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Navigating Property Contract Review in Brick, NJ

Fri, 03 Jul 2026 15:00:07 GMT

Navigating Property Contract Review in Brick, NJ

Transaction contract review in Brick, NJ involves a thorough examination of purchase agreements, disclosure statements, and contingency clauses to ensure you understand every obligation and right before committing to a real estate transaction. This process protects both buyers and sellers from unfavorable terms that could lead to financial loss or legal disputes.

What Should You Look for in a Purchase Agreement?

A purchase agreement should clearly state the purchase price, deposit amount, closing date, and all contingencies that allow you to withdraw without penalty.

The contract must identify the property by legal description and address, specify what fixtures and appliances are included, and outline the responsibilities of each party before closing. Contingencies typically cover financing approval, home inspection results, and clear title verification.

Any ambiguous language or missing details can create problems later, especially regarding repairs, closing costs, or possession dates. Buyers searching for help near me in Brick often discover that unclear contract terms are the most common source of real estate disputes.

How Do Inspection Contingencies Protect You?

Inspection contingencies give you the right to have the property professionally examined and to negotiate repairs or withdraw from the sale based on the findings.

These clauses typically specify a timeframe for completing inspections and submitting repair requests to the seller. If significant issues are discovered, you can ask the seller to make repairs, reduce the purchase price, or provide a credit at closing.

Without a properly worded inspection contingency, you may be obligated to complete the purchase even if major defects are found. Residents who find contract review help in Brick before signing ensure their inspection rights are clearly defined and enforceable.

Can You Negotiate Contract Terms After Signing?

Once both parties sign a purchase agreement, changes require mutual consent through a written amendment or addendum to the original contract.

Either party can propose modifications, but the other side is not obligated to agree. Common post-signing negotiations involve extending the closing date, adjusting the purchase price based on inspection findings, or clarifying ambiguous terms.

Any verbal agreements made after signing have no legal effect unless documented in writing and signed by both parties. This is why thorough review before signing is critical to avoiding the need for difficult renegotiations later.

How Do Brick's Coastal Conditions Affect Contracts?

Brick Township's proximity to Barnegat Bay and the Atlantic Ocean means contracts must address flood zone status, insurance requirements, and potential environmental concerns.

Properties in flood zones require special insurance, which can significantly impact your monthly housing costs and must be factored into your budget before closing. Contracts should specify whether the property is in a flood zone and who is responsible for obtaining and paying for flood insurance.

Coastal properties may also have restrictions on renovations or additions due to environmental regulations, which should be disclosed and understood before purchase. Buyers looking to explore real estate options in Brick need contracts that clearly address these location-specific factors to avoid surprises after closing.

Thorough contract review protects your interests and ensures you enter real estate transactions with full knowledge of your rights and obligations. Regina L. Gelzer, Attorney-at-Law, LLC provides detailed contract analysis and negotiation support to help Brick residents make informed property decisions with confidence.

Understanding Chapter 7 Bankruptcy in Toms River, NJ

Thu, 04 Jun 2026 16:45:04 GMT

Understanding Chapter 7 Bankruptcy in Toms River, NJ

Chapter 7 bankruptcy in Toms River, NJ provides complete debt liquidation for individuals and businesses with little or no assets, eliminating qualifying debts and offering a fresh financial start.

How Does Chapter 7 Bankruptcy Work?

Chapter 7 bankruptcy eliminates unsecured debts through a liquidation process overseen by a bankruptcy trustee.

When you file for Chapter 7, a trustee reviews your assets and determines which debts can be discharged. Filers typically use the exemptions to protect equity in primary residence, vehicles, and personal belongings. The process typically takes four to six months from filing to discharge.

Filers qualify for this relief when your income falls below the median for New Jersey and you have limited assets to protect. The trustee will sell non-exempt assets to pay creditors, though most Chapter 7 cases are no-asset cases where all property is protected.

Which Debts Can Be Eliminated Through Chapter 7?

Chapter 7 bankruptcy discharges most unsecured debts including credit cards, medical bills, personal loans, and overdue utility bills.

You can eliminate debts from collection agencies, and certain civil judgments. However, some obligations survive bankruptcy such as recent taxes, student loans, child support, and alimony. Court fines and debts from fraud or willful injury also cannot be discharged.

