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30 Aug, 2021 by Anonymous
I was a client, and she was rude the whole time. I always ignored her disrespect. 2mos After my case was complete, my mortgage company would still not speak with me and sent her the information i needed. Mrs Cummings said your not a client of mine and we sell time for money here. Do not go here...Nasty at it's finest.
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28 Oct, 2019 by Anonymous
Mrs Cummings does not answer questions relevant to your file and become angry whenever questions. She is quick to take your money and fails to provide good legal protection of your assets during bankruptcy. She failed on all levels in representing me in a very straight forth bankruptcy.. Because of her negligence I am still fighting to keep my home. Do not hire her...You will regret it. Let me add. She is very rude and unprofessional once she has obtained your money.
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08 Sep, 2018 by Anonymous
I have been a client, for over two years and do not feel, Ms. Cummings has my best interest in the matter. I have witnessed her speak to her staff unprofessionally. It' s hard to make contact with her and for her to follow through with things that don't involve her getting paid. I have asked her to allow my original mortgage company access to speak with me and she has never faxed the letter.
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15 Sep, 2023 by Monique
If the Court appoints him to your case, you’re faith is sealed. I’d rather be represented by the prosecution.
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05 Dec, 2022 by Anonymous
Mr. Judd did not show to my pre-trial hearing. Stated he didn't have it on calendar.!? I requested my discovery for 6 weeks. After several calls, messages and persistance- he emailed it. . I also requested the 911 call, body cam footage and call history for the address in question. He was unable to obtain or provide that. Any of which would support my innocence. He was less than forthcoming and showed NO INTEREST OR INTENTION of providing adequate defense services. Mr. Judd did not provide services he had already been contracted and paid to do.
I would not recommend this attorney.
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05 Feb, 2021 by Kimberly
Great, outstanding, very understanding. Fights for his clients and works with them . He’s very smart , he knows the law. Always on time . Mr. Judd is one of the best attorneys in Las Vegas.
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09 Apr, 2014 by Anonymous
Mr Suemori represented my daughter in a June 2007 illegal eviction case. Mr Suemori sought $125,000 in damages, but after paying him $25,000 in August 2012 he settled for $5,000. We asked an attorney to review the docket sheet and discovered Mr. Suemori had done little-no formal discovery and taken no depositions. He never gave us a timeline estimate of completion or cost estimate as promised. His firm repeatedly requested documents of my daughter that she already provided. He was often responsiveness and was not good about updating us on his proceeding during the 5 year case. We have yet to see any sincere effort on his part to rectify this situation.
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10 May, 2023 by Paul
The shingle is not going to get used much if theres no phone number readily available laddy. Do we snail mail, a letter to ya. Thank you have a good day.
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22 Oct, 2019 by Anonymous
I came to this lawyer two years ago for a divorce and she charged me $650 out of 1200 dollars. I paid her a little at a time. I paid my half and I haven't heard much from her. I have been calling her too and I can't get her to return my calls. She also went from one law practice to her own practice. She never let me know she was moving. My divorce still isn't final and I need answers regarding this matter.
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30 May, 2019 by Anonymous
Mr. Piner was hired to take care of a dispute regarding a real estate issue. He was provided the money he asked for and Mr. Piner has been slow to return calls or actually get anything done. One thing is for sure though ... he's right on time reporting his expenses. As far as tok goes, the court paper he drafted for me to sign, a 3rd grader could have written it. He doesn't contact you back, but waits for you to call him ... so he can charge a $50. consulting fee. Dragging his feet seems to be intentional, or he just puts more expensive cases ahead of yours. I would recommend NOT hiring this man.
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23 Nov, 2013 by Anonymous
Professional, great communicator, and listener, extremely punctual, trustworthy, and very experienced. Has been our family attorney since 2005. He's always been available for all of our legal needs. Also very reasonably priced.
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23 Sep, 2013 by Anonymous
This guy talks a good game, at first, I hired him to form my LLC, he was sloppy, unorganized and never completed the process by changing my deeds to the LLC. He doesn't return phone calls, he doesn't complete necessary and vital processes. He makes promises he cannot keep. I had to rehire him to sue one of my tenants he never filed the paperwork as processed, and was overall a horrible lawyer. DO NOT HIRE THIS MAN!
