{"id":560,"date":"2019-01-25T08:59:32","date_gmt":"2019-01-25T13:59:32","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=560"},"modified":"2024-04-25T23:21:07","modified_gmt":"2024-04-26T03:21:07","slug":"understanding-the-deed-in-lieu-of-foreclosure-process","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/understanding-the-deed-in-lieu-of-foreclosure-process\/","title":{"rendered":"Understanding the Deed in Lieu of Foreclosure Process"},"content":{"rendered":"\n

Losing a\nhome to foreclosure is devastating, no matter the circumstances. To avoid the\nactual foreclosure process, the homeowner may opt to use a deed in lieu of foreclosure,\nalso known as a mortgage release. In simplest terms, a deed in lieu of\nforeclosure is a document transferring the title of a home from the homeowner\nto the mortgage lender. The lender is basically taking back the property. While\nsimilar to a short sale, a deed in lieu of foreclosure is a different\ntransaction.<\/p>\n\n\n\n\n\n\n\n

Short\nSales vs. Deed in Lieu of Foreclosure<\/strong><\/p>\n\n\n\n

If a\nhomeowner sells their property to another party for less than the amount of\ntheir mortgage, that is known as a short sale. Their lender has previously\nagreed to accept this amount and then releases the homeowner\u2019s mortgage lien.\nHowever, in some states the lender can pursue the homeowner for the deficiency,\nor the difference between the short sale price and the amount owed on the\nmortgage. If the mortgage was $200,000 and the short sale price was $175,000,\nthe deficiency is $25,000. The homeowner avoids responsibility for the\ndeficiency by ensuring that the agreement with the lender waives their\ndeficiency rights.<\/p>\n\n\n\n

With a deed\nin lieu of foreclosure, the homeowner voluntarily transfers the title to the\nlender, and the lender releases the mortgage lien.  There\u2019s another key\nprovision to a deed in lieu of foreclosure: The homeowner and the lender must\nact in good faith and the homeowner is acting voluntarily. For that reason, the\nhomeowner must offer in writing that they enter such negotiations voluntarily.\nWithout such a statement, the lender cannot consider a deed in lieu of\nforeclosure.<\/p>\n\n\n\n

When\nconsidering whether a short sale or deed in lieu of foreclosure is the best way\nto proceed, keep in mind that a short sale only occurs if you can sell the\nproperty, and your lender approves the transaction. That\u2019s not required for a\ndeed in lieu of foreclosure. A short sale is usually going to take a lot more\ntime than a deed in lieu of foreclosure, although lenders often prefer the\nformer to the latter.<\/p>\n\n\n\n

Documents\nNeeded for Deed in Lieu of Foreclosure<\/strong><\/p>\n\n\n\n

A homeowner\ncan\u2019t simply show up at the lender\u2019s office with a deed in lieu form and\ncomplete the transaction. First, they must contact the lender and ask for an\napplication for loss mitigation. This is a form also used in a short sale.\nAfter filling out this form, the homeowner must submit required documentation,\nwhich may include:<\/p>\n\n\n\n

\u00b7       \nBank statements<\/p>\n\n\n\n

\u00b7       \nMonthly income and expenses<\/p>\n\n\n\n

\u00b7       \nProof of income<\/p>\n\n\n\n

\u00b7       \nTax returns<\/p>\n\n\n\n

The\nhomeowner may also need to fill out a hardship affidavit. If the lender\napproves the application, it will send the homeowner a deed transferring\nownership of the dwelling, as well as an estoppel affidavit. The latter is a\ndocument setting out the deed in lieu of foreclosure\u2019s terms, which includes\nmaintaining the property and turning it over in good condition. Read this\ndocument carefully, as it will address whether the deed in lieu completely\nsatisfies the mortgage or if the lender can pursue any deficiency. If the\ndeficiency provision exists, discuss this with the lender before signing and\nreturning the affidavit. If the lender agrees to waive the deficiency, make\nsure you get this information in writing.<\/p>\n\n\n\n

Quitclaim\nDeed and Deed in Lieu of Foreclosure<\/strong><\/p>\n\n\n\n

When the entire deed in lieu of foreclosure process with the lender is over, the homeowner may transfer title by use of a quitclaim deed<\/a>. A quitclaim deed is a simple document used to transfer title from a seller to a purchaser without making any specific claims or offering any protections, such as title warranties. The lender has already done their due diligence, so such protections are not necessary. With a quitclaim deed, the homeowner is simply making the transfer.<\/p>\n\n\n\n

