fridge type” efficiency rating for the property and makes suggestions for improvements), a Sale Statement, a list of Standard Searches, Evidence of Title, and, where appropriate, additional information for leasehold and common hold sales.

Of these documents, it is important to note that there can be variations from HIP to HIP depending upon the provider. For the list of Standard Searches, a better provider will incorporate the best kind of detailed Full Official Local Authority Search. Some HIP providers use other kinds of searches provided by personal search companies. However, this can occasionally cause problems with buyers or their lenders who will not always accept personal search results. Consequently, this can cause difficulties to get in the way of a successful sale, which is, of course, the last thing a homeowner wants. This one simple area of Home Improvement Packs shows just how vital it is to get good advice on HIPs.

This article is free to republish provided the authors resource box below remains intact.

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What Happens at the Court Hearing? Information About Rhode Island Landlord-Tenant Law & Evictions

November 16th, 2008

The eviction court hearing is the final, most important part of the eviction process. In an eviction for non-payment of rent, the eviction hearing will occur on the ninth day after filing the complaint. For all other types of evictions, the eviction hearing will only occur after a Motion to Assign has been filed with the court.

On the day of the hearing you should make every effort to arrive on time. The hearing will begin promptly at 9:00AM. If you are even a few minutes tardy, you may miss the call of your case. Be sure to find the appropriate court room, as there are many different courts in session on any given day. If you do not know the appropriate court, you should locate one of the court clerks and ask. If you are represented by counsel, your attorney will likely arrange a time and place to meet in the morning.

Before you enter the courtroom, be certain to turn off all cell phones and pagers! If your cell phone/pager rings during the hearing, you will likely be asked to leave the courtroom. Occasionally, the bailiff will confiscate the offending device and hold it until the end of the day.

The court session will begin once the Judge enters the courtroom. The first order of business is the call of the calendar. During the call of the calendar, the judge, or the clerk, will read the name of each case scheduled to be heard on that day. When you hear the name of you case, you should stand up and announce your presence in the courtroom. Typically, a simple “here” or “Defendant/Plaintiff” is sufficient. If you are represented by an attorney, your attorney will handle this portion of the hearing.

If only one of the parties, either the Plaintiff or the Defendant, attends the hearing, the case will be called, “Ready Formal.” If you are the Defendant and this occurs, the case will be dismissed. If you are the Plaintiff and this occurs, you will be able to proceed against the Defendant on an oral proof of claim. You will likely be successful, as there is no Defendant to assert a defense, as long as you have satisfied the legal formalities of the eviction process.

If both parties attend the hearing, the case will be called, “Ready Contest.” Once the Judge has completed the call of the calendar, the Judge will allow the parties to exit the courtroom in order to begin settlement discussions. If the parties are able to reach a settlement, the parties should prepare a stipulation and present it to the bailiff. (Blank stipulations can be found at the front of the courtroom.) If the parties cannot reach a settlement, then the parties should reenter the courtroom for a full hearing.

Legal Notice: Slepkow, Slepkow, & Associates has prepared the materials contained on this website for information purposes only. This information concerns Rhode Island law only and should not be construed as legal advice. No one should rely on any of the information or advice contained on this website without obtaining legal counsel. Slepkow, Slepkow, & Associates is not responsible for any material contained on those sites to which we have linked. The Rhode Island Supreme Court licenses their lawyers in the general practice of law. This Court does not license or certify any lawyer as an expert or specialist in any field of practice.

Joshua S. Slepkow, Esq. is an attorney as Slepkow, Slepkow & Associates located in East Providence, Rhode Island. For further information about Rhode Island Landlord/Tenant Law & Evictions please visit his website: http://www.rilandlordtenant.com . On this website, a form is also provided to contact Joshua directly via e-mail.

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What Happens at the Court Hearing? Information About Rhode Island Landlord-Tenant Law & Evictions

November 15th, 2008

An explanation of the typical court process for an eviction hearing. The information is provided by a Rhode Island Landlord/Tenant attorney.

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What Happens at the Court Hearing? Information About Rhode Island Landlord-Tenant Law & Evictions

November 14th, 2008

The eviction court hearing is the final, most important part of the eviction process. In an eviction for non-payment of rent, the eviction hearing will occur on the ninth day after filing the complaint. For all other types of evictions, the eviction hearing will only occur after a Motion to Assign has been filed with the court.

On the day of the hearing you should make every effort to arrive on time. The hearing will begin promptly at 9:00AM. If you are even a few minutes tardy, you may miss the call of your case. Be sure to find the appropriate court room, as there are many different courts in session on any given day. If you do not know the appropriate court, you should locate one of the court clerks and ask. If you are represented by counsel, your attorney will likely arrange a time and place to meet in the morning.

Before you enter the courtroom, be certain to turn off all cell phones and pagers! If your cell phone/pager rings during the hearing, you will likely be asked to leave the courtroom. Occasionally, the bailiff will confiscate the offending device and hold it until the end of the day.

