Randy M. Creighton, Esq., of Black & LoBello explains what you should know before you try to get rid of your second mortgage by declaring Chapter 13 bankruptcy in the state of Nevada.
Are you tired of receiving phone calls from creditors? Luckily, there is a way out. You can stop all creditor phone calls by filing either Chapter 13 or Chapter 7 bankruptcy in Las Vegas, Nevada. When you file bankruptcy a protective umbrella called the automatic stay is triggered, which protects the debtor against the continuance of any action by any creditor against you or your property. With the protection of the automatic stay, creditors must stop all collection efforts against you. Harassing phone calls are included in this category. Any creditor that ignores the automatic stay subjects themselves to possible sanctions by the bankruptcy court.
I have a client from Las Vegas, Nevada and he told me that a creditor, which was a collection agency, kept calling him at work. My client responded by telling the creditor to stop calling at work or he will get fired. The creditor continued to call him at work, and he finally came to see me to discuss bankruptcy. I told him Chapter 13 and Chapter 7 bankruptcy stops these types of calls.
If a creditor calls one of my client after he filed bankruptcy I always recommend that the debtor give the creditor his case number, the date the case was filed and let the creditor know you have a Las Vegas Bankruptcy Attorney and provide my name. If this creditor calls again the debtor should ask the creditor for permission to record the conversation so that your Las Vegas Bankruptcy Attorney can use the recording against the creditor when he seeks damages in court for violating the automatic stay that went into effect as soon as your case was filed.
According to new statistics released by RealtTrac the number of foreclosure filings nationally climbed over 4% in the month of August in comparison to July. A foreclosure filing includes a default notice, notice of trustee sale and the actual sale of the subject property. Thus, a property will have at least three foreclosure filings before it is officially foreclosed.
Not surprisingly, Nevada continues to hold the dubious honor of having the highest foreclosure rate, a trophy this state has held for 43 consecutive months. In Nevada one in every 82 housing units received a foreclosure filing in July. July saw nearly a 7% increase from the previous month in foreclosure filings with a total of 13,727.
There is some good news though; July 2010 saw a 30 percent decrease in foreclosure filings from July 2009. Further, July 2010 was the 10th consecutive month that the number of foreclosure filings in Nevada decreased. These factors are pointing to a stabilization of the housing market.
The reasons for decreased foreclosure filings include many homeowners avoiding foreclosure via either a short sale or bankruptcy.
In a short sale the lender voluntarily agrees to accept less than what is owed on the promissory note. Further, in some instances, the lender will even forgive any deficiency that may result from the short sale. A deficiency is the difference between the sale price and the outstanding amount due and owing on the promissory note. This release of deficiency is especially important in Nevada as Nevada is a recourse state, and without the deficiency release, the lender will have six (6) years from the date of the closing of the short sale to pursue the homeowner for the deficiency.
In a Chapter 7 bankruptcy an individual can erase all of the debt associated with the home as well as any unsecured debt, such as credit cards.
In a Chapter 13 bankruptcy an individual may be able to keep her home while also stripping, or in lay terms, removing the second lien from the property. Also, in a Chapter 13 all unsecured debt will be extinguished.
Randy M. Creighton is an experienced Las Vegas Bankruptcy attorney and has helped countless individuals decide whether to short sale or file bankruptcy. If you are contemplating a bankruptcy and/or short sale, he can assist and navigate you through the entire process.
The answer is yes and no. Yes, a creditor can garnish your paycheck but only after they have gone through the necessary legal steps to do so.
Here is the process a creditor must go through to garnish your wages. First, the creditor must file a lawsuit against you. You then have to be served with the lawsuit and you will at that time be able to defend yourself. If you lose, either after you defend yourself or just don’t file an answer, the creditor will ask the Court and receive a judgment against you. After the creditor has received the judgment he can petition the Court for a writ of garnishment of your paycheck. The Court generally signs this writ (another word for an Order) when the creditor files it. The Writ of Garnishment is then sent to your employer (and the creditor may or may not know who the employer is).
When the employer gets the writ of garnishment, they are bound by the Court’s Order to withhold money from your paycheck and send it to the creditor. Nevada law protects 75% of your wages in order to leave you enough money for the necessities of life, but needless to say you will be left with very little to survive.
In the end, the wage garnishment process can take months to pan out. Thus, if a creditor/collection agency has told you that they will garnish tomorrow if you don’t pay today, and you haven’t been served with a lawsuit/there is no judgment existing, then you may have an excellent case to sue the creditor for violations of your state and/or federal debt collection laws.
If however a creditor has gone through the necessary steps and properly obtained a wage garnishment order all is not lost. Bankruptcy will immediately stop all wage garnishment orders and allow you a fresh start. So, if you are served with a wage garnishment I highly recommend you seek.
