Heather Mergler, Co-Founder Advanced Title, Realtor, CDPE (Advanced Title and Settlements, LLC.)

9208 Lee Avenue

Manassas , VA 20110

Spam prevention

I love Real Estate and it shows! Owner, Advanced Title and Settlements, LLC. Realtor and CDPE.

Get to know Heather Mergler

Heather Mergler is a local native of Northern Virginia currently lives in Manassas, Virginia with her husband Lee Mergler, three children and their dog Jerry.  Heather has spent her career in sales and business development and has worked in different industry segments such as advertising and architecture, but has now been in real estate for over ten years.


Heather loves real estate because it is an opportunity to help people navigate one of the largest transactions in their life and the market is ever-changing so there is always something new to learn. She also enjoys giving back to the community and has served on the Board of Directors for over two years with the Boys and Girls Club and has given to local organizations such as SERVE, Wounded Warriors, Special Olympics and various local not-for-profits. 

As Co-Founder of Advanced Title and Settlements, LLC. Heather wanted to focus on providing an outstanding customer experience while providing convenience-driven services such as mobile settlements, and evening hours at a reasonable price. Heather has been a licensed settlement agent for ten years and earned her CDPE (Certified Distressed Property Expert) designation in 2010. Heather also recently earned her real estate license for the state of Virginia.

In 2008 the entire country was hard hit with foreclosures and at that time Prince William County was ground zero for our region.  Given that foreclosure and short sales were 60% of the inventory Heather and the team at Advanced Title and Settlements took action and began negotiating short sales. Since 2008 Advanced Title and Settlements has successfully negotiated and closed over 2,500 short sale transactions. That means helping over 2,500 families avoid foreclosure!

Heather and her team feel that assisting families in distress is an honor and it is something that they are passionate about. They love helping Realtors to help families and even hosted a radio show, “Real Estate Roundup” to help educate families about alternatives to foreclosure.

Heather obtained her Certified Distressed Property Expert (CDPE) in 2010 which is a certification solely focused on how to help families facing foreclosure by listing their property with a Realtor as a short sale. Although the economy has improved there are still a lot of families experiencing financial distress and Advanced Title and Settlements, LLC will continue to be a resource to Realtors to assist in the short sale transaction process.

Advanced Title provides residential and commercial settlement services and is licensed in VA, MD and DC. 





Heather Mergler's Blog Posts


Homeowners are you facing difficulty with your mortage? Have you missed a mortgage payment and are you worried you may be facing foreclosure? The best thing to do is educate yourself about the alternatives that are available to foreclosure and create a strategy for you and your family! Take back control of the situation by learning more about your alternatives and making sure you make the best choice now!   http://hosted.cdpe.com/80767/Foreclosure-Solutions.aspx 

The current U.S. housing market and national financial crisis has caused untold stress and heartache for many American families. Foreclosure is one of the most devastating financial challenges that a family can face and one that many times can be avoided. The options available to residents in Virginia, Maryland, and DC for foreclosure are many. Following is a brief explanation of these solutions, including their benefits and drawbacks:


A reinstatement is the simplest solution for a foreclosure, however it is often the most difficult. The homeowner simply requests the total amount owed to the mortgage company to date and pays it. This solution does not require the lender's approval and will 'reinstate' a mortgage up to the day before the final foreclosure sale.

Benefit: Does not require the mortgage company or lender's approval. Drawback: Requires that a homeowner be able to pay all back payments, fines and fees.

Forbearance or Repayment Plan
A forbearance or repayment plan involves the homeowner negotiating with the mortgage company to allow them to repay back payments over a period of time. The homeowner typically makes their current mortgage payment in addition to a portion of the back payments they owe.

Benefit: Allows the homeowner to make back payments over time. Drawback: Requires that a homeowner be in a financial position to pay not only their current mortgage, but also a portion of the back payments owed. Some mortgage companies will require a homeowner to 'qualify' for forbearance.

