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It can be risky to reaffirm a mortgage in a bankruptcy, particularly when the property is underwater (worth less than what is owed), or you may need to move and sell quickly.  A reaffirmation agreement puts you back on the hook to pay for the full amount of the mortgage, including interest, taxes, insurance, foreclosure fees and costs after a bankruptcy, if you elect to keep the home.  Why would someone ever sign one of these?  Well, most mortgage companies do not report payments being made on a non-reaffirmed mortgage.  So how do you avoid the risk, while at the same time, benefit from timely payments being made which rebuilds credit?

SELF REPORTING MORTGAGE PAYMENTS

WHEN YOUR LOAN WAS NOT REAFFIRMED

The bankruptcy code does not require that you reaffirm, or sign a court order agreeing to continue the payments on your mortgage. But unless you are surrendering your house, you will want to continue paying because the house will eventually be foreclosed if you do not.

Mortgage companies will not report your payments to the three major credit reporting agencies (Experian, TransUnion, and Equifax) if you have not reaffirmed. It is possible, nonetheless, to still get your payment history included in your credit report, as follows:

  1. Request a payment history from the mortgage company. (The mortgage company is required by law to provide one every year free of charge.) There is no special form – just call your mortgage company and be persistent.
  2. File a dispute with the three credit reporting agencies, attaching a copy of the payment history.
  3. The credit reporting agency is required to verify the accuracy of the debt with the mortgage company within 30 days.
  4. At that point, the mortgage company can either:
  • Remain silent – the credit reporting agency must accept the information you provided; or
  • Accurately report information. The mortgage company would be hard pressed to explain how a payment history it prepared was inaccurate.
  • Repeat this process on a regular basis, to update the information.

Additionally, you should keep the payment history, since that can be provided to anyone you’re applying to for new credit.
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Despite early applications and full financial documentation (sometimes submitted within hours of portals opening), some banks, who will remain nameless for now, dropped the ball and did not timely process PPP applications on behalf of scores of small businesses who had been loyal customers for years.  I am one of these such businesses in Tampa Bay, Florida.

So I’m beginning to ask myself, what did these banks who failed their customers have to gain – while they strung the little guys along?  If I had known my application would sit untouched for two weeks, I could have gone elsewhere, I have several banking relationships.  But I chose to stay with the one application I filed with my primary banker.  I counted on that bank.  I was let down.  Many more share my story.

I will soon have to draw down my line of credit at approximately 8% interest.  That money goes to my bank – those funds will help their bottom line.  These banks have profited by “dropping the ball”.  Many small businesses will fail.  Local businesses.  Mom and pops.  Despite filing an early application with a trusted banker.

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Many small businesses will take advantage of Paycheck Protection Program (PPP) and other measures to keep afloat for the next couple months.  These plans hopefully will result in forgiveness of any funds used for payroll, rent and utilities.  But as we all knows, running a small business involves lots of other expenses.  Many businesses will draw down lines of credit while credit is still available.  Seeking forbearances for various business expenses may also be possible to conserve cash.  Owners may not take paychecks for awhile.

But eventually, shelter in place orders will subside.  What then?  Revenues won’t be what the once were for quite some time:  at least for the entertainment, travel and restaurant industry.  Many other industries too I’m sure.

How will these businesses remain in business?  Fortunately, the new Subchapter V Small Business bankruptcy rules went into effect in mid-February.  These weren’t caused by COVID-19, but the timing couldn’t have been better.  The debt cap was raised by the CARES Act from $2.7 million to $7.5 million for eligibility.  These small business Chapter 11 cases are streamlined and less expensive.  They are a means to reduce debt and the cost of carrying that debt — while remaining in business!

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Our firm used to do a lot of employee rights cases, but we reduced that area of practice when we elected to focus on foreclosure defense and student loan work.  Recently though, we have had a few clients with questions about what happens to their income if they or an immediate family member should get sick with COVID-19.  One of our attorneys suggested I post the following to help answer these questions:

WHAT ARE YOUR RIGHTS UNDER THE FAMILY FIRST CORONAVIRUS RESPONSE ACT (FFCRA)?