The court session will begin once the Judge enters the courtroom. The first order of business is the call of the calendar. During the call of the calendar, the judge, or the clerk, will read the name of each case scheduled to be heard on that day. When you hear the name of you case, you should stand up and announce your presence in the courtroom. Typically, a simple “here” or “Defendant/Plaintiff” is sufficient. If you are represented by an attorney, your attorney will handle this portion of the hearing.

If only one of the parties, either the Plaintiff or the Defendant, attends the hearing, the case will be called, “Ready Formal.” If you are the Defendant and this occurs, the case will be dismissed. If you are the Plaintiff and this occurs, you will be able to proceed against the Defendant on an oral proof of claim. You will likely be successful, as there is no Defendant to assert a defense, as long as you have satisfied the legal formalities of the eviction process.

If both parties attend the hearing, the case will be called, “Ready Contest.” Once the Judge has completed the call of the calendar, the Judge will allow the parties to exit the courtroom in order to begin settlement discussions. If the parties are able to reach a settlement, the parties should prepare a stipulation and present it to the bailiff. (Blank stipulations can be found at the front of the courtroom.) If the parties cannot reach a settlement, then the parties should reenter the courtroom for a full hearing.

Legal Notice: Slepkow, Slepkow, & Associates has prepared the materials contained on this website for information purposes only. This information concerns Rhode Island law only and should not be construed as legal advice. No one should rely on any of the information or advice contained on this website without obtaining legal counsel. Slepkow, Slepkow, & Associates is not responsible for any material contained on those sites to which we have linked. The Rhode Island Supreme Court licenses their lawyers in the general practice of law. This Court does not license or certify any lawyer as an expert or specialist in any field of practice.

Joshua S. Slepkow, Esq. is an attorney as Slepkow, Slepkow & Associates located in East Providence, Rhode Island. For further information about Rhode Island Landlord/Tenant Law & Evictions please visit his website: http://www.rilandlordtenant.com . On this website, a form is also provided to contact Joshua directly via e-mail.

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Divorce & Home Foreclosure in Arizona

November 13th, 2008

With Arizona’s (and the rest of the country’s) current depressed real estate market, many people are facing foreclosures. A few things to keep in mind:

1. The foreclosure is going to continue on in most divorce circumstances unless the home’s mortgage is brought current, along with the reasonable costs associated with the foreclosure, including attorney fees.

2. Arizona has an anti-deficiency statute that is going to apply in the majority of cases involving standard mortgages. Thus, Arizona law offers protection to homeowners whose home has been foreclosed. This statute, A.R.S. §33-729, states as follows:

33-729. Purchase money mortgage; limitation on liability

A. Except as provided in subsection B, if a mortgage is given to secure the payment of the balance of the purchase price, or to secure a loan to pay all or part of the purchase price, of a parcel of real property of two and one-half acres or less which is limited to and utilized for either a single one-family or single two-family dwelling, the lien of judgment in an action to foreclose such mortgage shall not extend to any other property of the judgment debtor, nor may general execution be issued against the judgment debtor to enforce such judgment, and if the proceeds of the mortgaged real property sold under special execution are insufficient to satisfy the judgment, the judgment may not otherwise be satisfied out of other property of the judgment debtor, notwithstanding any agreement to the contrary.

B. The balance due on a mortgage foreclosure judgment after sale of the mortgaged property shall constitute a lien against other property of the judgment debtor, general execution may be issued thereon, and the judgment may be otherwise satisfied out of other property of the judgment debtor, if the court determines, after sale upon special execution and upon written application and such notice to the judgment debtor as the court may require, that the sale price was less than the amount of the judgment because of diminution in the value of such real property while such property was in the ownership, possession, or control of the judgment debtor because of voluntary waste committed or permitted by the judgment debtor, not to exceed the amount of diminution in value as determined by such court.

Interpreted, this statute means that for the average homeowner, a lender cannot seek to recover from the homeowner any shortages when the foreclosing bank sells the house for less than the outstanding mortgage amount. The second part of the statute is interesting, but reasonable, in that it references voluntary waste -if, for example, a homeowner angry at the foreclosing bank wrecks his/her home intentionally, the homeowner may be responsible for the effect the damage has on the home’s value.

So what options does a homeowner have in a divorce situation or otherwise? Here are a few:

1. Let the bank foreclose on the property. The foreclosure in most circumstances will absolve the homeowner from most or all further financial responsibilities but will not reflect well on the home owner’s credit report. Consult an attorney regarding your specific situation prior to assuming that there will be minor or no financial repercussions as there are exceptions to the anti-deficiency provisions of A.R.S. § 33-729. If there are negative financial repercussions, community property principles apply and if a divorce situation exists, then the parties or court will decide the parties responsibility for the financial obligations. Of course, any divorce rulings define the rights and obligations as between the parties only and are not binding on third party creditors, such as mortgage holders, meaning that banks are free to go after both parties if community property/obligations are involved.

2. Bring the mortgage current and retain the property. The homeowner will have to pay additional fees/costs to do so but then will continue to own the property.

