patrick.net

sfbubblebuyer says

Stop paying, live rent free as long as you can, get a rental (drop 1 year cash into escrow and no landlord will care about your credit rating), and save up your next house.

as a landlord I can tell you that I would care about his credit. Why would I rent to a deadbeat with no rental history? I'd be just opening myself up to problems.

I think that the banks, once lending becomes really fluid again, won't care much about foreclosures. Too big of a slice of their customer base would be excluded. They'll rationalize it with "Well, it was a different time back then, and everybody was doing it". There will be too much money to be had.

CL says

Would a Real Estate Attorney be the place to go to weigh my options and their repercussions?

No, RE Attorney handle the sales contract at inception of the sale, and not the financing of purchases. Other lenders is your best options here, or a Financial Planner who specializes in RE financing.

CL says

A bad decision does not necessitate a 2nd bad decision (continuing to pay) any more than making a good decision erases that. They are not mutually exclusive.

This thread somehow reminds me of that San Jose deadbeat lady who was using baby's health as an excuse.
If the above is his response...

zzyzzx says

I think you should get another job or two, same for your wife, and pay your bills, deadbeats.

This doesn't look like something to lol about.

toothfairy says

as a landlord I can tell you that I would care about his credit. Why would I rent to a deadbeat with no rental history? I’d be just opening myself up to problems.

toothfairy. since when you become a landlord? I remember you said you're not a landloard when you're asking about buying an SF home an year ago. So, it looks like you bought it, and you're doing well. Then you got my congratulations. And yes, I agree w/ you on above comment. If someone thinks "continue to pay is bad decision", what gurantees him not working away from the rent?

chapter 11 or 13

@CL
what is your neighborhood zip?
how is your neighborhood doing? Are there many for-sale signs? Are any of your neighbors in default?

toothfairy. since when you become a landlord? I remember you said you’re not a landloard when you’re asking about buying an SF home an year ago. So, it looks like you bought it, and you’re doing well. Then you got my congratulations. And yes, I agree w/ you on above comment. If someone thinks “continue to pay is bad decision”, what gurantees him not working away from the rent?

I'm actually not doing that well :p I'm struggling just like most people. But I always look for SF homes that work as rentals.
I've been a landlord off and on for a while now so I've seen the deadbeat renters.
the last thing I need is to have to evict some deadbeat who decides to stop paying because "it's the smart thing for them financially"

Zip is 94602. Oddly, the neighborhood did not have that many foreclosure for the first couple years of the meltdown. They started popping up, and then only innocuously. Some down the hill have gone on the market and then back off but have no residents. Some larger properties with views, etc have sold nearby, but for less than I paid in '06.

I suspect that the entire bay area may be able to delay but not avoid the worst of the crisis. Does anyone think the inner bay is going to avoid the spiral of the hinterlands?

And I don't care much if a particular landlord makes a foolish decision to not rent to me. A rational one would see the rest of my perfect credit (841 3 months ago) and know that this is not a character problem. Folks suffering with inflated views of themselves would make lousy landlords, IMO. And I do have rental history, prior to '06.

Thanks for the input, though!

ZLXR:

The HELOC was used to buy the home, so wouldn't it be treated the same as the Jumbo? Thanks for the info on Wells' recalcitrance!

I also have USAA accounts (for military and their families), and I'm pretty sure they'll not turn their backs on me.

My husband and I were in a similar situation, our home value dropped 55%!!! Whenever we called Wells Fargo, where we have both of our loans, they continued to tell us they could do nothing for us. After seeking legal and financial counsel we put our home on the market opting for a short sale... which the bank kept telling us we would not qualify for. Well we won... we don't have financial hardship, but we had a hardship letter and that's all they care about. We will owe a small fee to leave the home, but we are leaving. I'm thrilled, we were very concerned that we were going to have to foreclose. In our letter we basically outlined why we couldn't live in the home and that our only other alternative aside from a short sale would be foreclosure. I urge you to do the same. Best of luck.

I also just wanted to mention a few words about foreclosure and short sale and the difference on your credit and how you are perceived by a landlord.