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15 May, 2013 by Anonymous
We hired this bogus attorney for a child custody battle. He never returns phone calls or follows through with a case. Extremely disappointed especially since he sounded so sincere initially. Would never recommend.
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16 Jun, 2023 by Vladimir fedorov
No answer on my phone calls! No return calls! Operator never answers too
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20 Feb, 2023 by Cindy curtis
24 Jan, 2023 by Thomas svoleantopoulos
never return calls, very unprofessional
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14 Aug, 2024 by Drew austin
Shady “law” firm. Received a summons saying I owed somewhere I’d never been while my legs were broken. The guy I spoke with said he would send me release paperwork to give to Graves and Gilbert to release all documents associated with “treatment”. Never heard anything else until I received a letter saying they’d gone to court and I’d had judgment passed on me for failure to appear.
Just scummy people doing scummy things.
Calling legal aid in the morning and getting this fixed.
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26 Jul, 2024 by Karen arnold
I was not notified of any court date. I was surprised when my paycheck was significantly less than I needed to pay my rent, gas and groceries. Now that I was able to pay it off, my paycheck is still being garnished (10 business days later) after I was told they would be stopping it.
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19 Mar, 2024 by Christy decker
This man is a crook and will fight dirty. The lady in his office who awnsers the phone is a bitter Karen who hates life I would too if my job was answering phones for a living lol. Hell bound not a decent thing about this law firm.
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08 Oct, 2024 by Steve
I recently had to deal with Blitt & Gaines, the collection agency for Discover Card, and let me tell you, the experience started off as one of the most toxic interactions I’ve ever encountered. I had just been through a traumatic event in my life and was trying to get things back in order when I called this agency. The first lady I spoke to, who was simply verifying my identity, was incredibly rude and nasty. She made an already difficult situation worse with her toxic attitude.
When I asked to speak with her supervisor, I thought things might improve, but unfortunately, it wasn’t much better. Both individuals were extremely condescending and repeatedly made me feel like a bad person for being in this situation. It was truly unbearable, and I was left feeling demoralized.
However, after a month or two of trying to navigate this, I finally spoke with a manager named Miss Julie, and let me tell you, she was a ray of sunshine. Julie took the time to talk through everything with me and offered real guidance. She went above and beyond by giving me the names of two people I could contact directly moving forward. I chose to work with Cassandra, and from the moment I spoke with her, things turned around completely.
Cassandra was friendly, helpful, and genuinely cared about guiding me through the process. Within just a week or two, I had everything resolved. It made all the difference having someone who treated me like a person, rather than just another case to collect on.
While Julie and Cassandra are the reason I’d give this review six stars if I could, I’m holding back from a full five-star rating because of the toxic behavior I experienced from the initial representative and her supervisor. I understand that collections can be a tough business, but there’s absolutely no need for hostility and nastiness.
To Julie and Cassandra: Thank you. You made a painful process bearable, and I truly hope Blitt & Gaines recognizes how valuable you are. You treated me with respect and kindness, and that made all the difference. The final settlement amount was nearly the same as what the toxic representatives were demanding, but the difference was that you treated me with decency.
If anyone from Blitt & Gaines reads this, please give Julie and Cassandra a raise. They’re the kind of employees who can make your firm more successful.
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06 Oct, 2024 by Gilberto guerrero
-1000 all I can say
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27 Sep, 2024 by Revolver ocelot
Sent sheriffs to my house trying to intimidate. Debt is paid off but only made me more aware how much the judicial system is equivalent to bacteria.
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05 Jun, 2024 by Marilyn kagan
My HOA has this firm on retainer. I sent an email asking our attorney how much he would charge us to write a contract for a project. The reply was 4 quick lines and we were billed $81 for their "services". I can't figure out how else I would have found out the cost of the project without asking. Insane and insulting....we may be shopping for new legal counsel shortly!!
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08 May, 2022 by Drew brogdon
08 May, 2022 by Colleen brogdon
06 Jul, 2024 by Rian marquez
My experience with Attorney Curtis Ross was nothing short of a nightmare. From the outset, he displayed a level of rudeness and disrespect that was utterly appalling. When I sought clarification on certain legal matters, he dismissed my concerns with the utmost arrogance, labeling my questions as "idiotic."
