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Monthly Newsletter
March / April, 2010 - Vol 1, Issue 4
In This Issue
Using an Attorney for a Residential Real Estate Transaction - Asset or Liability?
FAQ's about Estate Planning and Probate
Your Legal Rights During and After Bankruptcy
What is HAFA and how does it help with a Short Sale? By Suzanne Watts
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Our focus this month is on helping any homeowners who are underwater with respect to their mortgages. This scenario is so prevalent in today's residential real estate market, that one out of two homeowners in Arizona owe more on their mortgage than the property's current value. In addition, the current economy has forced many people out of jobs or has reduced business owner's income substantially. Your home is also your biggest asset (or in this situation liability) and so it is paramount that you approach any decision that you make regarding your home as a business decision. We, at Nagle Law Group, are here to help you understand your options, even if you can still afford to pay your mortgage. Should you continue to pay your mortgage if your home is not worth the amount of your loan? Call us today, before you pay your next mortgage payment - you may determine not to pay it at all....

 

Nagle Law Group is proud to launch its new Realtor/ Broker - "Strategic Alliance Partnership Program" Nagle Law Group is excited to work with realtors and brokers - together providing outstanding service to their clients. Those realtors and brokers who become members of this program will enjoy the benefits of working with experienced Real Estate attorneys in helping their clients understand the legal and financial risks and liabilities involved in selling or purchasing a home in today's real estate market, while providing them with first-class legal counsel at competitive rates. The benefits of this program are highlighted on our website: www.naglelawgroup.com  Sign up today - you and your clients deserve an extra layer of protection!

 

Do you know what your rights are when filing for Bankruptcy? How is your credit affected? What debts do you still have to pay? Our article below helps you to understand your rights during and after you file for bankruptcy.

 

What is an Estate Plan? Many people associate an estate plan with a will. Although that is a significant part of preparing an estate plan, there are many other benefits, decisions and significant reasons to draw up an Estate Plan....

 

Nagle Law Group understands how busy you are and we appreciate you taking the time to read, learn and grow from our monthly newsletter... Should you have any residential real estate questions that you would like us to publish in our online Q & A  at http://www.naglelawgroup.com/blog/ feel free to contact us.

 

Hope you all had a happy Passover and Easter,

 

Robert



Using an Attorney for a Residential Real Estate Transaction -
Asset or Liability?
Best Lawyers in America

 


 

Historically, the participation of an attorney in a residential real estate is not encouraged in Arizona. Realtors are given the tacit authority to act as "attorney" and help their clients read, interpret and understand a standardized real estate contract; however as a real estate agent, they are not licensed as a lawyer and cannot advise on the legal consequences of entering into the contract. While the standard real estate contract allows for some customization and specific details exclusive to each individual transaction, on the whole, the document is fairly standardized and both buyer and seller are not permitted to make fundamental changes to the agreement and, certainly, the legal ramifications of each provision is not always obvious to the parties involved.

 

In today's market, where over 60% of the real estate inventory is either for sale by Short Sale or Bank Owned, real estate transactions have become far more complex.  Banks are drafting new Real Estate Contracts, Addenda, and Letters of Approval, which the realtors, homeowners and homebuyers have not seen before. This is considered "new territory" for all parties. There are, of course, many realtors and brokers who have studied, investigated and learned the complexities of these agreements. However, these agreements contain many clauses that hold far more "risk" for all parties, than the traditional Home Purchase Agreement.

 

In light of this new dynamic within the home purchase market, many realtors are recommending to both their buyers and sellers of Short Sale properties and buyers of Bank Owned properties to enlist the services of an attorney to review the documentation for the transaction. By doing so, the realtor is doing exactly what they are trained to do. Their fiduciary responsibility is to protect their client (buyer or seller) and if recommending that an attorney review the transaction is in the best interest of their client, they are complying with their duty.