If you secured a debt with collateral like a car loan or mortgage, you must continue payments to keep the property or surrender it to the lender.

When Should You Consider Filing Chapter 7?

You should consider Chapter 7 when unsecured debt becomes unmanageable and you lack the income to repay creditors over time.

If collection calls disrupt your daily life and wage garnishments threaten your ability to cover basic expenses, Chapter 7 may provide relief. This option suits individuals facing medical debt from unexpected illness or job loss that created a financial crisis. Businesses without valuable assets can also benefit when closure seems inevitable.

In situations where mortgage payments are no longer sustainable, Chapter 7 bankruptcy often does not protect the home and can result in losing the property through surrender. Chapter 13 bankruptcy services in Toms River offer an alternative if you need to protect your house while catching up on mortgage payments.

What Requirements Must You Meet in Ocean County?

To qualify for Chapter 7 in Ocean County, you must pass a means test comparing your income to New Jersey's median household income.

You must also complete mandatory credit counseling from private education providers within 180 days of filing. New Jersey residents filing in Ocean County submit their case to the bankruptcy court for the district of New Jersey.

The means test prevents higher-income filers from using Chapter 7 when they could repay debts through a Chapter 13 plan. Most Toms River residents who struggle financially qualify without difficulty.

How Does Ocean County's Housing Market Affect Your Filing?

In Ocean County, determining Chapter 7 eligibility begins with calculating your home's equity. Equity is based on the property's fair market value at the time of filing minus any mortgages or other liens against the property, making an accurate home valuation essential when assessing how much equity may be protected in bankruptcy.

New Jersey's homestead exemption allows you to protect a specific amount of equity in your primary residence. If your Toms River home has increased significantly in value due to the area's desirable location near the Jersey Shore, you need to calculate whether your equity exceeds protected amounts. Many residents successfully keep their homes because they have little equity or their equity falls within exemption limits.

Working with legal counsel helps you understand how local property values affect your bankruptcy case. Real estate law services in Toms River provide guidance when bankruptcy intersects with property concerns.

Regina L. Gelzer, Attorney-at-Law, LLC helps Toms River residents navigate Chapter 7 bankruptcy with comprehensive legal advocacy. Schedule a consultation to explore whether debt liquidation offers the fresh start you need.

Eliminating Unsecured Debt Through Chapter 7 in Manchester, NJ

Wed, 03 Jun 2026 14:54:48 GMT

Eliminating Unsecured Debt Through Chapter 7 in Manchester, NJ

Chapter 7 debt elimination in Manchester, NJ provides complete discharge of qualifying unsecured debts including credit cards, medical bills, and personal loans without requiring you to make payments over several years. This form works best when you have a modest income below the state median for the size of your household and modest assets that do not exceed federal exemption limits.

How Quickly Does Chapter 7 Discharge Debt?

Chapter 7 typically discharges eligible debts within four to six months of filing, making it the fastest form of bankruptcy relief available. After filing, an automatic stay immediately stops all collection actions, giving you breathing room from creditor harassment. You must attend a meeting of creditors approximately 30 days after filing, where the trustee asks questions about your financial situation and assets. Meetings of creditors are conducted via Zoom, so there is no need to travel to a court house.

If no complications arise, the court issues a discharge order about 60 to 90 days after the creditors' meeting, permanently eliminating your obligation to repay discharged debts. Many Manchester residents near me choose Chapter 7 when they need immediate relief and qualify under income requirements.

Which Debts Cannot Be Discharged?

Chapter 7 does not discharge child support, alimony, most tax debts, student loans, or obligations arising from fraud or willful injury. Recent tax debts and any taxes for which you did not file returns remain your responsibility after bankruptcy. Student loans can only be discharged if you prove undue hardship, which requires a separate legal proceeding and is difficult to establish.

Debts incurred through fraud, such as lying on credit applications or making purchases you never intended to repay, are also non-dischargeable. Understanding which debts will remain after bankruptcy helps you evaluate whether Chapter 7 provides sufficient relief for your situation.

Can You Keep Your Property in Chapter 7?