Mortgage Modification
A mortgage modification involves the reduction of one of the following: the interest rate on the loan, the principal balance of the loan, the term of the loan, or any combination of these. These typically result in a lower payment to the homeowner and a more affordable mortgage.

Benefit: Reduces the payment a homeowner is required to make on a monthly basis and may reduce the principal balance of the loan Drawback: Requires that a homeowner 'qualify' for the new payment and will often require full documentation. Lender has to be actively pursuing modifications.

Rent the Property 
A homeowner who has a mortgage payment low enough that market rent will allow it to be paid, is able to convert their property to a rental and use the rental income to pay the mortgage.

Benefit: Allows homeowner to keep property indefinitely. Drawback: The issues that can arise with a rental property are many, and rent often does not cover the full cost of property ownership and maintenance.

Deed in Lieu of Foreclosure
Also known as a 'friendly foreclosure', a deed in lieu allows the homeowner to return the property to the lender rather than go through the foreclosure process. Lender approval is required for this option, and the homeowner must also vacate the property.

Benefit: Many times in a successful deed in lieu, the lender will forego their right to a deficiency judgment. Drawback: Requires that a homeowner vacate the property, and a deed in lieu may be reported to credit bureaus as a foreclosure.

Many have considered and marketed bankruptcy as a 'foreclosure solution,' but this is only true in some states and situations. If the homeowner has non-mortgage debts that cause a shortfall of paying their mortgage payments and a personal bankruptcy will eliminate these debts, this may be a viable solution.

Benefit: Does not require lender approval. Drawback: If a homeowner cannot afford their mortgage payment, a bankruptcy will only stall—not stop—the foreclosure process. Bankruptcy can be costly, is damaging to credit scores, and can only be declared once every seven years.

If a homeowner has sufficient equity in their property and their credit is still in good standing, they may be able to refinance their mortgage.

Benefit: In some cases, this will lower payments. Drawback: In today's market, a refinance will almost always raise mortgage payments, and is an expensive process.

Servicemembers Civil Relief Act (military personnel only) 
If a member of the military is experiencing financial distress due to deployment, and that person can show that their debt was entered into prior to deployment, they may qualify for relief under the Servicemembers Civil Relief Act. The American Bar Association has a network of attorneys that will work with servicemembers in relation to qualifying for this relief.

Benefit: If qualified, this will lower payments on all consumer debt in addition to mortgage payments. Drawback: Must be active military to qualify.

Sell the Property 
Homeowners with sufficient equity can list their property with a qualified agent that understands the foreclosure process in their area.

Benefit: Allows homeowner to avoid foreclosure and harvest some of their equity. Drawback: In many cases today, homeowners do not have sufficient equity to sell their property without negotiating a short sale (see next solution).

Short Sale
If a homeowner owes more on their property than it is currently worth, then they can hire a qualified real estate agent to market and sell their property through the negotiation of a short sale with their lender. This typically requires the property to be on the market and the homeowner must have a financial hardship to qualify. Hardship can be simply defined as a material change in the financial stability of the homeowner between the date of the home purchase and the date of the short sale negotiation. Acceptable hardships include but are not limited to: mortgage payment increase, job loss, divorce, excessive debt, forced or unplanned relocation, and more.

Benefit: A short sale allows the homeowner to avoid foreclosure and salvage some of their credit rating. This also keeps foreclosure off the individual's public record, and in many cases will allow the homeowner to avoid a deficiency judgment. Borrower may qualify for another mortgage in as little as 24 months (as opposed to five years for a foreclosure). Drawback: Short sales can be a trying process in which a homeowner is best served by contracting with a qualified real estate agent to guide the way.

This represents only a summary of some of the solutions available to homeowners facing foreclosure. Please call me today for a free confidential evaluation of your individual situation, property value, and possible options.





CDPE Certified Distressed Property Expert 

Licensed Settlement Agent


Specialties (4)
  • Buyers
  • Residential
  • Sellers
  • Short Sales
Languages (1)
  • English