The Consequences of Walking Away

Have you had a conversation with someone in the last 30 days about the consequences of walking away from your mortgage?

If the answer is yes, you are not alone.

With an estimated 11 million people underwater on their mortgage, (owing more on their mortgage than their home is worth), even the most credit-worthy consumers are considering walking away from their mortgage.

“Walking away from a mortgage,” or what’s known as a strategic default, usually results in either a short sale or foreclosure and many people in this position are asking one simple question:

What are the consequences of walking away from a mortgage?

Walking Away from a Mortgage: The Consequences

Generally speaking, if you are considering walking away from a mortgage the major consequences will include:

• Impaired credit
• Deficiency risks
• Tax consequences
• Moving costs
• Professional implications

Impaired Credit

Most people are aware that walking away from a mortgage will mean their credit score will take a hit. What most people may not be aware of is between short selling and foreclosure, there is very little difference in how much your credit score is impacted.  The main difference between a short sale and foreclosure is how soon you can qualify to buy a home again after the event, not how many points your credit score went down.

In addition to your credit score taking damage points, it is also common for credit card companies to cancel credit cards or lower your credit limit as a result of missing mortgage payments.  It is also common that it will become more difficult to obtain financing for larger ticket items such as autos or furniture — or any other type of revolving account after walking away from a mortgage.

Deficiency Risks

Depending on which state you live in, there are varying deficiency risks associated with walking away from your mortgage. 

Translation: Your lender may sue you for the difference between what you owe and what your short sale or foreclosure proceeds were.

Anti-deficiency protection is limited to a minority of states and for most states in the U.S., there is no protection for homeowners from a lender pursuing the difference between what they owe and what the home sells for in foreclosure.

Further, even if your state has anti-deficiency laws in place, don’t think you are free from deficiency risk.  Whether you have deficiency risk or not, depends on factors such as: whether you have a second mortgage; did you refinance and take cash out; is your mortgage the one you got when you originally bought the house, and more.

Which is why when it comes to managing your deficiency risk, keep this saying in mind:

Nothing is more expensive than cheap legal advice.

If you are concerned that you may have deficiency risk, you should speak with a real estate lawyerwho can provide legal advice for your particular situation.  Only a real estate attorney can accurately provide you the specific advice for your situation. Don’t rely on your neighbor’s advice or your brother-in-law who just short-sold his house and recommends that you should be okay by just walking away.

Tax Consequences

If you are considering walking away from a mortgage on your primary residence, there is a chance that you may have some tax liability.  If you are considering walking away from a mortgage on a second home or investment property, there can be a significant tax liability and you should consult your tax accountant.

Moving Costs

One of the commonly under-estimated consequences of walking away from a mortgage is the expense and process of moving.  Some of the common concerns related to moving include:

• Moving into a rental — perhaps after decades of being a homeowner.
• Possibly explaining to the landlord any credit report concerns as a result of missed mortgage payments.
• Paying for moving expenses. Utilities, deposits, moving trucks and other expenses can add up fast.
• Moving family members school, work or community activities they have gotten used to.

Many of the people I have talked with who have went through the process of walking away from a mortgage cited “moving” as the one consequence they hadn’t fully considered before actually doing it.

Professional Implications

Depending on what you do for a living, you may have professional consequences as a result from walking away from a mortgage.  The number of professions where your credit profile matters has grown over the last decade and if you are in a situation where your credit profile matters, you should know what the professional implications are before you walk. After all, you don’t want to lose your house and your job at the same time.

Walking Away from a Mortgage: The Single Biggest Mistake You Can Make

When making the decision to walk away from a mortgage, the consequences are certainly something to consider as part of the decision process.  And in my own personal experience of short-selling a house, there is one big mistake that you can make in the process:

Not being fully informed of what the consequences are of walking away from a mortgage.

Once you have educated yourself about the consequences and researched all of the possible options…

… the choice is still yours.

Contact The Mortgage Mark with any questions!

www.themortgagemark.com

mark@themortgagemark.com 

Was my loan funded by Fannie, Freddie or neither?


Posted: 02 Aug 2010 09:38 AM PDT

I have likely sent more than 200 files this year alone to Karen in my office with a sticky note that says, “Fannie / Freddie?” She will send it back to me, most of the time circling one of them, or writing “neither” right below.

Everyone who owns a TV or radio recognizes by now these names as mortgage lenders. Most also associate them closely with what went wrong the past few years. Did they lend too liberally? Most agree that they did. Do they still? The jury’s out on that one. Who made them do it? Well, let’s not talk politics. Did they act alone? Not a chance.

That being said, most people are unaware that their own mortgage was likely funded by one of them.

When I ask a client if theirs is a Freddie or Fannie backed loan, the most common response I get is “I don’t think so.” And yet, in the past decade over half of all loans and most fixed rate loans (over 90%) were funded by one of those two giant lenders.

So how is it that I don’t know who lent me the money? Here’s why: The lender you send your payments to is simply servicing the loan for Fannie or Freddie. It collects payments, works out tough situations, and arranges the payoffs when that time comes. Fannie or Freddie lent the money behind the scenes and earns the return or takes the loss net of the servicing fees of the bank. It’s a good system. Each organization specializes in what it does best. At least that’s how it’s designed. Losses are reserved for those who take the risk and have the potential to reap the reward.

So the odds are pretty good that your loan is backed by Freddie or Fannie. And that’s okay. It doesn’t make you a bad person if it is. It’s just a fact—and, as it turns out, one that may be of some benefit to you now.

Here’s the point: If your loan was funded by Fannie Mae or Freddie Mac there may be refinance options available to you that otherwise would not exist, and if you are paying on time, you will likely be eligible for them.

You can check your loan here:

Does Fannie Mae Own Your Mortgage? Loan Lookup Tool

Avoiding Foreclosure – Does Freddie Mac Own Your Mortgage?

(If you don’t find yours here, call your lender. And be sure that they’re sure—sometimes legitimate matches don’t show up)

Contact The Mortgage Mark with any questions!   http://www.themortgagemark.com/ 
 
mwilkins@capitalfmc.com