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10 Big Reasons to Get Legal Advice about Bankruptcy Before Selling Your Home

The SINGLE overarching reason to get advice from a bankruptcy attorney before selling your home is to save money, possibly a great deal of money.  I’ll tell you ten ways to do so—three today and then the rest in my next couple blogs.

1.  Avoiding judgment liens:  If some creditor has sued you in the past, that creditor likely has a judgment against you. You might not even realize or remember if this has happened to you. Or, a creditor may sue you in the near future, and get a judgment against you before the sale of your home closes. If a judgment has been entered against you, this usually means the creditor has a lien against your home. That lien amount is almost always substantially larger than the amount you owed the creditor. Most of the time, that judgment lien has to be paid in full before the house can sell. If the judgment is paid out of the proceeds of the house sale, this reduces the amount you receive. Or the lien could reduce the money you thought would go to more important debts, such as taxes, child support, or an ex-spouse. If there aren’t enough sale proceeds to cover the judgment, you will either have to pay the full judgment amount out of your pocket, or at least some discounted amount to get the creditor to release the lien. If you don’t pay it in full, you would likely continue owing the balance. And if the creditor won’t settle, you may not be able to go through with the sale. In contrast, either a Chapter 7 or 13 case often can get rid of that judgment lien and write off the underlying debt, allowing you to sell the home without paying anything on that debt.

2.  Stripping second and other junior mortgages:  Chapter 13 often allows you to “strip” your second (or third) mortgage from the title of your home. The law changes that debt from a secured debt to an unsecured one. It can do this when your home is worth no more than the first mortgage (plus any property taxes or other “senior” liens) by acknowledging that all of the home’s value is exhausted by liens that legally come ahead of that junior mortgage. As a result, these junior mortgage balances are thrown into the same pot as the rest of your other regular unsecured debts—all your other debts that have no collateral attached to them. When this happens, depending on your situation, you often don’t pay anything more into your Chapter 13 Plan. And even if you do have to pay something more because of that stripped “junior” mortgage, almost always you only have to pay pennies on the dollar. And you end up with your home completely free and clear of that mortgage.

3.  Buying time for a better offer:  A home sold in a hurry is seldom going to get you the best price. A basic rule of home sales is that the maximum price is gotten through maximum exposure. If you feel under serious time pressure to sell because of creditor problems, the extra time provided by filing either a Chapter 7 or 13 case could get you just the additional market exposure you need. No question–filing a bankruptcy can in some respects complicate the sale of your house, and there many situations when a bankruptcy filing will not likely help you reach your goals. But in the right situations the advantage of getting more time on the market far outweighs any potential disadvantage.

In my next blog I’ll give you more ways that bankruptcy can give you huge advantages involving your home. If some of these apply to your situation, they can totally change whether or not you should sell your home, and if so, when you should do so.

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Qualifying for the Tremendous Tools of Chapter 13

You may want the fast fresh start of a Chapter 7 case, but sometimes your circumstances scream out for a Chapter 13 instead.  It’s true—for some people Chapter 13 provides tremendous tools not available under Chapter 7. Now all you have to do is qualify for it.

Qualifying for Chapter 13 is completely different than qualifying for Chapter 7. You 1) can’t have too much debt, and 2) must be “an individual with regular income.”

 

Too Much Debt

There is no limit how much debt you can have if you file a Chapter 7 case. But under Chapter 13 there IS a strict maximum debt amount. The idea is that Chapter 13 is a relatively straightforward and efficient procedure designed for relatively simple situations. If there’s a huge amount of debt, the theory is that you need a more complicated procedure, Chapter 11, which is arguably ten times more elaborate (and about that many times more expensive!).  

So Congress has come up, rather arbitrarily, with a strict debt maximum to qualify for Chapter 13. Actually, there are two separate maximums, one for unsecured debt and another for secured debt. You’re thrown out of Chapter 13 if you exceed either amount.

The current maximums are $1,081,400 for secured debt and $360,475 in unsecured debts. Those same numbers apply whether you are filing by yourself or with a spouse.

These amounts may sound like way beyond what most consumers would owe, and in fact they do not cause most people a problem. But these limits are problematic more than you might think. Consider if you owed a normal amount of debt and then were hit with a catastrophic medical emergency and/or very serious ongoing condition that quickly exhausted your medical insurance. A few hundred thousand dollars of medical debts can add up faster than you can believe.  

Other potentially troublesome situations, particularly for the unsecured debt limit, include if you’ve owned a business, or are involved in serious litigation. Or if you own real estate, especially more than just your primary residence, the secured debt limit can also be reached quickly, especially in certain part of the country.

 

“Individual with Regular Income”

First, corporations and partnerships can file Chapter 7s, but not 13s—you must be an “individual.”

Second, the Bankruptcy Code defines—not very helpfully, mind you—“individual with regular income” as someone “whose income is sufficiently stable and regular to enable such individual to make payments under a plan under Chapter 13.”  That’s sounds like a circular definition—your income is regular enough to qualify to do a Chapter 13 case if your income is regular enough to do a Chapter 13 case!? Such an ambiguous definition gives bankruptcy judges a great deal of discretion about how they enforce this requirement. Some are pretty flexible, letting you at least try. Others look more closely at your recent income history and have to be pursuaded that your income is consistent enough to meet this hurdle. This is one of those areas where it pays to have a good attorney in your corner, one who has experience with your judge and the expertise to present your circumstances in the best light.

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