Five Year Foreclosure Case Settled with Permanent Loan Modification

In 2010, a Palm Bay homeowner in the building and construction trade hired Shuster & Saben, to defend the foreclosure J.P. Morgan Chase filed against his home.  At the time, things did not look good for our client.  After new construction came to a stand still, his small business was nearly wiped out and his income was cut by more than half.  He owed more than double the value of home and had no way of catching up the year of payments he missed before the foreclosure was filed.  Further, since J.P. Morgan, the original lender, was servicing the loan for Freddie Mac, the loan servicer was prohibited by U.S. Treasury regulations from reducing the principal balance.

We defended the case through the rest of 2010, and all of 2011, 2012, and in 2013 we defeated JP Morgan’s motion for summary judgment.  While we defended the case, we also submitted several loan modification packages to JP Morgan Chase but each time our client was turned down.  Our client was turned down for insufficient income, too many missed payments, and with each successive package there was a new reason why our client did not qualify.  In 2014, Freddie Mac transferred servicing of the loan from JP Morgan Chase to Seterus.  By 2014, Freddie Mac had also expanded the number of different loan modification options available on Freddie Mac loans and decreased the number of requirements and the amount of paperwork required to qualify for a new type of loan modification known as a Streamlined HAMP. 

When Seterus, the new servicer requested that we submit a new loss mitigation package in 2015, our client was quite a bit skeptical.  Our client asked, “Why should I submit another package? I have already been turned down at least four times.”   I responded that “the worst thing Seterus could do was say no.  Perhaps after five years without receiving one mortgage payment Freddie Mac and Seterus will be ready to make a deal rather than come duke it out at trial in Brevard County, Florida. "

Our client collected the documents we requested and I went over the submission carefully to make sure it was complete and that the client's expense ratios were in line with program guidelines.  By 2015 our client’s income was moderately higher than it was 2010 which also improved his chance at getting a loan modification.  After submission of the package our client was approved for a trial modification.  Once we mailed in the first trial payment, we called the lender’s counsel who agreed to continue the trial that was already set in this case.  In October of 2015, after making four trial payments, our client was approved for a permanent loan modification.  The permanent loan modification will cut our client's principal and interest payment nearly in half.  Our client's new principal and interest payment is $943.23, and his new interest rate is 4%.  While our client still owes a little more than his home is worth,  his total monthly payment with taxes and insurance included is $1,547.77, which is far less than the cost of renting a similar 3,000 square-foot premium newer home in Palm Bay.   To review the redactedfinal loan modification agreement click here. 

About Shuster & Saben:  For most foreclosure clients if the firm does not win their case outright we settle the file with a loan modification.  Bank lawyers who know our work and track record understand why we get so many great loan modifications.  We study how loan modifications are underwritten including Fannie Mae's most recent and often changing servicing guidelines.  We help clients avoid mistakes which can ruin a loan modification and follow-up with banks and their lawyers until the loss mitigation package is complete.   Bank lawyers know that if there is no loan modification our firm will not hesitate to take a case to trial and they know we will walk away from "crappy" loan modification offers.  Bank representatives know that without a loan modification they will have to fly (or drive) in for both a deposition and eventually a trial.  

Firms Wins Foreclosure Trial for Brevard Legal Aid

Yesterday, I went to trial for a client referred to our firm by Brevard Legal Aid.  Since the client came do us from legal aid, he hired our firm on a "pure contingency fee" basis which means if we did not win his case we would not get paid at all and if we won we would seek a court ordered fee to be paid by the losing bank. 