Instead of fulfilling his role as a legal advocate, he left me to fend for myself in court, all the while painting a false picture of me as argumentative. His complete lack of support and guidance was both shocking and deeply disappointing.
Save yourself the headache and avoid hiring Curtis Ross at all costs. He is an utter disgrace to the legal profession and will leave you high and dry when you need support the most.
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28 Oct, 2022 by Susan dotson
He's 76 years old and very forgetful. If you're lucky, Curtis Ross will remember to provide zoom information. If he has a bad day he may forget and you could miss court or be very late. He loves to celebrate every holiday and disappear days before court. Do you want him to prepare before court? Do you want to be prepped before court? If the answer is "no" pay his $5,000 retainer and $375.00 an hour.
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28 Oct, 2022 by Ray
17 Feb, 2024 by Thomas netzband
Good afternoon,
I am wondering when my parole is going to happen? I am suing Oneida County, 2 counties, the NY AG and a person for breaching my civil rights. I have a Dr's app next week in New Hartford. I am tired of a certain few people, who are not invited to show up and do raise hell. One of the people, call someone, after the cops are called and the cops are sent away. It is also getting back to me that if someone comes to see me, a few of the people involved show up every time. The guy who came to see me leaves without ever having see me.
Now it seems that my mail is no longer private. I received a box and a woman approached the sub mail carrier and wanted to know what was in the box and where it came from. Did I fall asleep and wake up in a 3 world country? Is this
not the month where we are celebrating the fact people who were treated like they were less than everyone else are not anymore? Am I missing something? Oh and by the way, my meds that were either short one month and over the next. I did report these events.
Weird that after changing the locks twice, it is still happening.
4th day of April 2024 and as I thought nothing appears to be being done. Last night, between 9:30 and 10 pm I was told that I should join my late husband. It was too dark but seemed to me to be a man. It reminds me of the first time that type of thing happened. It was the Nov before my husband passed. A guy was letting air out of my tires. This time whoever he was beating on my car.
22/April/2024
I went to the second place where I have a safe deposit box. Strange thing that my late partner's name that was not in thier sign in book, the last time I was there BUT it was this time. The second strange thing was it looked nothing like my partner's signature and his signature was study. No one at this second bank can explain how anyone could possibly know about what was in these safe deposit boxes because the contents were not typical . 3 David's name did not appear in both pages, just one... It must be being done by a magician or ghost...
Perhaps? I should have asked Senator Griffo about the events that keep happening to me? Last night, I was again told that I should join my late partner. The content of my house keeps being rifled and I know that being common trash you folks have better things to do or my 3 stockers come by but one would think that you might show a little bit of interest...
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21 Aug, 2023 by Brittney galvan
Disgusting people. Sharing the videos and pictures of a minor. Of murder and S.A.!!!! You all are poor excuse of human beings and you need to be removed from you jobs and blackmailed. I hope at every moment you are haunted
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10 Jan, 2023 by Hunny b
05 Jan, 2024 by Anonymous
would not let him litigate a parking ticket worst should not have a license to practise law
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02 Jul, 2019 by Jay
I retained Adam to represent me in a fairly simple real estate transaction, which turned out to be one of the worst mistakes of my life. He mishandled the case from the very beginning - he never returns calls, follows up, or keeps the client updated, and worst of all he doesn't know what he's doing. His errors with the final paperwork have so far cost me over $40K in taxes that I should not have paid, and the damage may not be done yet.
Yes, I have filed a formal complaint with the Florida bar, and they are actively investigating him. His license has been suspended twice in the last several years - maybe third time will be a charm. This individual has no ethics, and he has no business being an attorney.
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28 Nov, 2018 by Melissa
I hired Adam to assist with a bankruptcy in late 2014. After 2 submitted and subsequently dismissed attempts to finalize the process, I finally stopped communicating with Adam in late 2017, due to his repeated failure to return any of my frantic, urgent calls or emails, up to the point where I needed to hire another attorney two days before a scheduled court date for the foreclosure of my home.
