Short Sale Information

What is a short sale? A short sale is a transaction in which the lender, or lenders, agree to accept less than the mortgage amount owed by the current homeowner. In some cases, the difference is forgiven by the lender, and in others the homeowner must make arrangements with the lender to settle the remainder of the debt.

Why is the number of short sales rising? Due to the ongoing economic conditions, including rising unemployment, and drops in home prices in communities across the nation, the number of short sales is increasing. Since a short sale generally costs the lender less than a foreclosure, it can be a viable way for a lender to minimize its losses. A short sale can also be the best option for a homeowners who are “upside down” on mortgages because a short sale may not hurt their credit history as much as a foreclosure. As a result, homeowners may qualify for another mortgage sooner once they get back on their feet financially.

What challenges are associated with short sales? The rapid increase in the number of short sales, and the short sales process itself present a number of challenges, which can include: 1. Many lenders lack sufficient and experienced staff to process short sales, and can make negotiating a short sale particularly difficult. 2. The absence of a uniform process and application for short sale has been a large problem. Until HAFA guidelines (see below) were established, both short-sales documents and processes were lender-specific, making it very difficult and time-consuming for Sellers and Realtors to become knowledgeable about these transactions. This will obstacle should be overcome by the new HAFA guidelines. 3. When more than one lender is involved, the negotiations are much more difficult. Second lien holders often hold up the transaction to exert the largest possible payment, in exchange for releasing their lien, even though in foreclosure they will get nothing. As a result of these challenges, many real estate professionals have reported difficulties with unresponsive lenders; “lost” documents that require multiple submissions, inaccurate or unrealistic home value assessments, and long processing delays, which cause buyers to walk away. Short sales can be a real and beneficial alternative for home sellers who are upside down in their mortgage. But sellers should be fully aware that it is a path that includes many obstacles to sale. (Source: NAR)

Home Affordable Foreclosure Alternatives In 2009, the Treasury Department introduced the HAFA (Home Affordable Foreclosure Alternatives) to provide a viable option for homeowners who are unable to keep their homes through the existing Home Affordable Modification Program (HAMP). The HAFA program took effect on April 5, 2010—although some servicers may implement it sooner, if they meet certain requirement–and sunsets on December 31, 2012. HAFA provides incentives in connection with a short sale or a deed-in-lieu of foreclosure (DIL) used to avoid foreclosure on a loan eligible for modification under the HAMP program(Home Affordable Modification Program). Servicers participating in HAMP are also required to comply with HAFA. A list of servicers participating in HAMP (including HAFA) is available at the Making Home Affordable site.

HAFA Provisions * Complements HAMP by providing a viable alternative for borrowers (the current homeowners) who are HAMP eligible but nevertheless unable to keep their home. * Uses borrower financial and hardship information already collected in connection with consideration of a loan modification. * Allows borrowers to receive pre-approved short sales terms before listing the property (including the minimum acceptable net proceeds). * Requires borrowers to be fully released from future liability for the first mortgage debt (no cash contribution, promissory note, or deficiency judgment is allowed). * Uses standard processes, documents, and timeframes/deadlines. * Provides the following financial incentives: o $3,000 for borrower relocation assistance; o $1,500 for servicers to cover administrative and processing costs; o Up to $2,000 for investors who allow a total of up to $6,000 in short sale proceeds to be distributed to subordinate lien holders, on a   one-for-three matching basis. * Requires all servicers participating in HAMP to implement HAFA in accordance with their own written policy, consistent with investor guidelines. The policy may include factors such as the severity of the potential loss, local markets, timing of pending foreclosure actions, and borrower motivation and cooperation.

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