Foreclosure will ruin your credit for about 5 years. It will drop significantly. A short sale will drop by about 100 points and you will be able to buy after a year or 2, unlike foreclosing where it will be about 5 to 7. If you short sale and have been up to date on your home payments your new landlord will not see any sign of short sale on your credit since it takes 2 months to process. Many landlords will not take a foreclosed home owner. We know this since we have been shopping for a place to rent and the landlords have said they have turned down several people with a foreclosure.

Hope that helps.

If the house is that far underwater, the second mortgage holder may consider a settlement. You need to talk to their Loss Mitigation department - talking to anyone else is just pissing up a rope.

I don't know about Wells but Citi has been taking 5-10% settlements on seconds as long as they see that they aren't secured by any equity. I would imagine all the big dogs are making the calculation (especially in a non-recourse state) and taking what they can get. While it might be fun to think that you can get out for $0, you DID borrow the money, sign contracts, etc...paying $10k to get out of the second might get you in a better position to short sale. Also, since you used the HELOC during the purchase it should be covered by the mortgage debt forgiveness law so the 1099 might not matter. Make sure you have a lawyer as well as an accountant that has done this before - bankruptcy attorneys are probably more familiar with these gyrations than real estate closing attorneys. The last thing you want to do is do a settlement only to find out later that it turned the rest of the debt into something unsecured.

Thanks Condohelp and Eightball! I'm meeting with a RE attorney today, so we'll see how that plays out.

and Eightball gets points with me simply for using "piss up a rope" (ever heard the Ween song?) :)

From what I've been told, both loans are in Wells' portfolio, if that makes a difference in approach.

CL says

We can pay it, but not sure I want to. It’s out first house, and the wife is okay if we need to walk. I’d predict that by renting and wage increases I’d have a few hundred thousand in a few years. That, plus our income would make us ideal house purchasers if not for the black mark a foreclosure would cause. But I can’t imagine any smart lender will use that in the future since there will be so many like us, and they’ll need to move inventory.

Strategic default makes you exactly the type of person that no bank would ever want to lend to. You lack any integrity or sense of needing to fulfill your obligations. The fact that there are other people like you (unfortunately) doesn't mean you are a prospective borrower some day, or even a preferable one. It means that our populace is rotting, and you are a prime example of it.

(Plus, aren’t I a smarter capitalist by walking away?) :)

No, you are a deadbeat.

CL says

A bad decision does not necessitate a 2nd bad decision (continuing to pay) any more than making a good decision erases that. They are not mutually exclusive.

You opted to jump into the idiot circus car and not do your homework. Life doesn't come with mulligans. Your abdication of personal responsibility is not avoiding a bad mistake or negating your first mistake. You will continue to be a deadbeat.

Your opinions mean little to me. (Although I do appreciate your comment). Explain to me how this works in your head? The system gets rigged by Wall Street goons, and the banksters.... I buy a house at inflated rates, encouraged to do so by the Government and Corporate titans, so that all involved can make their money.

Why do you suppose I and people like me should bear the burden of the sins of the country and world? I just wanted a fucking house, with reasonable appreciation and interest rates. I put money down, improved the property, have excellent credit.

Now, I don't much about YOU, but you sound like a sanctimonious anus. (And that's juts my opinion).

CL says

Explain to me how this works in your head? The system gets rigged by Wall Street goons, and the banksters…. I buy a house at inflated rates, encouraged to do so by the Government and Corporate titans, so that all involved can make their money.

Read "The Big Short" by Michael Lewis. Nobody rigged anything. It was a classic asset bubble, the origins of which are heavily debated (and blame exists everywhere, including you for participating). Everybody on Wall Street was just as clueless as the buyers that bought into the hype. However, there are millions of thoughtful people, folks who actually did their homework before making the biggest purchase of their lives, and realized that it was an unsustainable housing bubble. They made the right decision by not buying, and having to listen to the righteous scorning of those bubble-purchasers telling them they would be "priced out forever" and are "throwing money away on rent". How is it that you think you're a victim when other rational people in the same situation managed to avoid your mistakes?

