Loan Modification Frequently Asked Questions

Real Estate Broker/Owner with Property Xchange Solutions Property Wholesaler

Loan Modification Frequently Asked Questions

Loan Modification Frequently Asked Questions and Answers:

have compiled questions & answers for the public so that you can determine if Loan Modification is the route for you to take. 

Q. What is foreclosure?

A. Home foreclosure is a process by which a lender regains a property which they have financed. Typically, this is because the borrower or homeowner is behind on house payments and is unable to catch up, often due to circumstances outside of his or her control. When the lender forecloses on the homeowner, the homeowner must move out of the house, therefore, losing all possession of the property and jeopardizing any possible equity that the homeowner may have in the home. There is a legal time frame, which varies from state to state, which determines how long the foreclosure process can take.

Q. What can loss mitigation do for you?

A. The goal of loss mitigation is to work out an agreement between the homeowner and the lender that will stop foreclosure proceedings permanently. This allows the homeowner to stay in their home and protects their credit history.

Q. How do we stop foreclosure?

A. Our Attorneys specializes in resolutions of mortgage delinquencies or home foreclosure claims on behalf of you, the homeowner. Our Attorneys perform a detailed financial analysis and work with you to determine your best alternatives. We review your lenders loss mitigation policies and your state's foreclosure law to make sure that we give you the best service within the context of your situation. By working with you and your lender we can tailor a resolution to meet your specific criteria and financial circumstance. We do all of this quickly and effectively because we have been doing this for some time and have thousands of satisfied customers. 

Q. What is Loan Modification?

A. A procedure where your loan(s) payment plan is altered due to the hardship of the borrower. This include the new lowered rate, 30-40 fixed term, past due payments put on the end of the loan, 2nd or 3rd mortgages reduced or eliminated, principle reduction, and sometimes freeze your payments. This a negotiation process between the lender and attorney.

Q. How long do I have to act?

A. Time is of the essence when you are behind on house payments. Time is definitely not your friend in this situation. Each day that passes makes it that much harder to get a work out agreement with your lender that you can live with. The home foreclosure process can take anywhere from a few weeks to many months, depending on your state law and the method of foreclosure your lender chooses to use. 

Q. What hardships qualify for this type of help?

A. Whether it was the loss of a job, a divorce, an illness, or rising interest rates, in most cases, there is a legitimate reason for a homeowner falling behind on their mortgage payments. There are numerous reasons, and it's extremely hard to get back on track when you're on a tight budget.

Q. How far behind on my payments do I have to be, before I can qualify for a Loan Modification?

A. If you know that you are unable to make the next payment, contact us after the due date so that we can assist you immediately which usually gives us quick results and much more leeway. If you are more than a month behind or even in the foreclosure stages, we can help you. It just may take a little longer to get your lender to agree on our terms.

Q. Do I have to have good credit?

A. No. Credit is not a determining factor. 

Q: Several companies have  contacted me recently offering to help. What's different about you?

A. There are many predatory companies who are not what they appear to be. Beware of unscrupulous companies who are actually just interested in buying your house at big discount, or attorneys who just want to take you into bankruptcy or companies that collect a consultation fee then do nothing for you. You can check us out through your state attorney general or the better business bureau. We are very proud of our track record of success and thousands of satisfied customers. They are strong evidence that we deliver on our promises.

Q. Should I negotiate with the lender myself?

A. Yes. If you are only a payment or two behind and your lender has not hired an attorney to begin foreclosure proceedings you may be able to negotiate or work out agreement yourself. If you are successful then you have saved yourself some funds that can be used to get caught up on your mortgage. Just remember, don't waste a lot of time on this. Time is not on your side right now. If you don't have something worked out within 1-2 weeks, then it's obvious that your lender is not serious about working things out with you directly. When you get to that point you will be better served by professional representation that can use the formal business and legal protocols to your advantage. We deliver the critical information and professional representation that you need to get the best possible work out agreement with your lender.

Q. Can you help me improve my credit rating?

A. We do not do credit repair services but we do strongly recommend the nation's leader in credit repair, Lexington Law Firm. Right now, of course, the best thing you can do to help your credit is to prevent foreclosure. 

Q. How long does it take for you to complete the case once we fill out all of the paperwork?

A. Anywhere from 2 weeks to several months. This depends on the stage of foreclosure you are in and your financial position. Typically it takes several weeks to complete a work out agreement and stop foreclosure proceedings.

Q.Is this kind of like a refinance?

A. No. This is not a refinance, and there are no closing costs. We negotiate with your lender to reduce your rate, and place you on a fixed term.

Q. What states can you assist?

A. All 50 states of the USA

Q. Do I have enough time to stop my foreclosure?

A. Up until the foreclosure sale occurs there is still hope. If a sale date for your house has been set you need to act fast. We have stopped sales set for the next day but this is very risky and some lenders will not agree to it. You're best option is to take action immediately to stop foreclosure before it goes too far. 

Q. How much do you charge to stop home foreclosure?

A. Our fees are based on your mortgage payment amount, and the complexity and urgency of your situation. Our professional loss mitigation consultants will evaluate your case and explain the best options to save your home. We are confident that you will feel that our fees are a bargain compared to the cost of the alternatives. We offer a money back guarantee if we cannot get you a work out agreement with your lender(s) as long as no sale date has been set.

