Foreclosure Vs Short Sale

Foreclosure Vs Short Sale

Distressed Property Institute

        . . . solving the foreclosure crisis, one homeowner at a time

FORECLOSURE vs. SHORT SALE

Homeowner Consequences

 

Issue

Future Fannie Mae Loan – Primary Residence 1

 

 

Future Fannie Mae Loan – Non-Primary 2

 


Future Loan with any Mortgage Company

 

 

 Credit Score

 

 

 

 

Credit History

 

 

 Security Clearance

 

 

 
Current Employment

 

 
Future Employment

 


Deficiency Judgment

 

 

Deficiency Judgment (amount)

 

 

Foreclosure

A homeowner who loses a home to foreclosure is ineligible for a Fannie Mae-backed mortgage for a period of 5 years.

 

 
An investor who allows a property to go to foreclosure is ineligible for a Fannie Mae-backed investment mortgage for a period of 7 years.

 

On any future application, a prospective borrower will have to answer YES to question C in Section VIII of the standard 1003 form that asks “Have you had property foreclosed upon or given title or deed in lieu thereof in the last 7 years?”  This will affect future rates.

 
Score may be lowered anywhere from 250 to more than 300 points.  Typically will affect a credit score for over 3 years.

 

 

 

 
Foreclosure will remain as a public record permanently, and on a person’s credit history for 10 years or more.

 

 
Foreclosure is the most challenging issue against a security clearance outside a serious misdemeanor or felony conviction.  If a client has a foreclosure and is a police officer, in the military, in the CIA, security, or any other position that requires a security clearance, in almost all cases clearance will be revoked and position will be terminated.

Employers have the right and are actively checking the credit of all employees who are in sensitive positions. 
In many cases, a foreclosure is reason for immediate reassignment or termination.

Many employers are requiring credit checks on all job applicants.  A foreclosure is one of the most detrimental credit items an applicant can have and in most cases
will challenge employment
.

In 100% of foreclosures (except in those states where there is no deficiency), the bank has the right to pursue
a deficiency judgment.

 

In a foreclosure, the home will have to go through an
REO process if it does not sell at auction.  In most cases this will result in a lower sales price and longer time to sale in a declining market.  This will result in a higher possible deficiency judgment.

Successful Short Sale

A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae-backed mortgage after only 2 years.

 

An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae-backed investment mortgage after only 2 years.

 

There is no similar declaration or question regarding a short sale.

 

Only late payments on mortgage will show, and after sale, mortgage is normally reported as ‘paid as agreed’, ‘paid as negotiated’, or ‘settled’.  This can lower the score as little as 50 points if all other payments are being made.  A short sale’s effect can be as brief as 12 to 18 months

 

A short sale is not reported on a credit history.  There is no specific reporting item for ‘short sale’. The loan is typically reported ‘paid in full, settled’.

 

On its own, a short sale does not challenge most security clearances. 3

 

 


A short sale is not reported on a credit report and is therefore not a challenge to employment. 4

 
A short sale is not reported on a credit report and is therefore not a challenge to future employment. 5


In some successful short sales, it is possible to convince the lender to give up the right to pursue a deficiency judgment against the homeowner.


In a properly managed short sale, the home is sold at a price that should be close to market value, and in almost all cases will be better than an REO sale resulting in a lower deficiency.

           __________________________________

      1 Fannie Mae Announcement 08-16:  Michael A. Quinn, Senior Vice President, Single-Family Risk Officer
      2 Fannie Mae Announcement 08-16:  Michael A. Quinn, Senior Vice President, Single-Family Risk Officer
      3 Short sales are currently not explicitly reported on a credit report
     4  Short sales are currently not explicitly reported on a credit report
      5  Short sales are currently not explicitly reported on a credit report

Contact your local La Crosse area Certified Distressed Propert Expert to discuss your options.

Contact Information

Photo of Judy Gull Real Estate
Judy Gull
RE/MAX First Choice
757 Sand Lake Road
Onalaska WI 54650
Direct: 608-781-7714
Fax: 608-783-4263