3. Consider a “short sale” which is an effort to sell the property at a reduced price so that the bank will not have to bother with the time and expense of foreclosure. The bank then accepts the buy-out, basically, with less negative effects on the homeowner. It’s more complex than that but that’s the gist. I recommend that a lawyer guide both the seller and buyer of anyone participating in a short sale situation; as well, a good real estate agent familiar with short sales is recommended. Of course, when the real estate market is better than it is at the time of this writing, selling a house and paying off the mortgage in full is easier than it is now. In addition, some lenders will not agree to short sales because they believe it sets a bad precedent that too many other borrowers will attempt to use. Another piece of the short sale puzzle is the possibility the IRS will consider any amounts forgiven as income (consult an attorney regarding the Mortgage Forgiveness Debt Relief Act of 2007 for specifics on that new law and related consequences).

Real estate issues are complex and real property is often the largest asset involved in a divorce. It’s a good idea to consult with a competent attorney prior to making decisions about real estate!

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In Foreclosure? Ask For a Loan Modification

November 12th, 2008

Facing foreclosure can be overwhelming and scary, but by taking the right steps you may be able to keep your home and save your credit. The following information is provided to help give you a better understanding of loan modifications.

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Divorce & Home Foreclosure in Arizona

November 11th, 2008

With Arizona’s (and the rest of the country’s) current depressed real estate market, many people are facing foreclosures. A few things to keep in mind:

1. The foreclosure is going to continue on in most divorce circumstances unless the home’s mortgage is brought current, along with the reasonable costs associated with the foreclosure, including attorney fees.

2. Arizona has an anti-deficiency statute that is going to apply in the majority of cases involving standard mortgages. Thus, Arizona law offers protection to homeowners whose home has been foreclosed. This statute, A.R.S. §33-729, states as follows:

33-729. Purchase money mortgage; limitation on liability

A. Except as provided in subsection B, if a mortgage is given to secure the payment of the balance of the purchase price, or to secure a loan to pay all or part of the purchase price, of a parcel of real property of two and one-half acres or less which is limited to and utilized for either a single one-family or single two-family dwelling, the lien of judgment in an action to foreclose such mortgage shall not extend to any other property of the judgment debtor, nor may general execution be issued against the judgment debtor to enforce such judgment, and if the proceeds of the mortgaged real property sold under special execution are insufficient to satisfy the judgment, the judgment may not otherwise be satisfied out of other property of the judgment debtor, notwithstanding any agreement to the contrary.

B. The balance due on a mortgage foreclosure judgment after sale of the mortgaged property shall constitute a lien against other property of the judgment debtor, general execution may be issued thereon, and the judgment may be otherwise satisfied out of other property of the judgment debtor, if the court determines, after sale upon special execution and upon written application and such notice to the judgment debtor as the court may require, that the sale price was less than the amount of the judgment because of diminution in the value of such real property while such property was in the ownership, possession, or control of the judgment debtor because of voluntary waste committed or permitted by the judgment debtor, not to exceed the amount of diminution in value as determined by such court.

Interpreted, this statute means that for the average homeowner, a lender cannot seek to recover from the homeowner any shortages when the foreclosing bank sells the house for less than the outstanding mortgage amount. The second part of the statute is interesting, but reasonable, in that it references voluntary waste -if, for example, a homeowner angry at the foreclosing bank wrecks his/her home intentionally, the homeowner may be responsible for the effect the damage has on the home’s value.

So what options does a homeowner have in a divorce situation or otherwise? Here are a few:

1. Let the bank foreclose on the property. The foreclosure in most circumstances will absolve the homeowner from most or all further financial responsibilities but will not reflect well on the home owner’s credit report. Consult an attorney regarding your specific situation prior to assuming that there will be minor or no financial repercussions as there are exceptions to the anti-deficiency provisions of A.R.S. § 33-729. If there are negative financial repercussions, community property principles apply and if a divorce situation exists, then the parties or court will decide the parties responsibility for the financial obligations. Of course, any divorce rulings define the rights and obligations as between the parties only and are not binding on third party creditors, such as mortgage holders, meaning that banks are free to go after both parties if community property/obligations are involved.

2. Bring the mortgage current and retain the property. The homeowner will have to pay additional fees/costs to do so but then will continue to own the property.

3. Consider a “short sale” which is an effort to sell the property at a reduced price so that the bank will not have to bother with the time and expense of foreclosure. The bank then accepts the buy-out, basically, with less negative effects on the homeowner. It’s more complex than that but that’s the gist. I recommend that a lawyer guide both the seller and buyer of anyone participating in a short sale situation; as well, a good real estate agent familiar with short sales is recommended. Of course, when the real estate market is better than it is at the time of this writing, selling a house and paying off the mortgage in full is easier than it is now. In addition, some lenders will not agree to short sales because they believe it sets a bad precedent that too many other borrowers will attempt to use. Another piece of the short sale puzzle is the possibility the IRS will consider any amounts forgiven as income (consult an attorney regarding the Mortgage Forgiveness Debt Relief Act of 2007 for specifics on that new law and related consequences).

Real estate issues are complex and real property is often the largest asset involved in a divorce. It’s a good idea to consult with a competent attorney prior to making decisions about real estate!

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