Our client tried valiantly to modify his loan with Bank of America.  When his income began to falter in the great recession, Bank of America put him in a temporary forbearance plan in which he was to make a modified payment of slightly under $500.00 per month.  The plan was supposed to last up to three months.  During this time he was supposed to be evaluated for a permanent loan modification.  The three months of forbearance turned into 24 months in limbo, and during this period the client sent Bank of America a check every month. According to the client he sent Bank of America every document they asked for.  Then in the twenty fifth month, they sent his check back and refused to accept his payments.  At trial, I put the client on the stand, and put copies of all twenty four checks into evidence.   It appeared that Bank of America never said Yes or No and rather than make up their mind they just elected to stop taking his payments.  Bank of America waited years from the time they stopped taking his payments to file a foreclosure action.  Along the way, the original note was lost.

At trial, the new servicer Nationstar alleged that Bank of America lost the note.  In a lost note case, the Plaintiff must show that the entity who lost the note was entitled to enforce the note at the time the note was lost.  While Bank of America was the original lender on the loan, Bank of America sold the loan to a securitized trust shortly after the loan was made.  An assignment of mortgage from Bank of America to the securitized trust was executed in 2012, this showed that Bank of America lost the right to enforce the note and mortgage in 2012.  At trial documents obtained in discovery including a bailee letter, showed that Bank of America was still in possession of the note as late as 2013 at a time when Bank of America did not own the loan and has assigned the right to enforce this mortgage.  After the Plaintiff rested the Court found for the Defendant that the Plaintiff Bank failed to prove an element of their case. 

Our client who was laid off from his job, did battle with three huge financial institutions, each worth billions of dollars, that hired enormous law firms to take his home away.    Bear Bryant once said "It's not the size of the dog in the fight; it's the size of the fight in the dog."  We work our cases very hard, even for our clients who don't pay us.  If we can't get you a great loan modification and if it is in your best interest we will take your case to trial.  If you want a law firm that has your back and will defend your foreclosure with passion, come see us. 

$20,000 Cash for Keys – Deed In Lieu with Nationstar

Our client told us on day one, we do not want to keep the house, it has mold.  We already moved out.  We have already bought another home.  We want to give the house back and avoid personal liability because we are well over $100,000.00 upside down.  The first week we had the case we wrote the bank’s lawyers and offered them a deed in lieu of foreclosure if the bank would waive the deficiency.  Our offer was refused.  When the bank changed law firms we asked their new law firm if they would agree to a waiver of deficiency.  Again our request fell on deaf ears.  When the bank changed loan servicers, we again approached counsel about a waiver of deficiency and were told that a waiver of deficiency would not be approved because of a lien held by the second mortgage holder.  I then reached out to Bank of America who held the second mortgage and obtained a satisfaction of mortgage from Bank of America who realized their position was completely underwater and therefore worthless.

Excerpt of Actual Cash For Keys Agreement

After the second mortgage was satisfied we again reached out the Nationstar but were unable to obtain a waiver of deficiency.  With the case heading to trial, I changed our plan.  We are going to take this case to trial and beat you, is what I told Nationstar’s counsel.  Our firm had won other cases against Nationstar’s counsel based on problems with notices of default sent by a prior servicer.  Nationstar’s counsel knew that they had a real possibility of losing and requested the judge to refer the parties to mediation.  Prior to mediation a settlement was reached.  Since the settlement did not have a confidentiality agreement I can tell you about it.  Nationstar agreed to waive the deficiency and pay our client $20,000.00 cash for keys a new cash for keys record for our firm.   Great results like this one do not happen by accident.  Great results happen when banks know that a homeowner has retained one of the small fraction of foreclosure defense lawyers who regularly take cases to trial.   To see the entire cash for keys agreement in redacted form click here. 

Largest Principal Reduction In Firm History!

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Old Loan Balance:       $1,310,000

New Loan Balance:     $   755,000

Firm attorney Richard Shuster has obtained the largest principal reduction in firm history and a loan modification that is likely the largest principal reduction on any Brevard County residential property.  After our client made no mortgage payments for over five years on an oceanfront property in Melbourne Beach the homeowner’s unpaid loan balance reached 1.3 million dollars.  As a result of a principal reduction loan modification agreement our client’s new loan balance has been reduced to $755,000.00.  Our client’s loan balance was reduced by over $555,000.00.  The client’s interest rate was reduced from nearly 8% to 4.1%.