You can keep property that falls within federal exemption exemption limits, which protect a certain amount of equity in your home, car, and personal belongings. Common exemptions cover household goods, clothing, tools of your trade, and a portion of home equity.

If you have assets with equity exceeding exemption limits, the bankruptcy trustee may sell them to pay creditors, though this is uncommon in most consumer cases. If your assets exceed the exemptions you will want to consider a Chapter 13 bankruptcy. Residents who find Chapter 7 help in Manchester typically discover they can keep most or all of their property while still eliminating burdensome debt.

Do Manchester's Senior Residents Face Unique Chapter 7 Considerations?

Manchester Township's large retirement community means many Chapter 7 filers are on fixed incomes with limited assets. This makes them ideal candidates for this form of relief. Social Security and pension income are protected and cannot be taken by creditors, leaving retirees without unexempted income. Senior residents typically have fewer assets to protect because they have downsized or already distributed wealth to family members.

Age-related medical expenses are a common cause of debt among Manchester's older population, and these bills are fully dischargeable in Chapter 7. Those looking to explore debt relief options in Manchester should understand that Chapter 7 often provides the most complete fresh start for retirees facing overwhelming unsecured debt on fixed incomes.

Chapter 7 bankruptcy offers Manchester residents a fast, effective path to eliminating unsecured debt and regaining financial stability. Regina L. Gelzer, Attorney-at-Law, LLC provides thorough evaluation and representation throughout the Chapter 7 process, ensuring you understand your options and achieve the best possible outcome for your circumstances.

Understanding Short Sale Representation in Berkeley Township, NJ

Wed, 03 Jun 2026 14:54:48 GMT

Understanding Short Sale Representation in Berkeley Township, NJ

Short sale representation in Berkeley Township, NJ assists homeowners who owe more on their mortgage than their property is worth by negotiating with lenders to accept a sale price below the loan balance. This option helps you avoid foreclosure while minimizing damage to your credit compared to letting the property go through the court process.

How Does a Short Sale Work?

A short sale requires lender approval because the sale proceeds will not fully satisfy the mortgage debt, leaving the lender with a loss.

You must demonstrate financial hardship to the lender, typically through documentation of income loss, medical expenses, or other circumstances that make continued mortgage payments impossible. The lender reviews your financial situation and the property's current market value to determine whether approving the short sale is preferable to foreclosure.

Once approved, the property is listed for sale at market value, and any accepted offer must be submitted to the lender for final approval. This process can take several months because lenders often require multiple rounds of documentation and negotiation before agreeing to terms.

Which Situations Make Short Sales Necessary?

Short sales become necessary when you owe more than your home is worth and can no longer afford the mortgage payments due to financial hardship.

Common triggers include job loss, divorce, medical emergencies, or adjustable-rate mortgages that reset to unaffordable payment levels. Market downturns that reduce property values below outstanding loan balances also create short sale scenarios.

Without a short sale, your only alternatives may be foreclosure or bankruptcy, both of which have more severe long-term consequences for your credit and financial future. Homeowners near me in Berkeley Township often pursue short sales when they need to relocate for work but cannot sell their property for enough to pay off the mortgage.

Do You Still Owe Money After a Short Sale?

Whether you owe the deficiency between the sale price and loan balance depends on your lender's agreement and New Jersey law regarding deficiency judgments.

Some lenders agree to forgive the deficiency as part of the short sale approval, while others reserve the right to pursue you for the remaining balance. Your attorney should negotiate a full release of liability as part of the short sale terms whenever possible.

Even if the lender forgives the debt, you may face tax consequences because the IRS can treat forgiven debt as taxable income. Residents who find short sale help in Berkeley Township should understand all financial implications before proceeding with this option.

How Do Berkeley Township's Retirement Communities Affect Short Sales?

Berkeley Township's large population of retirees and age-restricted communities means many short sale situations involve fixed-income homeowners facing unexpected expenses or health issues.

Lenders may be more willing to approve short sales for older homeowners who can demonstrate that their financial hardship is unlikely to improve. Age-restricted properties may also have a smaller buyer pool, which can affect how quickly a short sale property sells once listed.

Understanding the local market dynamics helps when negotiating with lenders, as you can present realistic sale price expectations based on comparable sales in similar communities. Those seeking to explore foreclosure alternatives in Berkeley Township should evaluate whether a short sale offers a better outcome than other options given their specific circumstances and property type.

