Prior to analyzing what your rights may be in your property, and what duties you may owe to your creditors, it is important to distinguish between the types of debt you may have incurred. Many debtors incur large unsecured debt, which stems from any obligation to pay back a debt, but where no physical asset can be seized for failure to pay. The other type of debt, which is more important when considering if a creditor can take something away from you comes in the form of secured debt.What is Secured Debt? Secured debt is a debt that is backed by collateral. If you fail to pay your debt, then the creditor who issued the loan can take back the property or collateral and sell it.

The next obvious question would be, how does a lender secure a debt and protect its investment? Section 550(b) of the Bankruptcy Code protects a secured lender from a claim of fraudulent transfer. A secured lender who is a subsequent good faith transferee of the buyer that takes for value and without knowledge of the void ability of the sale is protected.

If you have obtained a mortgage on a home in Massachusetts, then most likely you have entered into an obligation to payback a secured debt. That is, if you fail to pay your mortgage, you could loose your home.

MORTGAGE RIGHTS:

The following is a short discussion on the various types of mortgages in Massachusetts that are protected as secured debt:

  • Purchase Money Mortgage- A purchase money mortgage is given by a buyer of a property to the seller or a third party in order to finance all or part of the purchase. M.G.L. c. 93 § 70. It takes priority over previous judgment liens and certain other liens attaching to the land through the buyer, which protects the lender from having to search for such liens and therefore encourages purchase money financing.
  • Leashold Mortgage- A “leasehold mortgage” is a mortgage given by a tenant on its leasehold estate, which assigns the lessee’s rights under a lease as security to the lender. See M.G.L. c. 184, § 9 (“A conveyance by a tenant for life or years . . . shall pass to the grantee all the estate which such tenant can lawfully convey.”). Massachusetts banks and credit unions are authorized to lend on the security of certain leasehold estates. See M.G.L. c. 167E, § 1A; M.G.L. c. 171, § 65. A leasehold mortgage may also be made by an assignment of the lease for security.
  • Non recourse Mortgage- A non recourse clause states that there is no personal liability for the debt secured. This is typically used in large commercial real estate transactions. This is often used when the real estate is owned by a limited partnership, in order to receive tax benefits.
  • Gratuitous Mortgage- There is support in Massachusetts case law for the proposition that a mortgage given without any consideration, i.e., a gratuitous mortgage, is invalid and can be canceled by a court. Broderick v. Broderick, 325 Mass. 579, 582–83 (1950); Dow v. Poore, 272 Mass. 223, 226 (1930);
  • Mortgage for Future Advances- The problem with mortgages for future advances is the lack of notice to creditors, who then may find their leins subordinate to future advances. Subsequent Advances to Protect the Mortgagee’s Interest- when the mortgagee is advanced funds for payment of taxes, liens, necessary repairs, or improvements to the property in order to protect its interest.
  • Dragnet Clause- Provides that the mortgage will secure all other obligations of the mortgagor to the mortgagee whether they exist or subsequently arise.
  • Open End Mortgage- The home equity loan

How Chapter 13 can stop a foreclosure

May 16th, 2008, 8:52 pm

In today’s poor economy, where home foreclosures seem to be commonplace, and where debtors have few options to stop a foreclosure, when the bank does not want to negotiate with the debtor, a chapter 13 filing may be the only way out. If a debtor has fallen behind in his or her obligation to a bank with respect to a home mortgage then their home may be subject to a foreclosure action by the bank. In such an action, the bank either by power of sale or by entry may take possession of the home pursuant to various provisions in the mortgage contract with the debtor. As indicated throughout this white paper, there are many requirements that a bank must first adhere to in order to take possession. One of those requirements is to obtain court approval.

A debtor has a mechanism though the bankruptcy code, which can effectuate a complete stop to any foreclosure proceedings. Even if a bank has obtained a court order to foreclose, and even if the bank has set up a foreclosure action date, a debtor can stop those proceedings by way of filing a chapter 13 bankruptcy.

The chapter 13 petitions provide several protections both for the home owner/debtor and a mechanism for the bank to recover its money. A debtor will need to propose a repayment plan, where the mortgage company will receive 100% of the missed payments over a period of 36 to 60 months. The debtor will also be required to remain current with its mortgage obligation, and if the debtor fails to remain current, all bankruptcy protection may be lost. The debtor will receive an automatic stay on any incurred pre-petition debt collection attempt. As such, the bank or mortgage company will be precluded from moving forward with any foreclosure actions during the course of the bankruptcy.

Oregon Bankruptcy Lawyer, Karen Oakes, wrote a very interesting article recently detailing the illegal activity of some student loan collection agencies. She points out that when a debtor files a chapter 7 or 13 bankruptcy, the automatic stay not only stops collection of unsecured debt, but also to all debts that the bankruptcy code does not expressly exempt. Student loan debt is NOT one such debt. As such, collection agents, can not attempt to collect student loan payments during the time a consumer bankruptcy is open.

Attorney Oakes writes in her post, “Some student loan debt collectors will either lie to you and tell you that they can continue to collect, or perhaps they are just ignorant of the law. Perhaps the debt collector is willfully ignorant of the law.”