 

Instead of realtors and brokers feeling threatened or territorial when it comes to residential real estate transactions during these trying times, it would be far more helpful to embrace the assistance of those attorneys with extensive real estate transaction experience and solidify mutually beneficial relationships with these attorneys who can work with them to ensure that their client's are knowledgeable, comfortable and fully aware of the risks, liabilities, and benefits that the client is facing.

 

Attorneys such as Robert Nagle, Stuart Pack and the team at Nagle Law Group have expanded their complex commercial real estate transaction practices to include assisting these realtors and brokers with residential transactions. According to Mr. Nagle: "I believe in the fact that knowledge is power. I am committed to helping buyers and sellers interpret and understand the contracts they are entering into, which will enhance the likelihood of reasoned decision making in the face of the practical financial risks they are being asked to assume."  In addition, a law firm like Nagle Law Group, which offers not only Real Estate but also Estate Planning and Bankruptcy services, is a great asset to any Short Sale or Bank Owned transaction as their proficiency extends beyond the realm of residential real estate transactions to the larger issues many homeowners are presently facing.


You can reach our residential real estate group at 
(602) 595-6951 or email us at robert.nagle@naglelaw.com.
 

FAQ's about Estate Planning and Probate

Batman
  Rob's Picture


Why do I need an Estate Plan?



One of the key benefits of successful estate planning is that it yields a comprehensive summary of an individual's assets and liabilities, a document (whether it be a will or a trust instrument) that governs the disposition of those assets in a comprehensive manner, and knowledgeable advisors who can assist the fiduciary and beneficiaries with the administration and distribution of the estate. Successful estate planning can thus provide welcome certainty and direction at a difficult time of transition.

Although clients' specific objectives with respect to their estate plans will differ, most clients share certain general objectives. They engage an estate planning attorney because they want to arrange their affairs to protect themselves, their loved ones, and their assets, during their lifetimes (including provisions for management of their assets and decisions regarding their health care if they become incapacitated) and after their deaths. They also want to minimize the expense and taxation that can accompany the transfer of assets. Clients may also want to arrange for, or at least leave a written statement of their wishes regarding, the disposition of their remains, directions for anatomical gifts, and directions concerning autopsies.

One of the primary objectives of estate planning is to provide for the needs of the client and his or her family members. A young couple with little accumulated property may visit an estate planning attorney primarily to name a guardian or to create trusts for minor children. Other clients may be motivated by the need to create a specialized arrangement for a disabled child, or to provide for an aged parent. A client may have recently received an inheritance or may wish to determine the best way to make a significant gift to a favorite charity. Another client may be driven by a desire to preserve a business after he or she is gone. The objectives are unique to each client.

Most clients also want to provide a plan in the event of their own incapacity. As the average life span of individuals increases, the possibility of a person becoming incapacitated also increases. A client's comprehensive estate plan will therefore include arrangements for health care and property management decision-making by agents or other surrogates in the event of the client's incapacity. A wide range of planning devices may be used, from simple powers of attorney for health care and financial decisions to complex trust and business succession arrangements.

Another primary objective of a client's estate plan is to arrange for the transfer of the client's property to others without excessive effort, expense, or taxation. This objective may be satisfied in various ways depending on the client's particular situation. For example, a revocable trust might be used to minimize the cost and publicity that a probate proceeding entails, and various types of lifetime gifting arrangements, outright or in trust, might be used to minimize estate taxes. Different types of entities may be created to provide for the succession of a client's business with as little tax consequence and expense as possible.

For more information, please contact Robert Nagle or Jim Rees at (602) 595-6951 or email them at robert.nagle@naglelaw.com or jim.rees@naglelaw.com.