Short sale representation provides a path to resolve underwater mortgages while avoiding the more severe consequences of foreclosure. Regina L. Gelzer, Attorney-at-Law, LLC offers comprehensive short sale services, from initial lender negotiation through closing, helping Berkeley Township homeowners navigate this complex process with clarity and confidence.

Chapter 13 Bankruptcy Protection for Lakewood, NJ Homeowners

Mon, 04 May 2026 16:45:00 GMT

Chapter 13 Bankruptcy Protection for Lakewood, NJ Homeowners

Chapter 13 bankruptcy in Lakewood, NJ offers debt reorganization designed to protect your home and other valuable assets through court-approved repayment plans spanning three to five years.

What Makes Chapter 13 Different From Other Bankruptcy Options?

Chapter 13 bankruptcy differs from other bankruptcy options because it allows you to keep your property while repaying debts through a structured repayment plan approved by the bankruptcy court. Unlike Chapter 7, which involves the liquidation of certain non exempt assets to repay creditors, Chapter 13 reorganizes your debt into a payment plan that typically lasts between 36 and 60 months. This option is often used by individuals who have a steady income but are dealing with temporary financial hardship that has caused an arrearage.

Can Chapter 13 Stop Foreclosure on Your Lakewood Home?

Yes, filing Chapter 13 triggers an automatic stay that immediately halts foreclosure proceedings and gives you time to catch up on payments.

When you fall behind on your mortgage in Lakewood, your lender can begin foreclosure through New Jersey's judicial process. Chapter 13 stops this action and lets you spread overdue payments across your repayment plan while maintaining current monthly obligations. This approach works when you have reliable income but faced temporary hardship that created the arrearage.

Many Lakewood homeowners successfully save their properties through Chapter 13 by addressing both mortgage arrears and other debts simultaneously. Your plan must demonstrate you can afford both past-due amounts and ongoing mortgage payments.

How Long Does Your Repayment Plan Last?

Chapter 13 plans last between 3 to 5 years dependent on income. The court determines plan length based on your financial situation and the amount you owe creditors.

During your plan term, you make monthly payments to the trustee who ensures creditors receive their designated amounts. Chapter 7 bankruptcy services in Lakewood provide a faster debt discharge for those who qualify and do not need to protect significant assets.

Do You Need Regular Income to Qualify?

Chapter 13 requires regular income sufficient to fund your proposed repayment plan after covering necessary living expenses.

You must demonstrate steady earnings from employment, self-employment, benefits, or other reliable sources. The court examines your income stability to ensure you can maintain payments for three to five years. Irregular income from seasonal work or commission-based jobs can complicate your case but does not automatically disqualify you.

Lakewood residents with predictable income from local businesses, schools, or healthcare facilities typically meet this requirement without difficulty. Your attorney helps you present income documentation that satisfies court standards.

How Do Lakewood's Diverse Neighborhoods Influence Filing Decisions?

Lakewood's mix of established residential areas creates varied housing equity situations affecting Chapter 13 planning.

Property values differ significantly between neighborhoods, impacting how much equity you need to protect. Some Lakewood areas have experienced rapid appreciation due to high demand, while others maintain more modest values. Your home's equity determines whether Chapter 13 offers advantages over Chapter 7 for asset protection.

Household size also affects bankruptcy eligibility through the means test, which measures your income against the median income for a household of your size. Depending on the outcome, you may qualify for Chapter 7 if you are below the median, or be directed into Chapter 13 if you are above the median, where repayment is handled through a court approved payment plan.

Regina L. Gelzer, Attorney-at-Law, LLC provides legal representation for Lakewood residents considering Chapter 13 bankruptcy. Connect with our office to discuss whether debt reorganization offers the protection your family needs.

Real Estate Transaction Legal Services in Jackson, NJ

Wed, 04 Mar 2026 16:37:12 GMT

Real Estate Transaction Legal Services in Jackson, NJ

Real estate law services in Jackson, NJ offer comprehensive legal representation for property transactions including buying, selling, throughout Ocean County.

Do You Need a Lawyer for Your Jackson Real Estate Deal?

