Get Foreclosure Help

If the home in foreclosure is your primary residence and the mortgage is in your name, your lender will consider options based on your financial capacity — starting with reinstating the loan or entering a repayment agreement, and potentially moving to a full mortgage modification.

Think of it as a brand new mortgage between you and your lender. Any missed payments and fees get added to your unpaid principal balance, and the loan is restructured — either at a reduced interest rate, an extended term (up to 30 or 40 years), or both — to make your monthly payment more affordable.

It's the first formal notice that foreclosure proceedings are about to begin. In Pennsylvania, lenders can send this as early as the 61st day of delinquency, but the foreclosure process legally cannot begin until you are more than 120 days delinquent. If you've received one, you're also eligible to apply for HEMAP assistance.

The Homeowners Emergency Mortgage Assistance Program, administered through the Pennsylvania Housing Finance Agency, provides loans to bring a delinquent mortgage current. To qualify, you need to demonstrate that the delinquency resulted from circumstances beyond your control and that there's a reasonable prospect of resuming payments within 24 months.

The sheriff sale date is when ownership officially transfers back to the bank. Prior to that date, you can still submit documentation for the bank to consider retention options. Don't wait.

Certified foreclosure counselors know the full landscape of available programs and the legal standards lenders must follow. We also keep meticulous records of every document submission — which matters because lenders have historically misplaced workout packages, causing costly delays. Working with us helps prevent that.

If the borrower left a will, the property passes to whoever it was willed to. If there was no will, it goes to next of kin — a surviving spouse or child — who will need to probate the estate and have the deed recorded in their name. Once that's done, they can pursue a loan assumption or modification. If there's equity in the home and the heir has good credit, refinancing into their name is another option.