Nationwide, fewer homes underwater

Bloomberg is reporting that the number of homes in the United States that are “underwater,” that is, worth less than the amount owed on them is decreasing slightly.

For the quarter ending September 30th, 22.5% of the homes with mortgages have negative equity. In the prior quarter, that figure was 23%.

But what is causing the drop? There are two ways it can happen: first, home prices could be rising generally.

That isn’t happening.

Instead, the increase in the foreclosure rate is probably behind the drop, because every time a foreclosure sale gets completed, an underwater mortgage (or two, or three) gets wiped out.

A further decline in prices threatens to increase the number of homeowners with negative equity, economist Mark Fleming told Bloomberg News. US home values will probably drop $1.7 trillion this year after rising foreclosures and the expiration of buyer tax credits that boosted demand early in the year, Zillow Inc. said Dec. 9. More than $1 trillion of the drop came in the second half, according to Zillow, a Seattle-based real estate data company.

If Congress wanted to reduce the number of underwater houses, it could do so without the attrition and disruption caused by foreclosures. They could amend the bankruptcy code to allow bankruptcy courts to modify loans as part of the Chapter 13 process. But the effort to re-write the bankruptcy code in this manner is stalled at the moment.

Locally, in the Lawrence, Methuen and Haverhill areas, our situation pretty much mirrors the national numbers. Prices for real estate isn’t really going up any, and reductions, if any, in the number of troublesome mortgages are coming through the foreclosure process rather than the bankruptcy courts.

 

By Doug Beaton

Posted in Bankruptcy News, Chapter 13, Real estate | Comments closed

Big Lottery hits are not necessarily defenses against bankruptcy

Hit it big in the state lottery? Well we might see you in bankruptcy court in a few years anyway.

Researchers have looked at whether winning the lottery in Florida prevented people from going bankrupt. Although winning big (from $50,000 to $150,000) helped stave off bankruptcy in the first couple of years, the odds of declaring bankruptcy jumped back up three to five years after winning. The winners do not appear to have accumulated a lot of important assets; instead, their bankruptcy filings suggest they simply blew through the money.

The forthcoming study in the Review of Economics and Statistics was authored by Prof. S. Hankins and is titled “The ticket to Easy Street? The Financial consequences of winning the lottery.”

So the next time you drive by Ted’s Mobil in Methuen (right on the New Hampshire line, it’s the area’s biggest lottery ticket seller), just think that even the eventual winners don’t necessarily have it made, and still may end up in bankruptcy court.

 

By Doug Beaton

Posted in Bankruptcy News | Comments closed

The Financial Management Course: Gimme just a little more time . . .

Debtors filing bankruptcy cases have two course requirements they must fulfill: they must take a credit counseling session before even filing a bankruptcy case, and then they must take a “financial management course” after filing in order to receive a discharge.

Procrastinator’s delight: as of December 1, 2010, the deadline for finishing the financial management course (also sometimes called “debtor education”) has been extended. Now a Chapter 7 debtor has until 60 days after the meeting of creditors in order to complete the course.

This is an increase from the previous deadline of 45 days.

However, it is important to note that you don’t have to wait that long — debtors can sign up for, and complete, the financial education requirement, right after their case is filed with the court!

 

By Doug Beaton

Posted in Bankruptcy News, Practical tips | Comments closed

Judge impeached over bankrupcy lie

It isn’t everyday that a federal judge gets impeached, and it is certainly unusual for it to happen in part because of a bankruptcy filing.

But yesterday the U.S. Senate ousted New Orleans judge G. Thomas Porteous from his lifetime position on the federal bench. One of the reasons why is that the judge was convicted of filing for bankruptcy in 2002 under the false name of “G. T. Orteous.” He later would testify that he felt embarrassed by the bankruptcy filing which he blamed on excessive gambling and drinking.

The fake name on the bankruptcy was just a sidelight of the case against him, however. Porteous was primarily convicted for taking money and gifts from lawyers and bail bondsmen who had cases in his court.

Not many people file bankruptcy under fake names — for most people, what’s the point? Typically, debtors want their own names on the case so that creditors stop bugging them.

It has been decades since a federal judge has been removed from office. It is certainly very strange that it would happen in part because of a false statement in a bankruptcy case.

