{"id":287,"date":"2018-10-29T14:55:25","date_gmt":"2018-10-29T14:55:25","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=287"},"modified":"2024-04-25T23:21:07","modified_gmt":"2024-04-26T03:21:07","slug":"giving-up-ownership-of-real-estate-when-youre-still-on-the-mortgage","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/giving-up-ownership-of-real-estate-when-youre-still-on-the-mortgage\/","title":{"rendered":"Giving Up Ownership of Real Estate When You’re Still on the Mortgage"},"content":{"rendered":"\n
\"Don't<\/figure>\n\n\n\n

It’s every homeowner’s nightmare scenario: you get a phone\ncall from a mortgage company, telling you your home is in foreclosure and that\nyou must pay now or face an avalanche of debt and legal actions. But you signed\nthe house over to someone else months or even years ago! How does something\nlike this happen? <\/p>\n\n\n\n\n\n\n\n

This scenario is more common than you might think. Real\nestate lawyers routinely have to untangle the complex knots of ownership\ntransfers gone awry, and the process can be both expensive and psychologically\ndraining. When you buy, sell, or transfer a home, you must complete two\nseparate processes. The first part is easier: transferring ownership to someone\nelse. The second step is making sure that your name is cleared from any\nmortgage, equity line, or other debts secured by the real estate, even if you\nare transferring the property to a family member or are following a court order\nin a divorce settlement. Ownership and responsibility for the mortgage are two\ncompletely different things, so you can still be on the mortgage for a house\nyou don’t own.<\/p>\n\n\n\n

Why Relinquishing Ownership While Still on the Mortgage\nis a Dangerous Idea<\/strong><\/h2>\n\n\n\n

If you’ve suddenly come into money, want to help a child navigate\nthe choppy waters of early adulthood, or are so eager to finalize your divorce\nthat you’ll give up just about anything, you might find yourself signing over\nownership to someone else. This is almost always a bad idea. To fully protect\nyour rights, you need to go through the complete sale, purchase, and mortgage\npayoff process, since you’ll be on the hook for every penny of your mortgage\nuntil you either pay it off or are otherwise released from your payment\nobligations. <\/p>\n\n\n\n

So what happens if you sign over ownership, but remain on\nthe mortgage? Sometimes, nothing. If the other party is responsible and\ncontinues to pay the mortgage, you won’t hear a word. Having a timely paid\nmortgage might even offer you a slight credit boost. This tiny benefit is not worth\nthe cascade of horrors that await you the first time the new owner misses a\npayment, though. Some of the consequences of this outcome include:<\/p>\n\n\n\n

  • Dings\n to your credit. Even if the other party eventually pays a missed payment,\n your credit could take a hit that ranges from short and minor, to\n long-lasting and catastrophic. <\/li>
  • Foreclosure\n on the home. Though this won’t immediately affect your living\n arrangements, the lender might still come after you for the money. In the\n worst-case scenario, you could end up paying hundreds of thousands of\n dollars to get out of debt on a home you weren’t even living in. <\/li>
  • Wage\n garnishments if you are sued for the missing money and lose. <\/li><\/ul>\n\n\n\n

    When Might Homeowners Do This?<\/strong><\/h2>\n\n\n\n

    For something to be such a fundamentally bad idea that people\nroutinely go through with anyway, there have to be strong motivating factors.\nPeople who are overwhelmed, facing litigation, or going through major life\ntransitions are vulnerable to poor financial decision-making. Some of the most\ncommon circumstances under which people transfer ownership without removing\nthemselves from the mortgage include:<\/p>\n\n\n\n

    • After\n a divorce or separation. Some newly divorced spouses willingly transfer\n ownership of their old home to their former spouse. Others are ordered to\n do so by a court; in the latter scenario, people sometimes neglect to\n remove themselves from the mortgage. If the divorce is a contentious one,\n the former partner may deliberately avoid making payments to further\n \u201cpunish\u201d his or her spouse. <\/li>
    • When\n transferring a property to a child or family member. Maybe you want to\n help them out by paying the mortgage. Perhaps they don’t have sufficient\n credit to take out a mortgage of their own. Or maybe you simply neglect to\n consider the financial ramifications of your decision. <\/li>
    • Under\n a court order. The most common scenario under which this happens is after\n a divorce, but in a limited number of other cases\u2014notably will and\n property disputes\u2014you might be ordered to transfer ownership, even as the\n court order remains silent on the issue of who remains responsible for the\n mortgage. <\/li><\/ul>\n\n\n\n