Q. I'm currently in bankruptcy. Can you still help?

A. Yes. But we cannot negotiate a work out agreement with your lender until your mortgage has been discharged or dismissed from the bankruptcy proceedings. Our professional loss mitigation consultants can still evaluate your case and explain the best options to save your home. Then when the mortgage is out of the bankruptcy we can proceed with the home foreclosure help. Sometimes after bankruptcy it is easier to make a mortgage payment because other debts have been discharged.

Q. I've already talked with my lender and they just want all their money. Can you still help me?

A. Yes. Most of our clients have experienced this kind of inflexibility from their lenders before calling us. We get your bank to listen to your needs because they know and trust us. We have been doing this for some time. We have mitigated thousands of home foreclosure cases. That kind of experience gives us credibility with your lender. Over the years we have developed positive working relationships with key people at most banks. Our integrity and professionalism have earned us a reputation that allows us to be heard when no one else can get through the red tape. We will use our experience and connections to your advantage.

Q. Should I file for bankruptcy to save my house?

A. Maybe. The American Bar Association has reported that 96% of homeowners who declare bankruptcy end up loosing their home to foreclosure anyway. Bankruptcy is very unlikely to help you save your home. If you declare bankruptcy you will likely end up with BOTH a bankruptcy and a foreclosure on your credit report. That being said, there certainly are times when bankruptcy is appropriate and we recommend you consult a reputable attorney should you think you need it.

Q. Will this have an adverse effect on my credit?

A. Yes. Whenever you find yourself past due on your mortgage, your credit score will drop. But, once you are back on track it will take you only a couple of years of consistent payments to bring your credit score back to normal. There are also credit repair companies who can assist you in helping remove your past due payments from your credit. A foreclosure would remain on your credit for 7 years which in turn would have a longer more negative effect. So, this alternative actually would work best for you.

Q. Do I need to have a special type of mortgage loan for you to help me?

A. No. We specialize in out-of-court resolutions of government and non-government mortgage delinquencies or home foreclosure claims for homeowners. These can be FHA, Rural Administration, VA, Freddie Mac, Fannie Mae, or conventional loans which have become delinquent. 

Q. Can you help investors who have multiple properties in foreclosure?

A. Yes, please see my blog made specifically for investors.

Q. What if I find myself back in this predicament after my new loan modification takes effect?

A. In most cases, you will have a hard time working with your lender once they have agreed to modify your mortgage. This is why it's important to have experts working on your behalf so that you end up with the best, most affordable terms.

Q. What if I can no longer afford my home? Can you still help me?

A. Yes. If you are certain that you cannot afford your home any longer and wish to sell, we can help you to secure a short sale payoff or a deed-in lieu of foreclosure agreement with your lender. Often times these agreements can be arranged at low or no cost to you.

Q. What is a Short Sale?

A. The sale of property prior to foreclosure at a reduced amount. Your lender determines the outcome of your proposal. We are very successful with this procedure if your choose to go this route. 

Q. How can I be a part of the foreclosure solution?

A. It's simple. Spread the word. Talk to your family and friends. Let them know there is legit help for them. Sometimes it's hard for people in these predicaments to come forth and ask for help. We even have a referral program that gives you a little incentive to put forth the effort to lend a helping hand.

Visit my Website:

 Loan Modification Scams

 Loan Modification For Your Investment properties 

Why won't my lender won't work with me?

Hire Attorney or Loan Modification Company


I feel I have provided you with valuable information. If you have any unanswered questions, please contact me and I will add it to my list. Thank you for any suggestions.



Email me:

Visit my Active Rain Profile 


Pre-Approval Loan Modification Application


Feel free to browse my other blogs.. I've been told I have some valuable information concerning foreclosure prevention methods, and investor tips.

*******NOTE: It is against Active Rain regulations to freely advertise on someone else's blog. Please refrain from this. I have already deleted several comments due to this sort of activity. This blog is meant to educate the public and Real Estate related professionals. Thanks!





This entry hasn't been re-blogged:

Re-Blogged By Re-Blogged At
Lending / Financial
All About Mortgages/Mortgage Networking
Out Of The Box!
Foreclosure Talk
questions and answers
short sales
loan modification
keep you house
loan mod faqs
loan modification faqs
loss mitigation faqs

Spam prevention
Show All Comments
494,722 ~ Dallas Real Estate Agent Top Team
Dallas Houses for Rent Dallas Apartment Rentals - Dallas, TX

GREAT blog I believe it explains all I will need to bookmark you info. therefore I can forward referrals to your attention.  Have a great week.

Aug 18, 2008 01:56 AM #1

Thank you Lynn, I look forward to working with your homeowners in need. You have a great day also!!:-)

Aug 18, 2008 02:57 PM #3
Seth Callen
Layered Artwork XChange - Oklahoma City, OK

Great post with a lot of good information.  I think we can steer some business your way.