Adam repeatedly missed court imposed deadlines, submitted incorrect documents, misrepresented or incorrectly explained processes or court requirements, and frequently gave me, what in retrospect, I feel was either unethical or simply wrong. But by far, my most frustrating and consistent experience with Adam was his near complete disregard for appropriately communicating with me as his client. Calls, emails, deadlines, critical information, and urgent questions simply went unanswered or missed, over and over again. Bankruptcy is a difficult enough process without the added stress of having to cope with an attorney that simply ignores or dismisses your concerns.
Additionally, upon doing my research (unfortunately, after hiring him) I discovered Adam has a history of being disciplined by the bar to the point of having his license suspended in two seperate states, on several occasions for similar problems and unethical behavior. Had I known this before I hired him, I would have passed, as I would recommend any clients considering him as an attorney do.
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22 Jun, 2017 by Anonymous
I hired Natalie to do a simple, uncontested divorce. From the start, I explained that my ex was difficult and we needed to have everything done right the first time. My ex came to her office and signed all of the paperwork- or so I thought. The day of court, she arrived deshelved and entered the courtroom on her iPhone. Why ? Because she was scrolling and googling what to say to the judge. Seriously. I can't make this crap up. Toward the end, the judge flipped through the paperwork and asked where page x was. Come to find out, she forgot a page. The judge granted my divorce but not the agreement (custody, child support, visitation, etc) because of her incompetence. My ex took full advantage and refused to sign the missing page because he said he didn't trust her. She refused to help me any more and said, You got your $500 worth of work from me. Because of her mistake, I had no court order for support or visitation. It took me hiring another attorney, $10k in debt and receiving no child support for over a year to correct her massive screw up. Her error, point blank, cost me years of my life and thousands of dollars. She is a hot mess and shouldn't be allowed to even practice law.
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23 Feb, 2016 by Anonymous
Almost lost my kids because of her, what she stated to the judge made me, her client, in contempt of court. She is not intelligent and doesn't have the knowledge needed to represent people that are dealing with serious situations. Wasted over 5 grand on her to almost get me arrested
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06 Aug, 2023 by Anonymous
Chris Gardas has a lot of problems. BEWARE.
She's cheaper because she is bad at what she does.
You will be so disappointed in her lack of integrity & lies.
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02 Oct, 2021 by Anonymous
Only writing this to help others avoid this pitfall! We had a contract. She strung us along for 6 weeks and then dropped us at the last minute. She did not complete even one item on our contract. She lied, she continued lying--she provided NOTHING that she promised. She left a disabled family hanging in a courtroom--she dropped out. She was always cranky and blaming. She refused to meet with us until the trial date. She screwed us. She came unprepared. She is nasty. You have been warned. She never even returned our file, our evidence.or the money she basically stole from us--She knows we have no money to hire anyone else. She abandoned us the day before our trial. She is 65. and MEAN. She has ZERO ethics. This is an alcoholic- liar-contract breaker. We are doing a bar complaint. I am now interviewing other attorneys and they have commented on her, confirming what I am saying here. She is bad news.
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12 Nov, 2018 by Mariela
Extremely unreliable and rude. We contracted her services paid in advance in full and she did not meet her part of our agreement. Did not return phone calls nor does she follow through on her commitments. She has been reported to the Bar. We do not recommend her.
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15 Apr, 2012 by Anonymous
Giannina did not follow through on our agreement, misinformed me and then ignored my request for updates, she delivered NO results whatsoever. I have reported her to the Bar.
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18 Aug, 2024 by Norman
Because his head is in the wrong end of his anatomy I lost more than $45000 doing a residential closing Please please do yourself a favor and hire someone else anyone else but him. THERE'S a reason his license was suspended and it should never been given back
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31 Mar, 2020 by Kendall
I hired mr Tony for a closing which he didn’t show up nor contacted me he was giving a deposit and also that was lost
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12 Dec, 2010 by David
After been paying him for a loan modification for 1 year, my house is now in florclosure and doesnt heped me at all, when ever request a personal meeting with him, he is never available .