Legal representation protects your interests during real estate transactions by reviewing contracts, negotiating terms, and ensuring proper title transfer.

Real estate deals involve complex legal documents and significant financial commitments. Your attorney examines the purchase agreement to identify unfavorable terms and negotiates changes on your behalf. They review title searches to confirm the seller has clear ownership and verify no liens or encumbrances will transfer to you.

Many buyers and sellers assume their real estate agent handles all necessary tasks. However, agents represent different parties and cannot provide legal advice. Having your own attorney ensures someone focuses solely on protecting your legal and financial interests throughout the transaction.

What Happens During Contract Review?

Your attorney examines every clause in the real estate contract to identify risks, unclear terms, and provisions that require negotiation.

Standard contracts contain contingencies for inspections, financing, and title issues. Your lawyer explains how each provision affects your obligations and rights. They negotiate adjustments to timelines, deposit amounts, and seller responsibilities based on your needs and the property's condition.

Contract review also addresses seller disclosures about property defects and environmental issues. New Jersey law requires sellers to reveal known problems. Transaction contract services in Jackson help you understand every detail before you commit to the purchase.

How Do Inspection Negotiations Protect Buyers?

Inspection negotiations occur after your home inspector identifies defects, giving you leverage to request repairs or price reductions before closing.

Most purchase contracts include an inspection contingency, allowing you to back out or renegotiate if major problems emerge. Your attorney reviews the inspection report with you and advises which issues warrant negotiation. They draft requests asking the seller to repair defects, provide credits at closing, or reduce the purchase price.

Sellers may counter your requests or refuse to address certain items. Your lawyer negotiates on your behalf to reach an agreement that protects your investment. If the seller will not adequately address serious problems, you may choose to terminate the contract and recover your deposit. Inspection negotiation services in Jackson ensures you conduct proper due diligence before finalizing your property purchase.

Which Closing Documents Require Legal Review?

When you are the seller, your attorney reviews the settlement statement, deed, and title insurance policy to ensure accuracy before you sign at closing. When you are the buyer, your attorney deals with any walkthrough issues, reviews the settle ment statement, and assists in reviewing the mortgage.

The settlement statement itemizes all costs and payments in the transaction. Your lawyer verifies the figures match your contract terms and no unexpected fees appear. They examine the deed to confirm proper legal description of the property and correct spelling of all parties' names.

Mortgage documents require careful review because they establish your long-term obligations to the lender. Your attorney explains adjustable rate provisions, prepayment penalties, and other terms that affect your loan.

How Does Jackson's Rural Character Affect Real Estate Transactions?

Jackson's mix of rural areas, developed neighborhoods, and Six Flags Great Adventure tourism creates unique property considerations for buyers and sellers.

Properties on larger lots may have well and septic systems requiring specialized inspections beyond standard home examinations. Zoning regulations vary significantly across Jackson, affecting what you can build or how you can use your property. Some areas permit horses and farm animals while others restrict such activities.

Proximity to tourist attractions influences property values and potential rental income opportunities. Buyers should understand how seasonal traffic patterns and commercial development may impact their quality of life and future resale value.

Regina L. Gelzer, Attorney-at-Law, LLC provides real estate legal services for Jackson residents throughout Ocean County. Start your next property transaction with experienced legal representation by scheduling a consultation today.

How Do You Know When to File Bankruptcy?

Thu, 13 Nov 2025 18:44:52 GMT

How Do You Know When to File Bankruptcy?

The decision to file bankruptcy is never easy. While it should be a strictly financial one, emotions always come into play. We all always hope that everything will work out for the best. We do everything in our power to avoid bankruptcy. How do you know when to consider filing? To bankruptcy attorneys, there are some clear signs that a client needs our help:

When you are struggling or no longer can make minimum payments on credit cards. Credit card debt is the easiest type of debt to erase in a bankruptcy.
If you have tried debt consolidation and cannot meet the payment obligations.
When you are considering taking on new debt, such as personal loans, to pay off old debt. This, unfortunately, is usually the financial equivalent of rearranging the deck chairs on the Titanic.
When you are considering or already tapping retirement funds to pay your bills. The bankruptcy court cannot seize retirement funds to pay creditors, so these funds would be protected if you file bankruptcy.
If you are facing foreclosure, repossession or wage garnishment.