Your Legal Rights During and After Bankruptcy


 
Stu Pack HeadBatman


Phoenix Bankruptcy Lawyer Discusses How to Make the Most of Your Bankruptcy Discharge

About Bankruptcy

Bankruptcy is a choice that may help if you are facing serious financial problems. You may be able to cancel your debts, stop collection calls, and get a fresh financial start. Bankruptcy can help with some financial problems, but does not guarantee you will avoid financial problems in the future. If you choose bankruptcy, you should take advantage of the fresh start it offers and then make careful decisions about future borrowing and credit, so you won't ever need to file bankruptcy again!

Topics:

  1. How Long Will Bankruptcy Stay on My Credit Report?
  2. Which Debts Do I Still Owe After Bankruptcy?
  3. Do I Still Owe Secured Debts (Mortgages, Car Loans) After Bankruptcy?
  4. What Is Reaffirmation?
  5. Do I Have to Reaffirm Any Debts?
  6. Can I Change My Mind After I Reaffirm a Debt?
  7. Do I Have to Reaffirm on the Same Terms?
  8. Should I Reaffirm?
  9. Do I Have Other Options for Secured Debts?
  10. Do I Have to Reaffirm Car Loans, Home Mortgages?
  11. And What About Credit Cards and Department Store Cards?

How Long Will Bankruptcy Stay on My Credit Report?

The results of your bankruptcy case will be part of your credit record for ten (10) years. The ten years are counted from the date you filed your bankruptcy.

This does not mean you can't get a house, a car, a loan, or a credit card for ten years. In fact, you can probably get credit even before your bankruptcy is over! The question is, how much interest and fees will you have to pay? And, can you afford your monthly payments, so you don't begin a new cycle of painful financial problems.

Debts discharged in your bankruptcy should be listed on your credit report as having a zero balance, meaning you do not own anything on the debt. Debts incorrectly reported as having a balance owed will negatively affect your credit score and make it more difficult to get credit. You should check your credit report after your bankruptcy discharge and file a dispute with the credit reporting agency if this information is not correct.

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Which Debts Do I Still Owe After Bankruptcy?

When your bankruptcy is completed, many of your debts are "discharged." This means they are canceled and you are no longer legally obligated to pay them.

However, certain types of debts are NOT discharged in bankruptcy. The following debts are among the debts that generally may not be canceled by bankruptcy:

* Alimony, maintenance, or support for a spouse or children.

* Student loans. Almost no student loans are canceled by bankruptcy. But you can ask the court to discharge the loans if you can prove that paying them is an "undue hardship." Occasionally, student loans can be canceled for reasons not related to your bankruptcy when, for example, the school closed before you completed the program or if you have become disabled. There are also options for reducing your monthly payments on student loans, even if you can't discharge them.

* Money borrowed by fraud or false pretenses. A creditor may try to prove in court during your bankruptcy case that you lied or defrauded them, so that your debt cannot be discharged. A few creditors (mainly credit card companies) accuse debtors of fraud even when they have done nothing wrong. Their goal is to scare honest families so that they agree to reaffirm the debt. You should never agree to reaffirm an unsecured debt if you have done nothing wrong. If the company files a fraud case and you win, the court may order the company to pay your lawyer's fees.

* Most taxes. The vast majority of tax debts can not be discharged. However, this can be a complicated issue. If you have tax debts you will need to discuss them with your lawyer.

* Most criminal fines, penalties and restitution orders. This exception includes even minor fines, including traffic tickets.

* Drunk driving injury claims.

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Do I Still Owe Secured Debts (Mortgages, Car Loans) After Bankruptcy?

Yes and No. The term "secured debt" applies when you give the lender a mortgage, deed of trust, or lien on property as collateral for a loan. The most common types of secured debts are home mortgages and car loans. The treatment of secured debts after bankruptcy can be confusing.

Bankruptcy cancels your personal legal obligation to pay a debt, even a secured debt. This means the secured creditor can't sue you after a bankruptcy to collect the money you owe.

But, and this is a big "but," the creditor can still take back their collateral if you don't pay the debt. For example, if you are behind on a car loan or home mortgage, the creditor can ask the bankruptcy court for permission to repossess your car or foreclose on your home. Or the creditor can just wait until your bankruptcy is over and then do so. Although a secured creditor can't sue you if you don't pay, that creditor can usually take back the collateral.