Photo: AP

 

By Doug Beaton

Posted in Bankruptcy News | Leave a comment

Pre-nup won’t necessarily help you in Chapter 13 bankruptcy

Can having a valid pre-nuptual agreement help you out if you later decide to file Chapter 13 bankruptcy?

Maybe, but don’t count on it, at least in Massachusetts.

There, one debtor pointed out that her pre-nup called for each spouse to pay their own debts during the marriage, and in particular, called for the wife to pay the mortgage on their house, which was in her name alone.

No problem so far, but when she had to file for Chapter 13 bankruptcy, her lawyer argued that the pre-nup agreement essentially prevented the husband from being responsible for any of the routine household expenses.

If that was true, the wife would be responsible for all of them, drastically reducing her “disposable income,” which is the amount she then has to pay to her creditors through her plan.

Not surprisingly, this drew an objection from the Chapter 13 trustee. Forced to decide the issue, Massachusetts bankruptcy judge Melvin Hoffman found that even though the pre-nup language may have been legally correct and valid, the wife’s bankruptcy plan was not proposed in good faith, and he refused to confirm it.

The case is In re Waetcher, and it was decided in October, 2010.

If you are thinking about bankruptcy as an option, make sure you get a lawyer who will get your plan confirmed with the bankruptcy court. If you live near the Lawrence, Mass., area, give me a call at (978) 975 – 2608.

 

By Doug Beaton

Posted in Chapter 13 | Comments closed

Twists and turns on the bankruptcy means test for newly unemployed debtors

Debtors with relatively high incomes who suddenly lose their job have some unique hurdles to clear if they need to consider bankruptcy. This is because the “means test” that calculates whether or not a debtor is eligible for a Chapter 7 discharge is a backwards-looking thing; all calculations are based on your earnings in the six months before a bankruptcy filing.

Orlando bankruptcy lawyer Jonathan Alper gives a good example of this on his site, where he discusses a debtor who, until recently, has been earning $8,000 a month, then whammo!, a pink slip arrives.

Now most folks aren’t going to pass the means test if they earn $8,000 a month unless they have a bushel of children to feed. (Actually, in Massachusetts, a five person family would allow him to pass). But they can wait a few months, while some income “drops off the end,” and then file.

Then there is the situation of the unemployed debtor who has been out of work for a while. If he or she somehow manages to find a new $8000 / month job, but still has an overload of debt, this would be a situation where you would file the bankruptcy case quickly. The debtor’s unemployment benefits alone are unlikely to cause a means-test failure, but severl months of working at high wages will eventually cause a disqualification. Just another day in the topsy-turvy world of bankruptcy law!

Although attorney Alper’s analysis is based on Florida figures, the situation is generally about the same for unemployed persons considering bankruptcy in either Massachusetts or New Hampshire.

 

By Doug Beaton

Posted in Chapter 7 | Comments closed

New Hampshire Chapter 13 faces wide range of real estate estimates

The problem of accurately estimating the value of real estate when fling a bankruptcy case is a long running theme here — its something that keeps cropping up again and again.

A good illustration of this is a recent Chapter 13 bankruptcy case decided by Judge Deasy in New Hampshire.

The Roy case concerns a parcel of land in Exeter that presently has some office and industrial buildings on it, although they are in need of expensive repairs.

The property also has a lot of liens against it — $723,000 by the judge’s count. These include a bank mortgage for $444,000, a second bank mortgage for $198,000, and then two smaller attachments arising out of lawsuits against Mr. Roy.

Valuation is an important issue in a case like this, because if the debtor can show the value is less than the first mortgage ($444K in this case), the remaining liens can be stripped as part of his Chapter 13 reorganization.

So the debtor had an appraiser testify that the property was worth $120,000. The bank then came in to court with an appraisal that showed the parcel was worth $525,000. That’s a big difference!

The two appraisers obviously came from diffrent angles and used different methods to get such widely varying amounts. One thing they both agreed on –sort of– was that the existing buildings could be raised and the property sold as raw land.

The judge ultimately focused on this aspect (the competing valuations for demolition to raw land were only off by about $90K), and found the value of the parcel to be $265,000 — enough to strip away all the liens except the bank’s first mortgage.