I keep several credit cards, however, I try to never keep a balance to avoid any and all finance charges. However, many people don’t have the discipline to pay off their credit cards every month and as such fall into credit card debt. Who knew that a little piece of plastic we call a credit card could cause so much havoc on your finances.
So what types of excuses have we used in order for us to fool ourselves into using that credit card, just once more? Here is a short list of ten common excuses for unplanned charges on our credit cards:
1. There is a bargain you just can’t turn down.
You are at Best Buy and the TV you have always been dreaming of is on sale. You think to yourself that you are in the right place at the right time. As you begin to think about whether you can buy the TV and whether it was in your budget a sales person approaches you with the kicker, 0% interest for 12 months. But you really have to think, do you really need this item now and are you really saving enough to justify this spontaneous purchase?
2. The rewards from credit card purchases are worth it.
I try and only use credit cards that offer bonus points/cash back from certain purchases such as gas and groceries. I have to tell you, it has been working out great. In the end, you have to remember that there is a reason why credit companies offer these types of reward programs because people usually don’t pay off the entire balance and instead rack up significant interest charges. They want your business and your interest, plain and simple.
In order for you to really capitalize on the rewards is to avoid any and all interest charges by paying off your balance each month. If not, you’re falling into the ‘free’ rewards trap.
3. The 0% introductory rate is big help when making big purchases.
Remember that new shiny TV we talked about earlier. We both know the TV was not in your budget, well at least the sticker price isn’t. But if you buy the TV interest free for 12 months your payment will only be $125.00 per month. You think to yourself that TV is now affordable. Up front, we say we’ll pay off the balance, but in reality, we get sucked into buying even more until the period is over and you’re stuck with massive finance charges.
The same goes for 0% balance transfers. Sure, some people can avoid paying any interest by transferring credit debt from card to card, but if you forget for any period of time and you’re stuck with more high interest debt. Avoid the 0% interest trap!
4. It’s for an emergency!
So you have an emergency fund, or maybe not, but there comes along a purchase, such as a home repair, that you decide might be best to charge it instead of tapping into your emergency fund. You’d like to keep your emergency fund intact and cheat just this once into charging the expense. It’ll only happen once, right?
5. We’ve been good, so time to treat ourselves.
It’s been a long month on the job and you and the wife are just tired of staying home for the weekend. Instead, lets go to California for the weekend and enjoy the beaches. Maybe you had that eye on the latest iPhone that Apple released. You’ve worked hard for you money and now it’s time to buy something for yourself. By charging it, you almost taking away a little of the guilt since you don’t see the immediate impact of seeing the funds quickly disappear from the bank account.
Just because you think you deserve it, it doesn’t mean that suddenly you are immune to any finance charges on your credit card you may incur. The $2,500 trip to California will end up costing you $4,000+. Budget for your vacations and treats for yourself.
6. I’ll start paying off my debt next month.
Why waste your fun money by starting to pay off your debt, the debt can wait. But, while the debt waits the interest charges accumulate. Every so often you can justify a purchase by saying to yourself that you are going to make changes to your budget to have the additional funds to pay down that debt. Months go by and it never happens. You need to have the attitude to start NOW or you may fall victim to the continuous cycle of credit card debt. It’s time to follow through to the promise you made to yourself to achieve your goals of being debt free.
7. I’m going to get a raise soon.
Let’s be honest with ourselves, you are lucky to have a job let alone be expecting a raise and/or bonus. In today’s economy bonuses and raises are a thing of the past. Plus, even if you do get that raise in three months you want to be able to enjoy it THEN and not be paying of credit card debt from months ago. You work hard and you deserve to splurge your bonus and/or raise but WAIT to get it.
8. This is the last time.
You have your plan of not using your credit cards until you pay off the balance. But wait, before that, I just need to make one more additional purchase. One more purchase won’t hurt, right? Hook, line and sinker; you’ve just avoided following through with your plan of paying off your debt. Next time is always the last time until you cut up your cards for good until your debt is gone.
9. The payments are small.
You see the signs everywhere around you. ‘You can have this TV or computer for only $40 month!’ What the sign won’t tell you is that you could be ending up paying 25% for the TV because of all the finance charges you’ve racked up by paying the minimums each month. If you can’t afford it now, you really shouldn’t consider any of the gimics stores try and lure you in with.
10. It’s only for a small purchase.
You have that time where you don’t have enough cash on you, so you are forced to use your card. Time after time, the small charges will be adding up. If you already had a balance on your card to begin with, you are fighting the uphill battle again by becoming debt free. You don’t want that $6 lunch to turn into a $7 lunch month after month. Try and use cash for small purchases as much as possible, especially if there is no gain in making the credit card purchase.