It should be noted that any creditor who intentionally violates the debt protection act and the automatic stay, short of filing for a relief from stay and a judge granting such a motion, is subject to harsh penalties.

If you would like to read her complete article, click here.

12 Myths About Bankruptcy

May 3rd, 2008, 8:48 pm

From MSN Money, by Bankrate.com, July 3, 2006:

Sometimes, a fresh start makes sense - if you can get past what you think you know. Here’s how bankruptcy affects your credit, your possessions and your karma. Like most big, bad, scary things, bankruptcy has a reputation based on a few tidbits of truth and lots of embellishment. And like most creepy crawlies, it’s not nearly as frightening once you know the truth. With a mind toward declawing the monster, here are a dozen misconceptions about bankruptcy:

1.) Everyone will know I’ve filed for bankruptcy.  Unless you’re a prominent person or a major corporation and the filing is picked up by the media, the chances are very good that the only people who will know about a filing are your creditors. While it’s true that bankruptcy is a public legal proceeding, the numbers of people filing are so massive, very few publications have the space, the manpower or the inclination to run all of them.

2.) All debts are wiped out in Chapter 7 bankruptcy. You wish. Certain types of debts cannot be erased. They include child support and alimony, student loans and debts incurred as the result of fraud. If you’ve defrauded someone and a judgment has been made against you, that won’t be erased either.

3.) I’ll lose everything I have. This is the misconception that keeps people who really should file for bankruptcy from doing it, says Chris Viale, chief operating officer of Massachusetts-based Cambridge Credit Counseling. “They think the government will sell everything they have and they’ll have to start over in a cardboard box,” Viale says. While the bankruptcy laws vary from state to state, every state has exemptions that protect certain kinds of assets, such as your house, your car (up to a certain value), money in qualified retirement plans, household goods and clothing.

“For most people, they’ll pass through a bankruptcy case and keep everything they have,” says John Hargrave, a bankruptcy trustee in New Jersey. If you have a mortgage or a car loan, you can keep those as long as you keep making the payments (like the rest of us).

4.) I’ll never get credit again. Quite the contrary. It won’t be long before you’re getting credit card offers again. They’ll just be from subprime lenders that will charge very high interest rates. “There are innumerable companies that will provide credit to you,” says California bankruptcy attorney and trustee Howard Ehrenberg. “I don’t advise any of my clients to run out and run up the bills again, but if someone does need an automobile, they can go and will be able to get credit. You don’t have to go underground or something to get money.”
However, if you’re planning to buy a house or a car, you might want to do that before you file. Those loans will be tough to get, and the higher interest rate on such a large purchase would make a significant impact on your payments. Also, if you have a credit card with a zero balance on the day you file for bankruptcy, you don’t have to list it as a creditor since you don’t owe any money on it. That means you might be able to keep that card even after the bankruptcy.

5.) If you’re married, both spouses have to file for bankruptcy. Not necessarily. “It’s not uncommon for one spouse to have a significant amount of debt in their name only,” Hargrave says. However, if spouses have debts they want to discharge that they’re both liable for, they should file together. Otherwise, the creditor will simply demand payment for the entire amount from the spouse who didn’t file.

6.) It’s really hard to file for bankruptcy. It’s really not. You don’t even technically need an attorney. However, it’s not recommended to go through the procedure without one.

7.) Only deadbeats file for bankruptcy. Most people file for bankruptcy after a life-changing experience, such as a divorce, the loss of a job or a serious illness. They’ve struggled to pay their bills for months and just keep falling further behind.

8.) I don’t want to include certain creditors in my filing because it’s important to me to pay them back someday and if the debt is discharged, I can’t ever repay them. Bless you for even thinking about such a thing. You’re no longer obligated to repay them, but you always have that opportunity. If your conscience won’t let you sleep nights because you didn’t pay your debts, there’s nothing in the bankruptcy code that prevents you from doing that once you’re back on your feet. But bankruptcy is an all-or-nothing deal, so you have to include all your creditors in the petition.

9.) Filing for bankruptcy will improve my credit rating because all those debts will be gone. That sounds like an ad for a bankruptcy lawyer trolling for clients. Filing for bankruptcy is the worst ‘negative’ you can have on your credit report. Unlike other negatives, which stay on your report for seven years, bankruptcy can be there for 10 years.

10.) You can’t get rid of back taxes through bankruptcy. Generally speaking, this is true. However, there is such a thing as tax bankruptcy, says tax educator Eva Rosenberg, known on the Web as Tax Mama. To get a shot at it, you have to file all your returns and the taxes owed need to be at least three years old.

11.) You can only file for bankruptcy once. The truth is, you can only file for Chapter 7 bankruptcy once every eight years, Hargrave says. (Before the new bankruptcy law passed in 2005, you could file every six years.) For Chapter 13 reorganization, you can file more often than that, but you can’t have more than one case open at the same time, he says. Of course, that doesn’t make it a good idea.

“Multiple bankruptcies are really bad,” Rosenberg says. “Many people get into the habit of once they’ve done it, it becomes a way of life. This is not good for your karma.” Or your credit rating.

12.) I can max out all my credit cards, file for bankruptcy, and never pay for the things I bought. That’s called fraud, and bankruptcy judges can get really cranky about it. The trustee in your case will review all your purchases right before your filing. He knows what to look for.