This case is a good example of the necessity to get good property valuations before heading to bankruptcy court in New Hampshire — and even then, get a good lawyer, because you may be in for a fight!

 

By Doug Beaton

Posted in Chapter 13, Real estate | Comments closed

When filing Chapter 13 bankruptcy in Massachusetts, you can’t have everything your own way

Chapter 13 bankruptcy can be a very powerful tool for homeowners trying to work their way out of a mortgage problem.

The thing is, Chapter 13 has its own rules to comply with, and debtors probably don’t want to thumb their nose at them.

One of the rules callsĀ for secured debts to be paid off during the life of the plan, which by law can’t be longer than five years.

So how does that help with a mortgage, which often stretch for fifteen or thirty years?

In Massachusetts, the widely followed McGregor case creates an exception for these debts, so long as the debtor agrees to make regular payments on their mortgage note in addition to paying off arrears through the plan.

But the debtor in the recently decided Gusmao case tried to strecth the rules a little to far. Her plan called for lowering her mortgage payments and paying the note off after the plan ended.

No dice, said Massachusetts bankruptcy judge frank Bailey; in order to confirm a McGregor type plan, the debtor has to be willing to make her regular payments according to the terms of the original note (same interest rate, same payment amount, etc.).

You can’t have it all — in bankruptcy, like on Wall Street, pigs get slaughtered.

 

By Doug Beaton

Posted in Chapter 13 | Comments closed

Who can make trouble for you in a Chapter 7 bankruptcy case?

If you file a Chapter 7 bankruptcy case, are your creditors likely to object to it?

Typically, the answer is no, although every bankruptcy attorney has war stories about the exceptions. And despite what you’d probably guess, objections are less likely to come from major credit card companies than they are from creditors whom you know personally.

Like your former divorce attorney, for example.

In the Riley case, a Massachusetts teacher listed the lawyer who worked on her divorce case as a creditor in her Chapter 7 bankruptcy (which is the proper thing to do, by the way). The lawyer, however, raised holy hell, and forced the poor debtor to go through a trial in order to get her discharge.

The attorney questioned nearly every aspect of her former client’s finances in an attempt to get her bankruptcy case dismissed. Her salary, anticipated raises, and apparent omissions from her schedules were all brought up at the trial. One of those omissions was the child support she received through the divorce case. Lesson of the day: child support you receive must be declared in at least three places on a bankruptcy filing — on the means test form, on Schedule I, and on the statement of financial affairs.

Nevertheless, US bankruptcy judge Joan Feeney in Boston sided with the debtor at this trial, ruling that the debtor’s amendments to her original filings were enough to display that the case was really not an abuse of the Chapter 7 system.

But, for those reading this: do remember to tell your bankruptcy lawyer about any child support payments that you are entitled to receive!

 

By Doug Beaton

Posted in Chapter 7 | Comments closed

Tax assessments are seldom good real estate valuations

An always tricky area of bankruptcy law involves the method used to value a debtor’s real estate.

Typically, one of the worst ways to justify the value of real estate is to just refer to the tax assessor’s valuation on a property tax bill. These values are notoriously out of date and often bear little relation to the reality of the current market.

On this score, bankruptcy judge Melvin Hoffman agrees. In the Darosa case, Judge Hoffman wrote that he would not accept tax assessments as evidence of value in a motion to lift the automatic stay. In that case, a lender was trying to resume foreclosure proceedings after Darosa filed a Chapter 7 bankruptcy case. This procedure calls for a hearing before the judge where the lender, among other things, must prove the current value of the property and compare it with the loan balance.

The lender’s attorney provided only a tax assessment value, and was rebuked for doing so, as the judge would not accept its reliability. Later, he did accept a written “drive-by” appraisal from a real estate broker as a fair estimate of the market value of the Darosas’ home.

It is also interesting to note that in the same opinion, Judge Hoffman made very negative comments on the use of the popular Zillow service to value properties. The judge was skeptical of the Zillow site for several reasons, including the fact that users change the home values as they go by typing in alternate data concerning the property.

The bottom line: a written opinion of a home’s value provided by a real estate professional still sems like the most reliable form of evidence if you are headed to bankruptcy court.

 

By Doug Beaton

Posted in Real estate | Comments closed
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