Now we have those that bought into the bubble, thus making it worse, are crying foul like they are a victim, and are convincing themselves that they are in the right to stop paying. I'm not saying that walking away is a bad idea, but it is irresponsible and your tone sounds like one of complete self-abdication.

CL says

Why do you suppose I and people like me should bear the burden of the sins of the country and world? I just wanted a fucking house, with reasonable appreciation and interest rates. I put money down, improved the property, have excellent credit.

What burden? You bought at a price that was satisfactory for you, right? So what sort of undue burden are you experiencing? Prices didn't keep climbing 15% year after year? Didn't get to tap that equity like the other morons? You aren't entitled to any appreciation. If you were, you would have done five minutes worth of homework, held off buying for a few years, and be fine. It's like somebody liquidating their 401k, losing it at the casinos, and demanding it all back when they leave.

CL says

Now, I don’t much about YOU, but you sound like a sanctimonious anus. (And that’s juts my opinion).

I am sick of people whining about how life is unfair just because they don't get instant gratification and profits from their stupid bubble-buying home purchase. I know a lot of people that bought when you did, saw their house drop by considerably more, yet are doing everything they can to pay down the principal and EARN the equity they want to see. You on the other hand want money to fall from the sky. Call me sanctimonious, but I can't stand that selfish attitude. Why don't you admit that you made the biggest purchase of your life without doing any homework? Why can't you own up to your own mistake? Why do you think you are entitled to profit from a speculative purchase, but without any risk or skin in the game on your part?

of course they would. You probably should offer to put 1 year worth of rent in a escrow of some sort.

Condohelp says

I also just wanted to mention a few words about foreclosure and short sale and the difference on your credit and how you are perceived by a landlord.
Foreclosure will ruin your credit for about 5 years. It will drop significantly. A short sale will drop by about 100 points and you will be able to buy after a year or 2, unlike foreclosing where it will be about 5 to 7. If you short sale and have been up to date on your home payments your new landlord will not see any sign of short sale on your credit since it takes 2 months to process. Many landlords will not take a foreclosed home owner. We know this since we have been shopping for a place to rent and the landlords have said they have turned down several people with a foreclosure.
Hope that helps.

klarek says

Why don’t you admit that you made the biggest purchase of your life without doing any homework? Why can’t you own up to your own mistake? Why do you think you are entitled to profit from a speculative purchase, but without any risk or skin in the game on your part?

But he is owning up to his mistake. He is losing money. And his credit score is taking a hit. For each action there is a consequence and he has decided the consequences are worth taking.

That's exactly right Tatupu70. (and, fwiw, I don't mind the negativity, but nobody should expect that I won't respond from my vantage point). I've lost money, and will likely lose credit.

But to compare my home purchase to a casino has it all ass-backwards, IMO. The banks got the appraisal that miraculously equaled the loan amount, they approved the purchase, they invested too, n'est-ce pas? As co-equal partners, why is my skin the only skin in the game? Why is only my end of the contract sacrosanct?

And there's no guarantee that any of the options before me are good, only the best of several lousy ones. So, if one considers chewing off your own foot to free yourself from a trap a blessing, I can't agree.

I never said anything was unfair, or woe is me. I just need to consider all options on the table, as is my right under the contract, no?

CL says

I never said anything was unfair, or woe is me. I just need to consider all options on the table, as is my right under the contract, no?

I think you've been listening to too many ambulance-chasing lawyers. A consequence for not fulfilling one's terms of a countract is not the same thing as fulfilling the terms of the contract.

Rightfulfillment. The authors of the contract put stipulations in the contract to protect themselves from exposure. If those stipulations were acceptable to them, why do I not have the right to exercise the same?

Can one break a cell-phone contract, an internet provider agreement, or rental agreement in the same manner? If I agree to pay rent for 12 months, on condition that the landlord keep the deposit if I do not, do I have to live there anyway? After all, I agreed to it.