There are some situations where bankruptcy may not be your best option. A bankruptcy may not help if:

The bulk of your debt is student loans, spousal or child support, or recent (less than three years ago) unpaid taxes.
If you have significant equity in your home but are unable to pay your mortgage at its current rate.
You have filed bankruptcy previously. Depending on the types of bankruptcies filed and the timing, you may not be eligible to have your debts discharged.

A bankruptcy attorney will be able to review your finances with you and determine if bankruptcy is right for you.

Debt Consolidation? Debt Settlement? Bankruptcy?

Thu, 13 Nov 2025 18:41:55 GMT

Debt Consolidation? Debt Settlement? Bankruptcy?

When you’re in debt, it’s important to weigh your options carefully. While a debt management scheme may seem like a good solution, there are advantages and disadvantages to each type, so it’s crucial to understand the differences.

Debt consolidation involves taking out a new loan to pay off existing debts. Hopefully, the new loan will carry lower interest rates and lower monthly payments than the individual debts do, although there is no guarantee that it will. The important thing to remember about debt consolidation is that the amount of the debt stays the same. Debt consolidation will not reduce the amount of the debt, it will only reduce the number of creditors. There’s also no guarantee that the monthly payments will be any easier to make than the individual payments were. It’s the same debt, just a different repayment plan. The new loan, of course, affects credit like any other loan would.

Debt settlement plans are very often administered by debt relief agencies who take a fee for their services. They offer credit counseling and debtor education. They settle debt by offering lump sum payments in exchange for reduced balances. There are obvious and less obvious problems with this arrangement. In my experience, if debtors had large sums of money to deal with their debt, they would have made regular monthly payments instead of falling behind in the first place. The less obvious problem is that creditors must be negotiated with one at a time. Some may agree to accept less, others may not. The even less obvious problem is that debt forgiveness, other than in bankruptcy, carries potential tax consequences. The amount by which your debt is reduced is considered income, and may cost a debtor in taxes later.

Bankruptcy offers protection from creditors while debt is being handled, which the other two options do not. A bankruptcy immediately stops interest and late payments from accruing on outstanding debts, as well as stopping foreclosures and wage garnishments. While trying to obtain a new loan or negotiate a settlement, a debtor could continue to fall behind, letting the debt get worse. Debt settlement and bankruptcy both appear on and stays on credit for 7 to 10 years, but in Chapter 7 bankruptcies, the debt has been wiped out without any repayment of the debt.

If you are considering any debt solution, consult reputable professionals first!

When You Become a Creditor

Thu, 13 Nov 2025 18:38:48 GMT

When You Become a Creditor

Someone owes you or your business money, you try to collect, and then it happens – an official notice from the Bankruptcy Court that you are now a creditor in their bankruptcy. How do you react? What are your rights? What can you do?

First, do not try to contact the debtor. It is a violation of federal law to contact a debtor directly. A bankruptcy trustee, an employee of the Court, will be handling all inquiries about the debtor’s finances. Read the notice carefully, paying special attention to the amount you are owed. If it is incorrect, you will need to file a Proof of Claim. The form for doing so is available on the Bankruptcy Court’s website, https://www.njb.uscourts.gov.

Next, determine what kind of bankruptcy has been filed. The notice will specify whether it is a Chapter 7, a Chapter 13, or a Chapter 11.

If it’s a Chapter 7, the notice will specify if there are any assets. If there are, the Trustee will attempt to liquidate these assets to pay the creditor. If there are assets, there’s nothing for you to do except wait for the Trustee to send you a check. If, however, there are no assets, there’s nothing for you to do because you will not be getting paid. The debt will be discharged in favor of the debtor.

Chapters 11 and 13 bankruptcies are reorganizations of debt rather than liquidations. The good news here is that you may be paid something, but it will take time. In these bankruptcies, debt is paid out of the debtor’s current income over a period of three to five years. Payments are made monthly to the Trustee, who disburses them to the creditors. You may receive small amounts over the three to five year period, but should you receive payment, you will be paid some, or sometimes all, of your outstanding balance.