For this reason, if you want to keep property that is collateral for a secured debt, you will need to catch up on the payments and continue to make them during and after bankruptcy, keep any required insurance, and you may have to reaffirm the loan.

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What Is Reaffirmation?

Although you filed bankruptcy to cancel your debts, you have the option to sign a written agreement to "reaffirm" a debt. If you choose to reaffirm, you agree to be legally obligated to pay the debt despite bankruptcy. If you reaffirm, the debt is not canceled by bankruptcy. If you fall behind on a reaffirmed debt, you can get collection calls, be sued, and possibly have your pay attached or other property taken.

Reaffirming a debt is a serious matter. You should never agree to a reaffirmation without a very good reason.

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Do I Have to Reaffirm Any Debts?

No. Reaffirmation is always optional. It is not required by bankruptcy law or any other law. If a creditor tries to pressure you to reaffirm, remember you can always say no. However, in some limited situations, reaffirmation may be desirable if you can afford the payments, such as when you want to keep the needed collateral (for example, a motor vehicle) and the creditor or court will not permit you to keep it without reaffirming.

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Can I Change My Mind After I Reaffirm a Debt?

Yes. You can cancel any reaffirmation agreement for sixty days after it is filed with the court. You can also cancel at any time before your discharge order. To cancel a reaffirmation agreement, you must notify the creditor in writing. You do not have to give a reason. Once you have canceled, the creditor must return any payments you made on the agreement.

Also, remember that a reaffirmation agreement has to be in writing, has to be signed by your lawyer or approved by the judge, and has to be made before your bankruptcy is over. Any other reaffirmation agreement is not valid.

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Do I Have to Reaffirm on the Same Terms?

No. A reaffirmation is a new contract between you and the lender. You should try to get the creditor to agree to better terms such as a lower monthly payment or interest rate. You can also try to negotiate a reduction in the amount you owe. The lender may refuse but it is always worth a try. The lender must give you disclosures on the reaffirmation agreement about the original credit terms, and any new terms you and the lender agree on must also be listed.

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Should I Reaffirm?

If you are thinking about reaffirming, the first question should always be whether you can afford the monthly payments. Reaffirming any debt means that you are agreeing to make the payments every month, and to face the consequences if you don't. The reaffirmation agreement must include information about your income and expenses and your signed statement that you can afford the payments.

If you have any doubts whether you can afford the payments, do not reaffirm. Caution is always a good idea when you are giving up your right to have a debt canceled.

Before reaffirming, always consider your other options. For example, instead of reaffirming a car loan you can't afford, can you get by with a less costly used car for a while?

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Do I Have Other Options for Secured Debts?

You may be able to keep the collateral on a secured debt by paying the creditor in a lump sum the amount the item is worth rather than what you owe on the loan. This is your right under the bankruptcy law to "redeem" the collateral.

Redeeming collateral can save you hundreds of dollars. Because furniture, appliances, and other household goods go down in value quickly once they are used, you may redeem them for less than their original cost or what you owe on the account.

You may have another option if the creditor did not loan you the money to buy the collateral, like when a creditor takes a lien on household goods you already have. You may be able to ask the court to "avoid" this kind of lien. This will make the debt unsecured.

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Do I Have to Reaffirm Car Loans, Home Mortgages?

If you are behind on a car loan or a home mortgage and you can afford to catch up, you can reaffirm and possibly keep your car or home. If the lender agrees to give you the time you need to get caught up on a default, this may be a good reason to reaffirm. But if you were having trouble staying current with your payments before bankruptcy and your situation has not improved, reaffirmation may be a mistake. The collateral is likely to be repossessed or foreclosed anyway after bankruptcy, because your obligation to make payments continues. If you have reaffirmed, you could then be required to pay the difference between what the collateral is sold for and what you owe.