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20 Feb, 2010 by Anonymous
this lawyer is not serious about his job, his suggestion is to do a foreclosure of course that is not his house!!!.
I came to made a loan Mod's, NOW I LOOSE MY HOUSE!!!
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07 Oct, 2023 by Mark
My wife and I engaged Steve Huret for a property dispute. He was recommended by his father-in-law, an attorney that we had high respect for. We paid $975 for the initial consultation with Mr. Huret. We were charged even for time spent going through reams of paper concerning liability protection for Mr. Huret. At that initial visit, we had the distinct impression that Mr. Huret's focus was on the money and not on helping us. Mr. Huret then asked for another $1000 check for a retainer, and he agreed to hold the $1000 check until he heard from us. We then asked him to let us try to resolve the dispute without incurring more legal fees since it was getting expensive at this point.
We were unsuccessful in resolving the property dispute on our own and so contacted “our attorney”, Steve Huret. Mr. Huret replied that he had taken on some other clients and was planning on doing some traveling. He said that since he had not deposited the thousand-dollar check that we wrote him, he felt under no obligation to represent us and declined to help us. So, sadly, after spending hours in his office and leaving $975 poorer, we were left to begin again the search for another attorney to help us. We felt "kicked to the curb" without even recommendations of another attorney. We received nothing of value for the time and money spent to Mr. Huret.
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18 Nov, 2021 by Anonymous
Do not use this attorney. Didn’t give feedback for what he charged us, I feel like we were completely taken advantage. He seemed very friendly but obviously a crook. Use someone that will fight harder for you and not just take your money like Mr. Huret
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16 Nov, 2014 by Lee
Joe hogan closed on a real estate deal for me and did not even do a disclosure statement.
I got sued because of it and lost A LOT of money thanks to him!
Would sue him but can't find an attorney that will sue another attorney!
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31 Mar, 2012 by Anonymous
This attorney took days to return phone calls. Would not meet in person before court to get the details of the case. Gave me bad advice that resulted in financial loss. Made promises regarding representation that he was not willing to keep. I would recommend you seek representation from any other attorney...save your money.
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25 Feb, 2016 by Anonymous
At the consultation he was very informative and professional. When I called his office with questions and head to speak with his assistant she was very rude and short with her conversation as though she was being disturbed. On the day hearing the county government closed because of weather conditions. I waited for over a week to notice of a new court date, at which point I decided to call Mr. Roberts and ask about a new court date. I received an email just stating a date, no time or court room location, i emailed a reply to ask for the time and courtroom. On the day of my hearing I arrive at court early, I waited patiently. The hearings started and no Mr. Anderson. I leave the courtroom to go and ask if I am in the correct courtroom, as I'm walking down the hall I encounter Mr. Anderson, he didn't remember me. After getting my name he looked at the court docket and my name was not on it. He called his office for clarity and his assistant told him I didn't need to be there, my case was resolved. He then replied to me with "oh, I have a lot of cases".
Since then I have called his office at least five times and left messages for him to call me because I have questions, I'm still waiting. I have emailed also and no one has replied to my emails.
I'm feeling duped and taken. I would never refer him to my worst enemy.
Oh I forgot to include that in my hearing he lied. He to the trustee that he had discussed something with me that he had not, I was sure to bring it to his attention after the hearing. Again he responds, oh we talked about a lot of things maybe I forgot.
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03 Sep, 2013 by Anonymous
We have been working with this attorney for several months now. He has been fully paid. And nothing, absolutely nothing has progressed. He and his assistant have been provided documents repeatedly by several different methods (in person, certified post, email). And every time we enquire about the progress they ask for the same documents again.
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12 Nov, 2014 by Elabella
I have hired Mr.Carrozzo two years ago to help me with mortgage modification,and guess what?I was never able to meet my attorney.He was never ,ever available to talk to me.Two times he picked up the phone in his Floral Park office and gave me no time at all,just telling me "don't worry i have my people working on your case,they know what the're doing".On the end of it they told me ,that i was aprooved for 2 years of mortgage modification.When i called my bank,they didn't know anything about it.How about that?When i called back the attorneys Carrozzo's office to get some copies of their work they ask for $500 more.I paid them on the begining $3500,they took the money,did nothing,my eyes never saw the attorney,never saw the mortgage modification that was promised to me,and in the most off all never saw my money back that they promised to returned to me if the permanet modification won't work.So,please think twice before you even call them ,they are going to shave you of your money and leave you bold for long time.