Short Sales: What You and Your Client Need to Know

Thu, 13 Nov 2025 18:34:36 GMT

Short Sales: What You and Your Client Need to Know

What is a Short Sale?

Short sales have no legal existence, not created or regulated by statute
Product of negotiation between buyer and seller, subject to lender approval
Lenders will want approximately 85% of outstanding debt
Commercial lenders are typically easier to work with than government lenders
Driven by market conditions – short sales are more likely in a declining or depressed market

Issues for Sellers:

Process will take longer than a standard sale
Sellers may need to make minor but essential repairs, or may have to bring cash to closing
The worse a seller’s overall financial picture, the more likely the bank will approve the sale
A short sale may be consummated during a bankruptcy, but will be subject to Court approval
Mortgage debt relief act has been extended through the end of 2017

Issues for Buyers:

Be prepared to wait – the interplay of the approval process, plus TRID requirements, make this a long haul. The situation is ideal if you have somewhere to live during the process.
Strictly “as is”! Consider an FHA 203K loan or a Fannie Mae Homestyle that includes repairs.
Lender will require its own appraisal.
Lender will be calling all the shots with regard to the Closing Disclosures
Now more than ever, no side or under the table deals!

Tax Sale Foreclosures:

Check for an outstanding tax sale certificate.
Verify if a foreclosure action is pending.
If a foreclosure action is pending, you will need Court approval for a short sale, a complication that may make your buyer look elsewhere

Practical Considerations:

Most lenders have a package of forms for short sale, usually available on their websites.
Sellers will be expected to submit hardship letters (handwritten is still best!), hardship affidavits, IRS 4506T forms and financial worksheets.
Some lenders use online portals like Equator and do not accept paper documents.
Real estate agents may be asked to cut their commissions.
Bear in mind that this is a long, arduous process – if you are a seller’s attorney, price your services accordingly!

Bankruptcy For Real People

Thu, 13 Nov 2025 18:29:06 GMT

Bankruptcy For Real People

“In my younger and more vulnerable years my father gave me some advice and I’ve been turning it over in my mind ever since. Whenever you feel like criticizing any one, he told me, just remember that all the people in the world haven’t had the advantages you that you’ve had.” F. Scott Fitzgerald wrote that in 1925. It’s the opening line of The Great Gatsby , a novel about people with and without money. You remember Fitzgerald as the brilliant novelist, the glamorous Jazz Age icon. When you brush away the glitter, he wasn’t all that different than most of my clients. He was an alcoholic married to a woman with untreated mental illness, conditions which aren’t really conducive to good decision-making. His work never became as famous or lucrative in his lifetime as after his death. He struggled financially his entire adult life, getting by on unreliable jobs in Hollywood and handouts from his publisher.

Usually when I write about my business, I discuss the nuts and bolts – how bankruptcy works, when it’s appropriate to file, what types of relief are available. Today I want to write about the flesh and blood, the people who become my clients. The greatest fear my clients have is being judged harshly for what they have had to do, and a big part of my job is to help them understand that for most of them, it wasn’t their fault.

Here’s the story of one week’s worth of potential clients I interviewed. A young man came in and said that his work history had been interrupted by an inpatient medical treatment program. To me, that usually means either a substance problem or a mental illness. He got treatment, and lost his job. A lady came in who was on disability because she needed surgery, but couldn’t afford it because she was caring for her cousin. He was living with her because the institution where he had been living closed. Then a couple came in and told me that their family business was failing, mostly because of time taken out for the wife’s cancer treatment.

I’ve heard so many stories like those, of jobs lost, illnesses and injuries suffered, family who needed care. There was the client who, in rapid succession, got injured in a car accident, lost his job and got a divorce. There was the father who drained his resources to put his daughter in rehab. I represented a twenty-something who was struggling to support her elderly grandmother. One of my clients lost her job when she took time off to provide hospice care to her sister. A widower I represented fell into a deep depression when his wife passed away and started gambling, just to feel something.

I think that anyone lucky enough to have not experienced misery like my clients have tends to second-guess people with financial problems. We all like to think we would have done something different, we would have avoided the problems, we would have made better decisions. But what I’ve learned in my practice is that we really don’t all have the same advantages. So when someone is struggling financially, don’t be a part of their worst fear. Give them the benefit of the doubt.