Aug 19, 2008 04:34 AM #5
Callie Thompson
Property Xchange Solutions - Frederick, MD
Property Xchange Solutions

Sounds Great! I look forward to working with you!


Aug 19, 2008 04:38 AM #6
Laurie Logan
Keller Williams Realty, Inc., Broker Associate - Madison, WI
South Central WI Real Estate

Hi Callie,

This is useful information and a great service.  I hear of so many scams and equity strippers, it makes me sick.

If people have legitimate downfalls, from which they are recovering - then a one time assistance can get them back on the track.  Win-win for all...

Thanks so much!   Laurie


Sep 08, 2008 11:29 AM #8
Callie Thompson
Property Xchange Solutions - Frederick, MD
Property Xchange Solutions

Laurie- This is why I make as much information about Loan Modification available to everyone, to insure them that we have nothing to hide and there's no reason why the public should not be informed. And your right, usually it only takes 1 hardship to become delinquent on payments, as well as 1 loan mod to get people back on their feet. It is a win-win. Take care!

Sep 08, 2008 12:37 PM #9
Steve Hula
All Star Real Estate - Clarksville, AR
All Star Real Estate - Team Hula

Flagstar Bank will not reduce interest rate or extend the loan.  They ask you to fill out a new loan application each month to see if you can make your origional payment (Mine is at 8.1% - 30 yr fixed)The last time I checked, the standard fee to do a loan modification was $2,000 - $3,000.  The bankruptcy attorney would do a bankruptcy for $1,500.  Wouldn't it be better to just go ahead and do a Bankruptcy?

May 17, 2009 01:45 AM #10
Bill Gillhespy
16 Sunview Blvd - Fort Myers Beach, FL
Fort Myers Beach Realtor, Fort Myers Beach Agent - Homes & Condos

Thanks for a well written and complete review of options.  I am sickened when I read of predatory practices aimed at those who can least afford it.

Aug 11, 2009 08:18 AM #11
Katiejo Franks
Real Estate and Beyond, LLC - Scottsdale, AZ

Thanks for blessing us with another outstanding post. Have a blessed Weekend

Aug 15, 2009 01:38 PM #12
Harry F. D'Elia III
RentVest - Phoenix, AZ
Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

Thanks for sharing your information with us this morning. Keep up the great work.

Aug 16, 2009 11:04 PM #13
Richard Daskam
eXp Realty - Signal Hill, CA
Your Real Estate Consultant

Wow, awesome!

Aug 23, 2009 10:31 AM #14
Real Estate Guy in Madison, Wisconsin
Powered by: eXp Realty - Madison, WI
Real Estate Guy

Thanks C for the post. 


I have not heard of a loan mod that has worked.  It seems mostly scams.  But there is huge opportunity for one to do well.  

A question you missed is how do you make your living.  (how do you get paid)


Aug 23, 2009 03:59 PM #15
Michelle Hatmaker
Real Living - The Hatmaker Group - Galveston, TX
Houston Galveston Real Estate

I really enjoyed reading your post.  It kept me interested enough to read several of your other posts dealing with this topic.  As a REALTOR, I truly believe we have to give loan mods as an option for those homeowners under the gun with their lender.  Knowing where to turn for reliable, honest, and professional help is very difficult.  We have to be careful to whom we refer for legitimate advice.  I've bookmarked you for the future!  Thanks for the great information.

Aug 29, 2009 08:49 AM #16

I'm still in question. If I'm currently working with Suntrust on a load modification In which I have turned in all my paperworks and waiting & waiting for about 6 months now for them to call me and comeup with a plan or even tell me that I qualify. I call every week and ask when will someone get to my paper works. They give me that same answer. We don't know it's been very busy. That's all I here. I'm curently 5 months behind on my first and 3 months behind my second loan.  I'm worried. if my home goes to forcloser. Can my bank stop them cause we are waiting for suntrust to do my paper work. I don't what to be kicked out of the house till suntrust works with me first.  Don't they have to? I been waiting for 6 months now!!

SunTrust.  I will never forget this company. NEVER !

Feb 07, 2010 07:42 AM #17
Callie Thompson
Property Xchange Solutions - Frederick, MD
Property Xchange Solutions

Hi Johnny,


I am not comfortable discussing your situation through a public post. Please call me and I will be happy to advise you and discuss some options for you. 407-219-8739




Feb 08, 2010 09:39 AM #18
Are you in need of a loan for investment vailbe?Here is a loan company registered with an authorized government approval? If you are in need of a loan, let me know the amount you need as a loan and you have to be right enough to ensure the amount you are applying, with a good credit history comparable.Offer are available for personal loans secured and unsecured, debt consolidation and auto loans, mortgage interest rate of 3.5%. We offer a minimum of a3 4000 to a3 50,000,000 poundsTo allow calculation of the terms and repayment of your loan, you can contact me via e-mail address: @ so that we can proceed as soon as possible!
Jul 27, 2012 04:10 PM #19


Apr 27, 2020 09:14 AM #22


Apr 27, 2020 09:14 AM #23


Aug 20, 2020 01:52 PM #24


Aug 20, 2020 01:52 PM #25
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?


Callie Thompson

Property Xchange Solutions
Ask me a question

Additional Information