In the end, credit card debt can do nothing but bad for your financial health. While the rewards are enticing the risk is too great. What excuses have you used in order for us to fool ourselves into using that credit card? Please share!
The instant bankruptcy is filed, for either Chapter 7 or Chapter 13, a protective umbrella called the automatic stay is triggered which protects the debtor and the debtor’s property against the continuance of any action by any creditor. For example, the automatic stay would protect and STOP a pending foreclosure. Additionally, when filing a Chapter 13 bankruptcy, that injunction extends to anyone else who is obligated to repay your debts.
However, the automatic stay is not absolute in that a creditor may restart collection proceedings by asking the court for permission.
Further, there are limits on how long the automatic stay lasts. For example:
- If you had a prior bankruptcy case pending in the last year which was dismissed then the automatic stay lasts for only the first thirty (30) days after your case is filed unless you or your lawyer gets a court order extending the automatic stay; or
- If you had two or more prior bankruptcy cases pending in the last year which were dismissed then the automatic stay does not take effect at all unless you or your lawyer gets a court order extending the automatic stay.
What The Automatic Stay Covers
As long as the automatic stay remains in place, the following actions are prohibited:
- Beginning or continuing law suits;
- Collection calls;
- Repossessions;
- Foreclosure sales;
- Income executions (“garnishees”); and
- Bank account restraints.
In other words, the automatic stay is a central and very powerful tool a debtor can take advantage of once the bankruptcy is filed. The goal of any bankruptcy proceeding is to give the debtor a fresh start. The automatic stay allows for the debtor to be protected from all creditor claims while he gets his finances back in order.
What The Automatic Stay Does Not Cover
Unfortunately, not all actions and debts are covered by the automatic stay. The automatic stay does not stop:
- Criminal proceedings;
- Actions for a family support order or the modification of such order;
- Actions to collect support from property that is not property of the estate; and
- Tax audits or demands by a taxing authority to file tax returns or assessments of taxes due.
If you are thinking of filing for bankruptcy it is always best to talk with an experienced attorney to discuss your individual case. The beauty of bankruptcy is that a debtor has many options to help resolve individual problems. Only an experienced bankruptcy lawyer can help guide you through this difficult and confusing process.
The goal of filing Chapter 7 bankruptcy is the possibility of having some or all of your debts discharged. When a debt is discharged, it is essentially wiped away and you never have to repay it. However, there are certain debts and obligations that can never be discharged in a Chapter 7 bankruptcy.
In general, the following kinds of debt cannot be discharged:
All debts that you didn’t list on your bankruptcy petition will not be discharged;
- Criminal fines and debts: All court fees and court-ordered judgments related to any criminal activity cannot be discharged — neither are any judgments or debts incurred as a result of personal injury or death to others caused by your own negligence or criminal activity;
- Student Loans: Although there is a general policy not to discharge student loan debt, in some very rare circumstances, student loans can be discharged, particularly if a hardship condition exists;
- Taxes: Most tax debt cannot be discharged in bankruptcy. However, if you meet the following requirements your tax debt may be discharged:
- The taxes are income taxes. Taxes other than income, such as payroll taxes or fraud penalties, can never be eliminated in bankruptcy.
- You did not commit fraud or willful evasion. If you filed a fraudulent tax return or otherwise willfully attempted to evade paying taxes, such as using a false Social Security number on your tax return, bankruptcy can’t help.
- The debt is at least three years old. To eliminate a tax debt, the tax return must have been originally due at least three years before you filed for bankruptcy.
- You filed a tax return. You must have filed a tax return for the debt you wish to discharge at least two years before filing for bankruptcy.
- You pass the “240-day rule.” The income tax debt must have been assessed by the IRS at least 240 days before you file your bankruptcy petition, or must not have been assessed yet. (This time limit may be extended if the IRS suspended collection activity because of an offer in compromise or a previous bankruptcy filing.)
- Fraudulent debts: Any debt that the court finds was obtained fraudulently or illegally will not be discharged. For example, if you ran up debt on a credit card shortly before filing bankruptcy (within 60 to 90 days of filing), the court will refuse to discharge that debt. In addition, if you lied on a loan application to obtain funds — that related debt will not be forgiven in bankruptcy;
- Alimony and child support payments (court-ordered) are not dischargeable; Divorce and property settlements are not dischargeable unless the other party agrees to it.
Randy M. Creighton, Esq.
While no one ever wants or thought they would file bankruptcy twice in their lifetime, the reality of the economic situation we are in has left many of my clients facing bankruptcy for the second or third time.
The Bankruptcy Abuse and Consumer Protection Act of 2005 changed the time in between filings. Here is a quick guide to the time periods that apply to re-filing:
• You cannot file Chapter 7 bankruptcy until eight years from the date of the previous filing
(not the date of discharge) of the previous Chapter 7 bankruptcy.