Foreclosure FAQs

Thu, 13 Nov 2025 18:27:08 GMT

Foreclosure FAQs

What is it?

When you purchase a house with a mortgage, the lender has an ownership interest in the property until the mortgage is paid off. If the mortgage is not paid, the bank has the right to take title and full ownership in the property. The legal process by which this is done is foreclosure.

How long does it take?

In Ocean County the time from when the Complaint is served to the Sheriff locking the front door is at least one year and may vary.

What can I expect to happen?

The lender is legally required to take certain steps in a foreclosure. A homeowner will be served first (via certified mail or personal service) a Notice of Intent to Foreclose. It will be clearly labeled as the intention to foreclose and will give the homeowner a certain number of days to bring their mortgage current. The lender can take no further foreclosure action until the period stated in the Notice of Intent to Foreclose has expired. If the homeowner takes no action, a Complaint is filed with the Foreclosure Unit of the Superior Court in Trenton. The homeowner is offered the option to enter into mediation (which this office highly recommends) and is given 35 days in which to respond in writing to the Complaint.

Then what?

Occasionally lenders may offer a loan modification or forbearance but they are not legally required to do so

When will the Sheriff’s sale be?

The homeowner will be notified of the date of sale. Because of the number of sales, the original date of the sale is frequently adjourned to a later date. All homeowners are entitled to two adjournments of the sale on request, for two weeks each adjournment.

What happens once the sale has taken place?

The Sheriff will sign a deed giving title to the bank. Once the sale takes place, the homeowner has a 10 day period in which they can redeem the property by paying the outstanding amount of the mortgage. If the homeowner cannot pay, the Sheriff secures the property for the lender at the end of the 10 days.

Why You Need A Lawyer In A Real Estate Transaction

Wed, 12 Nov 2025 21:35:31 GMT

WHY YOU NEED A LAWYER IN A REAL ESTATE TRANSACTION

Most people make the biggest purchase of their lives once or twice in a lifetime – a home. There’s an increasing trend toward not using attorneys for real estate transactions. Real estate is a highly specialized field of law and, whether you are a buyer or a seller, you need someone to guide you through a potential minefield.

In order to purchase or sell real estate, you will need to enter into a written contract. A lawyer can help you to understand the contract, and negotiate changes to it that benefit and protect you. When there is not a broker prepared contract a lawyer can draw one for you. Most contracts are standard forms, but some clauses in those forms do not necessarily benefit the parties, affecting legal rights. Without help from an attorney, these clauses and the language of most real estate contracts can be hard to understand. NJ contracts allow for an attorney review period, which can start after the contract is signed. It’s difficult to conduct attorney review without a lawyer!

A lawyer can help in dealing with the condition of the property. Once attorney review is concluded, a buyer is entitled to conduct a home inspection. A lawyer’s help is critical here too. Your attorney can negotiate repairs or credits toward repairs if the property has serious defects. A walk-through is typically conducted prior to closing to make sure that the property is in substantially condition that it was when it was put on the market, minus a little wear and tear. If the property was damaged during the sellers’ move-out, it’s the lawyer who will negotiate a repair credit.

The next step in the transaction, if you are a buyer, is having title searches done and obtaining title insurance. For sellers, your attorney can alert you to any outstanding judgements and mortgages that need to be paid. A lawyer can assist you in understanding the title searches and if anything is encumbering your property. The title company is required to divulge if there are judgments against or encroachments on your property, but you may not understand their impact without interpretation by your lawyer. A potential client once came to me with a title search on a property he had purchased; he had discovered after closing that his neighbor had an easement to drive across his property. The title search revealed the easement, but without an attorney to explain it, the client didn’t realize what it meant.

A lawyer sits at your side at the closing table. While the buyer’s documents are typically prepared by the lender and/or title company, a lawyer can answer any questions you may have about the proceedings. S/he reviews the closing statement for you and with you so that it is accurate and you understand it. The seller’s documents, including the deed, are prepared by a lawyer so that they are legally correct.

The important thing to remember about a lawyer in a real estate transaction is that they are there for you. Their sole function is to make sure that you are treated fairly and understand what’s going on.