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17 Aug, 2012 by Anonymous
I hired Mr. Carrozzo to modify my mortgage. I paid him 3,500, and he failed twice. He offered a money back guarantee if the mortgage was not modified. When I called him for a reund I left several messages, and he did not return any of my calls. I am now in the process of suing him and have contacted the Attorney General.
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02 Aug, 2018 by Anonymous
Charged me an hour for a 10 minute phone call...did not tell me he was charging me as I just had a question for my daughter. He told me the service would be under $200 and when my daughter got the bill it was almost $350. What a jerk
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24 Nov, 2017 by Anonymous
We hired Jack Davis to defend us from our neighbors and he has helped them more than us, be careful with this one and get EVERYTHING in Writing as he forgets to many things for his very high hourly rate and Jack Davis has put us into a really bad spot as he really doesn’t care about you.
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16 Oct, 2022 by Anonymous
I hired her on contingency and she did not win and still took 10,000$ off my trust account.
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23 Jan, 2021 by Mathilda
I hired this woman back in 2019 and all she did was lie and wanted to charge extra for an appeal that was NEVER NEEDED! I had all the proof and she never did what I hired her for! No-one should consult this person!
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03 Feb, 2018 by Julian saybor
Retained WAMLAW firm in Dec 2012
they attorneys 're FAKE miss court dates, representation not even close to PRO paralegal level.
They sure never miss monthly ACH $975.00 draw.
truly virtual no doubt about it
case reference
DUPAGE COURT
2012CH002826
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14 Mar, 2024 by Ed
Terrible lawyer. Did not answer any of my questions but charged me as if he did. He purposely obfuscated the legal issues being discussed and was rude and insulting. I would not recommend this lawyer to anyone.
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28 Jul, 2013 by Osbert
When I called you about a problem that I had with my property that it was going to be foreclosed on 7/26/2013, you assured me that you had reviewed the case and that you could help. I visited you in your office 7/26/2013. I summited paper work describing the problem, you could have told me that there was a poor chance that I would regain my property. Instead you said that you can help me with more time to pay the private company also the percentage that they were charging was too high. You did neither, so I paid 500 dollars for nothing. I usually refer friends and family to anyone who does the work that they promised to do, instead you gave me false hope. Anyway I will continue to seek God's help in this matter. Several other lawyers responded to me in this matter but I CHOSE YOU, now I am rethinking my choice and I am very sad at how this matter was concluded.
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23 Oct, 2014 by Anonymous
My experience with Vernon McManus has been terrible. The information on the paperwork signed was not researched and not discussed with all parties. He never reached out to all parties involved and when we tried to reach out to him he was disrespectful, did not want to answer any questions, and said he did not have to speak to us. He was difficult to talk to, would not return calls, yelled over the phone, and took meetings with only one party. His staff was ill-informed and would not answer any questions and just stated that he would call us back and didn't. His office was asked to send letters and itemized statements and those as well were not sent to this date. He bullied everyone involved except one that he is having private meetings with by telling us he would charge anyone who did not agree with him $350 a hour instead of his standard rate of $150. Had he spoke to us, we would have told him we had video of certain things regarding the estate. Never once did he ask us any questions pertaining to it. He did not ask the opinions of others when assigning who was in charge and never discussed with us any of the procedures at hand. In his own words if I didn't like what he had to say "I could get out of his office". I never spoke to the man but only once before that and had simply called to request what the meeting was about, my response was an angry child yelling on the other side of the phone. I was very respectful and asked him why he was doing this and he said he "doesn't have to explain anything to you" referring to me. I was in shock. He is supposed to be representing the best interest of everyone and this is definitely not getting done. It honestly has been a horrifying experience. My mother would be very upset of how her estate is being handled.