Why do you\nhave to submit so much documentation when in the end you are giving the lender\na quitclaim deed? Why not just give the lender a quitclaim deed at the\nbeginning? You give up your property with the quitclaim deed, but you would\nstill have your mortgage obligation. The lender must release you from the\nmortgage, which a simple quitclaim deed does not do.<\/p>\n\n\n\n

Why\na Lender May Not Accept a Deed in Lieu of Foreclosure<\/strong><\/p>\n\n\n\n

Usually,\nacceptance of a deed in lieu of foreclosure is preferable to a lender versus\ngoing through the entire foreclosure process. There are circumstances, however,\nin which a lender is unlikely to accept a deed in lieu of foreclosure and the\nhomeowner should be aware of them before contacting the lender to arrange a\ndeed in lieu. Before accepting a deed in lieu, the lender may require the\nhomeowner to put the house on the market. A lender may not consider a deed in\nlieu of foreclosure unless the property was listed for at least two to three\nmonths. The lender may need proof that the home is for sale, so hire a real\nestate agent and provide the lender with a copy of the listing.<\/p>\n\n\n\n

If the house\ndoes not sell within a reasonable time, then the deed in lieu of foreclosure is\nconsidered by the lender. The homeowner must prove that the house was listed\nand that it didn\u2019t sell, or that the property cannot sell for the owed amount\nat a fair market value. If the homeowner owes $300,000 on the house, for\nexample, but its current market value is just $275,000, it cannot sell for the\nowed amount.<\/p>\n\n\n\n

If the home\nhas any sort of lien on it, such as a second or third mortgage \u2013 including a\nhome equity loan or home equity line of credit -, tax lien, mechanic\u2019s lien or\ncourt judgement, it\u2019s unlikely the lender will accept a deed in lieu of\nforeclosure. That\u2019s because it will cause the lender considerable time and\nexpense to clear the liens and obtain a clear title to the property.<\/p>\n\n\n\n

Reasons\nto Consider a Deed in Lieu of Foreclosure<\/strong><\/p>\n\n\n\n

For many\npeople, using a deed in lieu of foreclosure has certain advantages. The\nhomeowner \u2013 and the lender -avoid the costly and time-consuming foreclosure\nprocess. The borrower and the lender agree to the terms on which the homeowner\nleaves the dwelling, so there is no one showing up at the door with an eviction\nnotice. Depending on the jurisdiction, a deed in lieu of foreclosure may keep\nthe information out of the public eye, saving the homeowner embarrassment. The\nhomeowner may also work out an arrangement with the lender to rent the property\nfor a specified time rather than move immediately.<\/p>\n\n\n\n

For many\nborrowers, the biggest advantage of a deed in lieu of foreclosure is simply\ngetting out from under a home that they can\u2019t afford without wasting time \u2013 and\nmoney \u2013 on other options.<\/p>\n\n\n\n

How\na Deed in Lieu of Foreclosure Affects the Homeowner<\/strong><\/p>\n\n\n\n

While avoiding foreclosure via a deed in lieu may seem like a good option for some struggling homeowners, there are also drawbacks. That\u2019s why it\u2019s wise idea to consult a lawyer before taking such a step. For example, a deed in lieu of foreclosure may affect your credit rating almost as much as an actual foreclosure. While the credit rating drop is severe when using deed in lieu of foreclosure, it is not quite as bad as foreclosure itself. A deed in lieu of foreclosure also prevents you from obtaining another mortgage and purchasing another home for an average of four years, although that is three years shorter than the typical seven years it may take to get a new mortgage after a foreclosure. On the other hand, if you go the short sale route rather than a deed in lieu, you can usually qualify for a mortgage in two years.<\/p>\n\n\n\n

https:\/\/www.thebalance.com\/what-is-a-deed-in-lieu-of-foreclosure-1798489
https:\/\/www.investopedia.com\/terms\/d\/deed_in_lieu_of_foreclosure.asp<\/p>\n","protected":false},"excerpt":{"rendered":"

Losing a home to foreclosure is devastating, no matter the circumstances. To avoid the actual foreclosure process, the homeowner may opt to use a deed in lieu of foreclosure, also known as a mortgage release. In simplest terms, a deed in lieu of foreclosure is a document transferring the title of a home from the […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[84],"tags":[],"class_list":["post-560","post","type-post","status-publish","format-standard","hentry","category-deed-in-lieu-of-foreclosure"],"yoast_head":"\nUnderstanding the Deed in Lieu of Foreclosure Process - Deeds.com<\/title>\n<meta name=\"description\" content=\"In simplest terms, a deed in lieu of foreclosure is a document transferring the title of a home from the homeowner to the mortgage lender.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.deeds.com\/articles\/understanding-the-deed-in-lieu-of-foreclosure-process\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Understanding the Deed in Lieu of Foreclosure Process - 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