If you are up to date on your loan, you may not need to reaffirm to keep your car or home. Some lenders will let you keep your property without signing a reaffirmation as long as you continue to make your payments. Sometimes lenders will do so if they think the bankruptcy court will not approve the reaffirmation agreement.

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And What About Credit Cards and Department Store Cards?

It is almost never a good idea to reaffirm a credit card. Reaffirming means you will pay bills that your bankruptcy would normally wipe out. That can be a very high price to pay for the convenience of a credit card. Try paying cash. Then in a few years, you can probably get a new credit card, that won't come with a large unpaid balance!

If you do reaffirm, try to get something in return, like a lower balance, no interest on the balance, or a reasonable interest rate on any new credit. Don't be stuck paying 18-21% or higher!

Some department store credit cards may be secured. The things you buy with the credit card may be collateral. The store might tell you that they will repossess what you bought, such as a TV, washer, or sofa, if you do not reaffirm the debt. Most of the time, stores will not repossess used merchandise. So, after a bankruptcy, it is much less likely that a department store would repossess "collateral" than a car lender.

However, repossession is possible. You have to decide how important the item is to you or your family. If you can replace it cheaply or live without it, then you should not reaffirm. You can still shop at the store by paying cash, and the store may offer you a new credit card even if you don't reaffirm. (Just make sure that your old balance is not added into the new account.)

For Example

Some offers to reaffirm may seem attractive at first. Let's say a department store lets you keep your credit card if you reaffirm $1000 out of the $2000 you owed before bankruptcy. They say it will cost you only $25 per month and they will also give you a $500 line of credit for new purchases. What they might not tell you is that they will give you a new credit card in a few months even if you do not reaffirm. More importantly, though, you should understand that you are agreeing to repay $1000 plus interest that the law says you can have legally canceled. That is a big price to pay for $500 in new credit.

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What is HAFA and how does it help with a Short Sale?
By:  Suzanne Watts

Suzanne Watts is both an Attorney and Realtor who specializes in Short Sale Negotiations and Loan Modifications.

Initially announced on May 14, 2009, the Home Affordable Foreclosure Alternatives Program (HAFA) was introduced to help homeowners who are unable to retain their home under the Home Affordable Modification Program (HAMP).  The purpose of HAFA is to help borrowers avoid a foreclosure by completing a short sale under HAFA.   The program starts April 5th, 2010 and is designed to improve the short sale process by offering standardized forms and timelines along with financial incentives ($1,500) for borrower relocation assistance.   
The HAFA program is designed to work hand-in-hand with HAMP.  If a borrower qualifies for HAMP, but a modification does not materialize or the borrower does not stay current with their mortgage (including a previously modified mortgage), a servicer must notify a borrower in writing of their options to short sale and give the borrower 14 calendar days to respond to the notification.  The borrower receives pre-approved short sale terms before listing the property, thereby streamlining the process and eliminating the guessing game involved in terms of  what a lender would accept for a short sale.  HAFA requires that lenders fully release borrowers from future liability for the first mortgage.


One potential pitfall with HAFA will be that servicers will still maintain control over the terms of the net sale proceeds they will accept.  Nevertheless, the streamlined timeline and standardized forms will certainly help the short sale process.  The program is certainly a step in the right direction for over encumbered sellers.  





Remember: The law often changes. Each matter is different. This information above is meant to give you a general overview and not to give you specific legal advice. Please contact us at Nagle Law Group to discuss your situation in more detail.
Thank you for taking the time to browse our newsletter. Our business relies on referrals - if you find it appropriate to mention us to others in need, we would be most appreciative.

QuestionsShould you wish to submit any residential real estate questions for publication on our blog (www.naglelawgroup.com/blog), feel free to email us at: questions@naglelaw.com.(Because of the volume of correspondence we receive, we can't answer every email message, not can we provide personal legal advice)
 
Robert