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What a Foreclosure Lawyer Can Do for You
A foreclosure lawyer specializes in helping homeowners navigate the legal complexities of foreclosure, working to protect their rights and potentially save their homes. Foreclosure lawyers assist homeowners facing foreclosure by negotiating with lenders, filing legal defenses, and representing them in court. They also help with loan modifications, short sales, and other alternatives to foreclosure. Whether you’re behind on mortgage payments or already in foreclosure proceedings, a lawyer can help you explore your legal options and work toward a solution.
If you’re at risk of losing your home, a foreclosure lawyer can provide guidance on how to stop or delay the foreclosure process and protect your financial future.
When Should I Hire a Foreclosure Lawyer?
You should consider hiring a foreclosure lawyer in several situations where you are facing financial difficulties with your mortgage. Common reasons to hire a lawyer include:
- Facing foreclosure proceedings: If your lender has initiated foreclosure proceedings, a lawyer can help you file a legal defense and explore options for stopping or delaying the process.
- Loan modification: If you want to modify the terms of your mortgage to make payments more manageable, a lawyer can help you negotiate with your lender and ensure that the modification complies with legal standards.
- Challenging the foreclosure: If you believe your lender has violated foreclosure laws or the terms of your mortgage agreement, a lawyer can help you challenge the foreclosure in court.
- Stopping a foreclosure sale: If your home is about to be sold at a foreclosure auction, a lawyer may be able to file for a temporary restraining order or injunction to halt the sale.
- Short sale or deed in lieu of foreclosure: If you cannot afford to keep your home but want to avoid foreclosure, a lawyer can assist with arranging a short sale or a deed in lieu of foreclosure, where you voluntarily transfer ownership of the home to the lender to avoid foreclosure.
- Filing for bankruptcy: If you’re unable to manage your mortgage debt and other financial obligations, a lawyer can advise whether filing for bankruptcy might stop foreclosure and help you restructure your debts.
Hiring a lawyer as soon as possible - especially when foreclosure is imminent - can provide you with more legal options to save your home or limit financial damages.
What Does a Foreclosure Lawyer Do?
A foreclosure lawyer provides a variety of legal services to homeowners facing foreclosure, working to protect their rights and help them avoid losing their homes. Their responsibilities often include:
- Negotiating with lenders: A lawyer can negotiate with your lender to modify your mortgage or create a repayment plan, helping you avoid foreclosure by securing more favorable terms.
- Filing a legal defense: If your lender is improperly foreclosing or has made errors in the foreclosure process, a lawyer can file a legal defense, challenging the foreclosure in court. Defenses may include violations of foreclosure laws, predatory lending practices, or failure to follow the terms of the mortgage.
- Representing you in court: A lawyer can represent you in foreclosure proceedings, whether you are defending against the foreclosure, seeking more time to negotiate with the lender, or filing for bankruptcy.
- Stopping or delaying foreclosure sales: If your home is scheduled for a foreclosure auction, a lawyer can help file a motion to stop or delay the sale, giving you time to explore other options.
- Advising on bankruptcy: A foreclosure lawyer can assess whether filing for Chapter 7 or Chapter 13 bankruptcy would be beneficial, as bankruptcy can temporarily stop foreclosure and give you time to reorganize your finances.
- Arranging short sales or deeds in lieu of foreclosure: A lawyer can help facilitate a short sale (selling the property for less than the mortgage balance) or a deed in lieu of foreclosure (transferring the property to the lender), which may allow you to avoid the foreclosure process.
How Are Foreclosure Lawyers Paid?
Foreclosure lawyers typically charge for their services based on the complexity of the case and the legal work involved. Common payment structures include:
- Hourly rate: Many foreclosure lawyers charge by the hour, with rates typically ranging from $150 to $500 or more, depending on the lawyer’s experience and location.
- Flat fee: For specific legal services, such as negotiating a loan modification or filing a bankruptcy petition, some lawyers offer a flat fee. Flat fees can range from $1,500 to $5,000, depending on the scope of the work.
- Retainer: In more complex foreclosure cases, especially those involving ongoing negotiations with lenders or court appearances, a lawyer may require a retainer. This is an upfront payment that is billed against as the lawyer works on your case.
- Contingency fee (rare): In some rare cases, particularly when suing a lender for wrongful foreclosure, a lawyer may work on a contingency fee basis. This means they only get paid if they win the case or settle on your behalf.