Toyota bought me out of a lease I had a few months ago, if I agreed to lease another new one. Did we not agree to a new contract that was in both party's best interests?

I don't understand your subservience to the almighty banks, nor your misguided blame. In your world, isn't there any culpability on the part of megacorps and their lousy business decisions? I paid a stream of people from brokers to agents, from lenders to appraisers for their services. It appears to me that none did their jobs well. Where is their day of reckoning to come from?

CL says

I don’t understand your subservience to the almighty banks, nor your misguided blame.

Just ignore klarek - Click "ignore" by his name and his frequent diatribes will disappear. He's a rude troll who thinks he knows better than everyone else and has a condescending attitude that is less than helpful. Too bad we don't have a voting system that automagically hides posts when they descend to a certain level.

You can't fix stupid - but you can make it disappear ;)

CL,

In every contract, especially like this. There is a walking away condition, usually something along the lines of you simply handing the keys over to the bank. If it makes financial sense to you, do not hesitate.

It's your life, you have to make the choices that make your life better.

The whole notion of "walking away from the contract being unethical" is based on total bull****. In business I have seen companies walk away from contracts left and right if the terms do not satisfy them. We just recently had a company break the contract because they weren't making enough money on the deal. It's a common and standard practice in the business world. (This is capitalism)

Banks won't look out for you unless it makes them money, so treat them just the way they treat you. A temporary affair that will only last as long as you get something from the deal. If shoe is the other way around they would take your house in a heartbeat and throw you onto the street.

Hope this helps man.

Ha...of course. I don't mind pointing out hypocrisy and sanctimony, but I guess there's no point really. Will there ever be rapprochement with the laissez-faire types? Doubtful, but they can enjoy their "Atlas Shrugged" childrens' books to pass the time!

And thanks, cvoronin91335! I'll try to wear my "capitalist" hat.

The broker insisted (and I'm not exonerating myself), but his words were "7 years is a lifetime in real estate"!. Truer words never spoken, eh?

What's more ridiculous, that I got one or that they offered them? :)

Walking away is a contractual remedy. Plenty of big-name commercial developers do it all the time, so why shouldn't you? I don't know why people see this as a moral issue when it's an individual and "efficient breach of contract" when it's a corporation.

The banksters were hoping you would refi while the bubble was going on, so it's not like they weren't complicit in this. You speculated and lost, but so did the banksters.

"but his words were “7 years is a lifetime in real estate”!."

Brokers are generally uneducated idiots. A 5-7 year hold is a great way to pay lots of fees to realtors, mortgage brokers, and banksters and is basically speculation since you're depending on appreciation to cover transaction costs.

Thanks Controllio,

I agree, and when it's a corporation and there are shareholders involved, it would be negligent to not do whatever they could to get out of the contract. They have a duty and responsibility to do what's in their own best interest.

Agree on the brokers. In my years, I see so few people who actually earn their paychecks, much less substantial ones like these fools get.

But, at least they gave me a cheap bottle of Champagne on closing! (I think I still have it) :)

Sorry for the somewhat late response. I appreciate the kind words (and the not-so-kind), and of course, welcome any new comments.

I hired a lawyer, but haven't used him (although I DID pay him, :) )

My loans are both with Wells, the big loan is a Jumbo, and my credit card and checking is with USAA (which is a special bank for military, veterans, and their families--point being, they are out to help their members, unlike most banks--I doubt they would do anything negative to me in solidarity with the banksters).

@CL

How did it turn out? (if you wouldn't mind saying). In any case I hope the best for you.

Mr.Fantastic says

I don’t know about “ethical” or not, but you signed up for a 7 year Jumbo arm, that in itself just seems ridiculous.

+1

joshuatrio says

Mr.Fantastic says

I don’t know about “ethical” or not, but you signed up for a 7 year Jumbo arm, that in itself just seems ridiculous.

+1

Yeah but his realtor told him, "you can always refi or sell at profit"!

Mr.Fantastic says

He can if he holds the house until 2027 (maybe).

He may try to squat until then.