• You cannot file a Chapter 13 bankruptcy unless you received a discharge under Chapter 7 bankruptcy
more than four (4) years ago or under Chapter 13 bankruptcy more than two (2) years ago.
If you are currently in an active Chapter 13 bankruptcy that you cannot or no longer wish to complete, then there are provisions for converting a Chapter 7 bankruptcy to a Chapter 13 bankruptcy. This might occur, for example, if you lose the job that is funding your Chapter 13 bankruptcy plan or decide that you no longer wish to keep your house.
To learn more about re-filing or the differences between Chapter 7 bankruptcy and Chapter 13 bankruptcy, you should contact an experienced bankruptcy attorney.
As I have previously discussed, rarely does a loan modification include a principal reduction. The typical loan modification only deals with the first mortgage and will only reduce the monthly payment on not the total amount due and owing. For most Las Vegans this does not make sense because why keep paying on as asset that is completely upside down.
As such, many people turn to Chapter 13 bankruptcy to modify their loans AND reduce the principal balance. In Chapter 13 bankruptcy you can eliminate your second mortgage completely while bringing any missed payments on your first mortgage current over a three or five year period. In bankruptcy, removing the second lien on a property is called “lien stripping.” You can lien strip only if the value of your house is LESS than what you owe on your first mortgage.
So, say the value of your home is $175,000 with have a first mortgage of $200,000 and a second mortgage of $150,000, in a Chapter 13 bankruptcy you completely eliminate the second mortgage and only pay on the first mortgage. Thus, in Chapter 13 bankruptcy you were able to reduce the principal amount of your home by $150,000!!!
Chapter 13 bankruptcy has many other benefits and is some cases can save your home. If you would like to speak with a qualified bankruptcy attorney who can help you decide if bankruptcy is right for you, and if so, whether Chapter 7 or Chapter 13 bankruptcy is right for you, please contact us.
As a Las Vegan who practices in the areas of bankruptcy and short sales, I understand and appreciate the non-stop barrage of commercials and advertisements from people and companies promising the moon, and more when it comes to loan modifications. However, with a little bit of research and good old elbow grease you can cut through the junk and find out what is reality.
The majority of loan modifications do not include a principal reduction. I will repeat in bold. The majority of loan modifications do not include a principal reduction. If this is your goal, while not impossible, I would prepare for David v. Goliath.
The reality is that the majority of loan modifications come in three different forms: (1) Lender reduces your interest rate to no lower than 2%; (2) Lender increases the term of your loan to thirty (30) or sometimes forty (40) years from the date you sign the agreement; and (3) the Lender MAY forebear on a portion of the principal, or in layman terms the Lender will not charge interest on a portion of your loan but you will owe whatever the forebear amount is at the time you sell the house or at the end of the term of the new loan. In some cases a Lender may blend these tools to modify your loan.
The goal of any loan modification is to reduce the amount due and owing on the home plus any costs relating to taxes, HOA and insurance to an amount of 31% of your gross income OR to an amount that is affordable to you.
So say for example you have gross income of $6,500/month and your mortgage plus taxes, insurance and HOA is $2,500 month, at an interest rate of 6.25%. Further, the outstanding principal balance of your loan is $400,000. In this situation, the Lender must reduce your monthly mortgage payment plus taxes, insurance and HOA to $2,015 ($6,500 X 31%). So, say taxes, insurance and HOA equal $300/month. Thus, the Lender must be able to change the terms of your loan so that a payment on the principal amount of $400,000 will equal $1,805. Here, this can be accomplished if the Lender reduces your interest to 3.5% and changes the term length of your loan to be thirty (30) years from today.
A successful modification is not always the outcome. Say in the above example the homeowner’s gross income was only $4,200. As such, the Lender must reduce your monthly mortgage payment plus taxes, insurance and HOA to $1,302($4,200 X 31%). Again, the taxes, insurance and HOA equal $300/months. Thus, in this example the Lender must be able to change the terms of your loan so that a payment on the principal amount of $400,000 will equal $1,002. This is simply not possible without either a principal reduction or forbearance on the principal of the outstanding due and owing and Lenders are very reluctant at allowing either of these options.
All is not lost, Chapter 13 bankruptcy may also be able to reduce or eliminate many of your other debts, INCLUDING eliminating your second lien on your house, freeing up funds to pay your mortgage. This is something that no loan modification can do for you. Chapter 13 can stop a foreclosure and give you up to five years to catch up on the missed payments. Many homeowners are able to catch up their missed payments if they are given the time to do so. Loan modification directly with your mortgage company will normally give a matter of months, not years, to spread out the missed payments.
Your decision should be decided knowing all your options. A good attorney can, and will, freely discuss whether workout is a better option for you.