It’s important to discuss fees and payment arrangements with your lawyer upfront, especially if you are facing financial difficulties.
How Much Does a Foreclosure Lawyer Cost?
The cost of hiring a foreclosure lawyer depends on the complexity of the case, the lawyer’s experience, and the amount of time required to resolve the issue. General cost estimates include:
- Hourly rates: Foreclosure lawyers typically charge between $150 and $500 per hour. For example, a simple case with 10 hours of legal work at $300 per hour would cost $3,000.
- Flat fees: For straightforward services such as filing for bankruptcy or negotiating a loan modification, flat fees typically range from $1,500 to $5,000, depending on the complexity of the work.
- Retainers: In more complex or ongoing foreclosure cases, a lawyer may require a retainer ranging from $2,500 to $10,000, depending on the length of the case and the lawyer’s experience.
In addition to legal fees, you may also need to cover additional costs, such as court filing fees or expenses related to property appraisals.
Top Questions to Ask a Foreclosure Lawyer
Before hiring a foreclosure lawyer, it’s important to ask key questions to ensure they have the necessary experience and approach to help you. Key questions to ask include:
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What experience do you have with foreclosure cases?
Ensure the lawyer has experience handling foreclosure cases similar to yours and has successfully helped homeowners avoid foreclosure or negotiate better terms. -
How do you charge for your services?
Clarify whether the lawyer charges by the hour, a flat fee, or requires a retainer, and ask for a detailed estimate of the total cost of their services. -
What are my options for stopping foreclosure?
Ask the lawyer to explain the different legal strategies available for stopping or delaying foreclosure, such as loan modifications, filing a legal defense, or bankruptcy. -
What is the likelihood of success in my case?
Ask the lawyer for an honest assessment of your case and the chances of successfully avoiding or delaying foreclosure. -
How long will the process take?
Foreclosure cases can vary in duration, so ask the lawyer how long they expect the process to take and what factors might affect the timeline. -
Will I need to go to court?
Ask whether your case is likely to settle out of court or if a trial may be necessary. If a trial is possible, ask what steps the lawyer will take to prepare. -
What steps can I take to protect my home?
Ask the lawyer for advice on steps you can take to protect your home, such as making partial payments, negotiating with your lender, or exploring foreclosure alternatives.
How to Check the Credibility of a Foreclosure Lawyer
To ensure you are hiring a reputable foreclosure lawyer, take the following steps to verify their credentials and experience:
- Check their bar status: Verify with your state bar association that the lawyer is licensed to practice law and has no disciplinary actions against them.
- Look for foreclosure experience: Review the lawyer’s website or professional profile to ensure they specialize in foreclosure law and have successfully handled cases similar to yours.
- Read client reviews and testimonials: Look for reviews on platforms like Avvo, Martindale-Hubbell, or Google to see what previous clients have said about their experience with the lawyer.
- Ask for references: A reputable lawyer should be able to provide references from past clients who have worked with them on foreclosure matters.
- Check for certifications or memberships: Look for lawyers who are members of organizations like the National Association of Consumer Advocates (NACA) or who have specialized certifications in real estate or foreclosure law.
What Should I Prepare for My First Consultation?
To get the most out of your first consultation with a foreclosure lawyer, it’s important to come prepared with relevant documents and information. Here’s what you should bring:
- Mortgage documents: Bring a copy of your mortgage agreement, payment history, and any correspondence you’ve received from your lender, including foreclosure notices or demand letters.
- Financial information: Provide information about your income, expenses, and debts, as this will help the lawyer assess your financial situation and determine the best legal strategy for your case.
- Previous communications with your lender: If you’ve already tried to negotiate with your lender, bring any emails, letters, or records of phone calls that document these communications.
- Court documents (if applicable): If foreclosure proceedings have already begun, bring any court documents related to the case.
- Questions about your legal options: Prepare a list of questions about the foreclosure process, your options for avoiding foreclosure, and how the lawyer plans to help you.
By preparing thoroughly for your consultation, you can help the lawyer assess your situation more effectively and provide the best possible legal advice for protecting your home from foreclosure.