Either you are educated about UN planning or you are not. If this is a new topic for you, and you want to relieve yourself of guilt from walking away, then become educated in UN structure, legislation and long-term global planning.

One of many sources on this topic:
http://sovereignty.net/p/land/unproprts.htm

Communitarianism (a cross between socialism and communism where individual rights are second to those of the community) seeks land ownership by the community instead of the individual, much the same way a community "soviet" operated in the former USSR. Additionally and related, the "sustainable development" movement, which is very active in local communities worldwide, is directly connected to long-term UN planning.

Niki Raapana is an investigative journalist and she has been following and documenting this movement for several years. Her blog is at --
http://nikiraapana.blogspot.com/

Joan Veon (recently passed away), an expert on the UN, also documented the same thing --
http://www.newswithviews.com/Veon/joanA.htm

Good luck, and please don't feel like a "dead beat." The dead beats of society are the individuals who willfully choose to ignore UN planning and its effects on communities worldwide. Realize that the UN's two financial arms are the World Bank and the IMF, and you begin to understand where the profit motive comes from.

I realize this post will be mocked and ridiculed, but if you can manage to ignore the "consensus opinion" for a moment and take time out to do the research, you will find that this information is spot on.

Journalista says

I realize this post will be mocked and ridiculed, but if you can manage to ignore the “consensus opinion” for a moment and take time out to do the research, you will find that this information is spot on.

I'm assuming you are the same person that has posted the same stuff a few times before. I'll ask again--instead of making everyone do all the research themselves, why not share what you found?

What specifically is the UN/World Bank/IMF doing? How are they moving the world towards Communitarianism? Are they buying up properties? Where?

Notice--I'm not mocking. Just asking serious questions.

Mr.Fantastic says

tatupu is the only guy I know who is dumb enough to argue with a spam bot.

back to trolling again, huh? Obviously your reading comprehension is on the low end of the spectrum if you think I am agreeing...

To clarify - one major reason I don’t like short sales is that they can easily end up as foreclosures, anyway, after the buyer or successive buyers walk away in frustration of not getting a close-able offer approved. In the meantime, a lot of wasted effort and angry people. I am told by people whose judgment I trust that the credit reporting difference between foreclosure and short sales is a proprietary secret, but from an analyst’s point-of-view (that is, a new lender) it is negligible.

At the same time, the lengthy repo period for the lender on your current place is the only remaining benefit of ownership to you. Just because nobody ever pointed that out in selling the “benefits of ownership” doesn’t mean it isn’t a huge one.

You really need an answer for this question, I believe: if the first mortgage forecloses, and the second note becomes unsecured debt, what happens? IMO, whether it’s “recourse” or not is not the issue, because that second note is now unsecured (the foreclosure process has extinguished the mortgage lien or deed of trust security, but not the debt itself), and to the extent that it is collectable, it’s only collectable through you personally. It appears that you really want to avoid having to do a BK at the end of this.

I don’t know about California law, but there are plenty of lawyers licensed there who do. Realtors push short sales because of the 6% at closing. A short sale may make sense if you can get it approved without executing a new note (but do buyers want that type of contigency? I don’t know in your market), but a few thousand to get a sense of your real options from a knowledgeable consumer-side real estate finance attorney (description chosen carefully here) is worth it, IMO.

This was posted on the first link, and my points appear to have alread been made by others, but reposting anyway, FWIW.

"The HELOC was used to buy the home, so wouldn’t it be treated the same as the Jumbo?"

No. A common misconception. It's only treated the same way in the event that it forecloses, that is, the second deed of trust holder forecloses on its 2nd, which is relatively rare, because it takes subject to the first deed of trust and must then take over paying it. That you have identical lenders for the 1st and 2nd is a nuance here, that probably is not that important as a practical matter.

See my post above.

"a knowledgeable consumer-side real estate finance attorney (description chosen carefully here)"

"Real estate attorney" is a broad category. For example, a specialist on planning, zoning and development or boundary disputes may not know anything about consumer real estate finance.

Mr.Fantastic says

tatupu is the only guy I know who is dumb enough to argue with a spam bot.

rofl