Shuster & Saben, LLC defended the homeowner in this matter since 2010.  One week before a scheduled trial in the client’s foreclosure case, the loan servicer, Ocwen advised it wanted a complete financial package from our clients.  The client’s business suffered greatly during the 2008-2011 recession bus has since had a substantial recovery.  The clients did not want to provide the loan servicer with complete financials as they were worried that they might make to much to qualify. 

Fortunately, the firm had fully prepared the case for trial and was ready, willing and able to take the case to trial.   One month earlier, attorney Richard Shuster, defeated the same Plaintiff  (Deutsche Bank), the same servicer (Ocwen), and same law firm (Clarfied Okon) in a nearly identical case.  During negotiations, the loan servicer and their counsel were reminded that if the case went to trial they would probably lose this case in the same fashion that our firm defeated them the month before. 

Three days before the trial, the bank’s lawyers asked for a continuance to allow more time to evaluate our client for loan modification.  Shuster’s response was rather blunt: “Give our client a loan modification that they love or we are going to trial.”  On the day before trial bank counsel advised by E-mail that our client, without submission of any financial documentation had been approved for a principal reduction loan modification. 

A great personal injury lawyer once said that if you prepare a case for trial, you may end up with a great settlement when the insurance company knows that you are ready, willing, and able to take the case to trial.  The settlement offers are even bigger when the insurance company or its lawyers are scared to go to trial against a prepared, experienced, trial advocate.  We have found this same principle usually applies in foreclosure cases.  To see the final loan modification agreement click here.

Firm Obtains $65,523.75 judgment against HSBC

Excerpt from 5 page Final Judgment for Attorney's Fees & Costs

Shuster & Saben has obtained what is believed to be the largest 2014 attorney fee judgment awarded in a Brevard County foreclosure action.  The award was entered in favor of our client, a Space Coast homeowner, whose foreclosure action the firm defended since the action was filed in early 2010.  The firm spent over 100 hours defending the case before ultimately defeating HSBC Mortgage Services and their counsel, Albertelli Law, P.A.  After we obtained judgment on the pleadings against HSBC, the bank appealed the case to the Florida’s Fifth District Court of Appeal.  The Fifth District Court of Appeal dismissed HSBC’s appeal after the bank failed to pay an appellate filing fee after being ordered to do so by the Appellate Court. 

At the inception of the case, we asked HSBC to modify our client’s loan.  As a foreign bank  H.S.B.C. (stands for Hong Kong Shanghi Bank of China ) did not receive TARP bailout money so they had no obligation to the U.S. Treasury to make loan modifications under HAMP.  HSBC denied our request for loan modification and advised that our client’s income exceeded income thresholds for their internal loan modification program.  Once diplomacy failed it was time for firm to do everything in our power to keep the client in his home.  Our fight came to end nearly four years later after we defeated HSBC in the trial court and again on appeal.

Our client hired our firm under a partial contingency fee agreement in which the client paid for the first hour we worked on his case each month.  All of the rest of the hours the firm worked were on a pure contingency fee basis.  If we did not win this case our firm would have been paid for less than half of the hours we spent on the case.   True foreclosure defense meaning defending a case with a goal of winning the case at trial takes far more work than engaging in mere stall tactics that are commonly employed by some general practitioners who “handle” foreclosures from time to time.  By using a partial contingency fee agreement our firm can offer services that are affordable to the consumer but still get paid for the huge investment of time that goes into winning a foreclosure case. 

When our firm collects on this judgment our client will receive over $20,000.00 from the recovery and will get almost all of the money he paid our firm back.  Our client remains in his Palm Bay home.  Now that the time for HSBC to appeal the attorney fee judgment has expired our firm will levy on the judgment by having the Sheriff seize the bank's assets if the judgment in not paid within a reasonable time. To view a redacted copy of the judgment click here.