The Act requires certain employers to provide their employees with paid sick leave and expanded family and medical leave for specified reasons relating to COVID-19.  These provisions are applicable between April 1, 2020, through December 31, 2020.

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https://www.tampabankruptcylawyerblog.com/wp-content/uploads/sites/10/2015/07/christie_d._arkovich_p.a_1_small.jpgHow do you determine if the COVID-19 federal law waiving interest applies to your federal student loans?  The most recent changes are summarized here in a nice Q&A format:  https://studentaid.gov/announcements-events/coronavirus.

My take on all this:  The Act suspends student loan payments and interest accrual through September 30. For those in federal loan forgiveness programs, those months will count as months in which payments were made.

Now for the finer points:  for the interest waiver, not all federal loans count, only Direct Loans and those Federal Family Education Loans (FFEL) which are owned by the government.  Most FFEL loans are owned by third parties and only guaranteed by the government.  Perkins Loans are owned by the institution and the interest waiver does not apply either.  Eighty percent of all federal loans were FFEL loans before the FFEL program was discontinued in 2010.  I’d estimate one-quarter to one half of all federal loans are still FFEL loans.

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While our physical location is closed, our Arkovich Law team are hard at work at home filing motions to abate Chapter 13 Plans, Modifying Confirmed Plans, helping with our clients’ real estate needs, settling all sorts of debt, and assisting with estate planning needs.  This blog is addressed toward our small businesses in the Tampa Bay area:

If you are a small business owner, make sure to apply for the Paycheck Protection Program through your local bank in order to maintain your workforce and to receive full forgiveness after the 8 week period.  Make sure you are able to return to work in 8 weeks with your business fully intact and awesome!

Also, if you experience additional business hardship, you can apply for a SBA Bridge Loan.

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For you landlords out there or for your residential property managers, what about this idea for your tenants who are unable to pay rent?

It allows a 50% reduction in rent to be paid by using escrowed deposits for two months, replenishment within 180 days, and extends the lease for two months.  Those deposit accounts are sitting around doing nothing, we may as well be using them!!  Tenant pays nothing now, and landlord gets 50% now.

If you like this idea, please share (but add my email in case a landlord or property manager would like legal advice on how to handle a specific matter).  Christie@christiearkovich.com.

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My first consult this week was for a former client who just learned of a bank garnishment of his joint bank account with his wife from an old Cach final judgment that he thought was vacated and dismissed.  The entire account was frozen.  Plus his wife’s next check couldn’t be stopped from being deposited and taken.

How did he learn of this?  When he was at the grocery store to buy food for his family in the midst of the COVID-19 crisis.  After carefully avoiding everyone and loading his cart with what he could find – he walked away with nothing.  He didn’t have money to pay us, but since we had been compassionate to him in the past, he thought, why not contact us, perhaps there is something we could do.

Fortunately, we were able to secure with the opposing attorney, a dissolution of the writ of garnishment and all the money in his joint bank account will be released in just a day or two.  In the meantime, our client has borrowed some funds from a neighbor.  This could happen to anyone — this client had no idea that this old judgment was out there, and that bank account was his emergency fund.  He lost his job in Europe and had no credit cards.  His wife works at a local Tampa Bay retailer and just had her hours cut.  I sincerely appreciate opposing counsel who timely communicated with me in this urgent matter to get it resolved now and without the necessity of a court hearing, which could take a few weeks!

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https://www.tampabankruptcylawyerblog.com/wp-content/uploads/sites/10/2015/07/christie_d._arkovich_p.a_1_small.jpgWe’ve gathered some information below for folks with student related questions if their job/business/income has been impacted by the CoronaVirus/COVID-19:

Here some info below on servicers and US Dept of ED current updates:

  • Nelnet; currently open “attempting to keep call centers staffed, however use online options”  Offers: Deferment, forbearance
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I just found an eye opening video by Gary Fraley, a certified bankruptcy attorney in California, on why debt relief companies should be avoided!

Watch the video – it’s short, to the point, and there’s a cool saddle in the back ground — looks like a former Texas transplant to California.  I kept looking for a cowboy hat, but that’s probably in his Ford truck hung on the rifle rack.  Okay, I may have been watching too many Ranches on Netflix lately!

www.youtube.com/watch?v=DP1BVHdsexc

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