      Does the Lender Have to Release You From the Mortgage?<\/strong><\/h2>\n\n\n\n

      As already outlined, ownership is a completely separate\nmatter from your mortgage. The mortgage company enables you to own your house\nby paying for it, but your obligation to the mortgage company does not end when\nyou cease living in the home. There are only a limited number of scenarios in\nwhich a mortgage company will be required to release you from your mortgage.\nThose include:<\/p>\n\n\n\n

      • A\n court order requiring the mortgage company to do so. This usually only\n occurs in the context of a divorce, or when you file suit directly against\n the mortgage company. <\/li>
      • Language\n in your contract with your lender requiring the lender to release you from\n the mortgage when ownership changes. These clauses are exceedingly rare,\n and typically only happen if you finance your home through a private\n individual. <\/li>
      • If the\n other party agrees to assume your mortgage, and the lender issues a\n contract allowing him or her to assume the mortgage. <\/li><\/ul>\n\n\n\n

        Aside from these circumstances, the mortgage company is\nunder no obligation to release you from your mortgage, and you should not\nassume that they will. You do, though, have some options to protect your\nfinancial interests when you transfer ownership to someone else. Those options\ninclude:<\/p>\n\n\n\n

        • Requiring\n the transferee to take out a loan to pay off your mortgage, thereby\n releasing you of any further obligation to the lender. <\/li>
        • Asking\n the mortgage company if they will refinance your mortgage and remove your\n name. This option works best if you share the mortgage with someone else. Typically,\n lenders only agree to this if the other party’s credit and income are\n sufficient to cover the mortgage alone. <\/li>
        • Getting\n the other party to agree to indemnify you and hold you harmless; as noted\n above, this is far from a risk-free option. <\/li>
        • Becoming\n a lender to the person to whom you have transferred the property. Under\n this arrangement, the transferee would make monthly payments to you. If\n payments aren’t timely made, you can repossess the house. You remain\n responsible for forwarding payments to your lender to cover your mortgage,\n of course, and you’ll need the help of a competent real estate lawyer to\n draw up the contract outlining this arrangement. Never enter into such a complicated\n arrangement without a contract!<\/li><\/ul>\n\n\n\n

          Troubleshooting Common Problems<\/strong><\/h2>\n\n\n\n

          Most people researching the issues of mortgage liability and\nhome ownership have already made the mistake of transferring ownership without\ntransferring the mortgage. If this sounds familiar, hire a lawyer to help you\nsort through the mess. It’s much easier to address these issues before they\noccur than try to remedy them after they’ve affected your life and finances. <\/p>\n\n\n\n

          If a lender is after you for a house you no longer own, only\nyour lawyer can tell you which options are appropriate in your situation. You\nmight be able to seek a court order requiring the lender to release you from\nthe mortgage, or a refinance might still be possible. If the home is already in\nforeclosure, your only choices are to pay down the loan, or to work out a deal\nwith the lender. This does not prevent you from going after the other party for\nfailing to pay the mortgage, but he or she might not have the money, even if\nyou win your lawsuit. <\/p>\n\n\n\n

          The lesson here is that it’s always best to hammer out the\ndetails of these arrangements before you land yourself in financial peril.\nDebts to home lenders can escalate out of control fast, and once your lender\ninitiates the foreclosure process, the entire balance becomes due and payable.\nThat’s an amount few people can afford to pay upfront, so take the risk of\ntransferring ownership without transferring your mortgage very seriously. <\/p>\n","protected":false},"excerpt":{"rendered":"

          It’s every homeowner’s nightmare scenario: you get a phone call from a mortgage company, telling you your home is in foreclosure and that you must pay now or face an avalanche of debt and legal actions. But you signed the house over to someone else months or even years ago! How does something like this […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[57],"tags":[],"class_list":["post-287","post","type-post","status-publish","format-standard","hentry","category-mortgage"],"yoast_head":"\nGiving Up Ownership of Real Estate When You're Still on the Mortgage - Deeds.com<\/title>\n<meta name=\"description\" content=\"Why Relinquishing Ownership While Still on the Mortgage is a Dangerous Idea. 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