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A January 11, 2011 opinion by the U.S. Supreme Court is expected to drastically increase potential disposable income in Chapter 7 and 13 bankruptcy cases in Tampa, Florida. This may cause someone who previously qualified for a Chapter 7 bankruptcy not to qualify, or to increase the Chapter 13 plan payment by $500.

You see prior to Ransom v. FIA Card Services, N.A., our local (often considered debtor friendly) Tampa Division would generally allow a $496 ownership credit toward a vehicle (two credits were allowed if debtors were married or had reason for an additional vehicle). This $496 credit would be allowed even if the car payment was less than $496 or if there was no car payment and it was owned free and clear. A debtor only needed to own or lease a vehicle to claim the ownership credit. A separate credit is used for vehicle operating expenses. The reasoning in the Tampa Bay area was in part if the debtor was driving an older paid off vehicle, at some point during a 3-5 year plan the debtor would have to purchase a replacement vehicle. Allowing the credit would permit the debtor to both save some money for the down payment as well as afford the payment when the replacement vehicle was purchased.

Following the 8-1 decision in Ransom, our local Chapter 13 Trustees and Judges can no longer allow a debtor to reduce disposable monthly income (DMI) by claiming a vehicle ownership expense when the debtor has no associated loan or lease payment for the vehicle. In some other areas of Florida or elsewhere around the country, debtors already were not allowed to claim the expense, so this won’t have any effect on them. But here in Tampa, this is a major disappointment.

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Contrary to popular opinion, a bankruptcy debtor does not have to give up his or her vehicle immediately upon filing bankruptcy.

First, many debtors choose to keep their vehicles and can do so as long as they continue to make the regular monthly payment and sign a reaffirmation agreement to repay the debt.

Second, free and clear vehicles can be retained provided the values of the vehicles are within the permitted exemptions or provisions to pay to keep them is set forth in the Chapter 13 Plan.

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It was reported in the Miami Herald recently that a former employee of a foreclosure mill law firm in Tampa Florida sued this week for overtime violations when she and others were forced to work “off the clock”. Florida Default Law Group allowed for five hours of overtime per week, but to keep up with the flood of foreclosure cases, Denise Vasquez alleges that she was routinely required to work even more hours without the federally mandated time and a half required by the (FLSA). The case was initially filed in Hillsborough County but was transferred to federal court under the FLSA. Florida Default Law Group remains under investigation by the state attorney general’s office for filing misleading documents in foreclosure cases. Another foreclosure mill law firm with over 1000 employees, Law Offices of David J. Stern, P.A., has practically shut down due in large part to the depositions of employees and other information gleaned in the pending attorney general investigation and the pulling of files by Fannie Mae and other major lenders or servicers.

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Our neighbors are considering buying a condominium in Tampa that was foreclosed by Wells Fargo (owned by Freddie Mac) and noticed two strange things in the paperwork this weekend. First, Freddie Mac is only offering insurable title not marketable title and they wanted to use their own title agent.

Fortunately, our neighbors were smart enough to notice the distinction. First, the possibility of fraud in the foreclosure or anything else wrong with the foreclosure appear to have been excluded from the insurance coverage. So if the prior homeowner comes forth and says I didn’t have notice of the foreclosure because I wasn’t properly served (this happens all the time) or a faulty affidavit or assignment was submitted in the foreclosure litigation to support the plaintiff’s claim that it owned or held the note (also a common occurrence), the homeowner can have the foreclosure sale reversed. Where does this leave the new buyer? Well they would have a claim for the failure of Freddie to provide good and clear title — or would they? With an insurance exclusion, depending upon how it is written, this could be a major dilemma.

Second, Freddie specifically noted that the purchaser was responsible for any unpaid homeowners association expenses. In Florida, there is Florida Statute Section 718.116 that provides that upon foreclosure, the plaintiff is required to pay the past one year of unpaid condominium association dues or 1% of the original principal balance whichever is less. (This is not necessarily true for all homeowners associations). If the plaintiff lienholder fails to do so, are all the delinquent assessments plus attorney’s fees, costs and interest due and owing, perhaps going back years? I wonder, how often does the bank or mortgage servicer actually make this payment by the thirty day deadline? These are the same parties that cannot look at mortgage modification paperwork within the first 30-90 days of submission because they are so overwhelmed.

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Retail sales are up 7.9% from December 2009 to December 2010. Although retail sales increased only .6% in December from November and were lower than expected, retail sales are now above the pre-recession peak in November 2007. Initially this appears good right? Bankruptcy rates in Florida and elsewhere should start to decline as consumers spend more and more people get back to work.

Not so fast. Much of these gains were in energy and food prices. Furniture and home furnishings rose a mere 2.3% year over year. Electronics rose only 2.6% year over year. Clothing sales will almost certainly rise significantly during this upcoming year but not due to an increase of demand, but rather due to cotton prices being in the stratosphere.

What does this mean for the average Floridian consumer? Well the middle class is being squeezed even more with declining wages and increasing costs of living. This leads to more debt to service when paychecks aren’t enough to pay the bills any more. Chapter 7 or 13 bankruptcy is no longer reserved for the divorced, injured, ill or unemployed. Now increasing numbers are filing bankruptcy when they just can’t pay the bills like in the old days.

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telephone.jpgI don’t know about you, but I always have my cell phone with me. While fortunately I do not have debt collectors calling me on my cell phone, a lot of my clients here in the Tampa Bay area are troubled by this every day. Many report receiving several calls per day from the same debt collector. Come on, if a person doesn’t have the money in the morning, are they really going to have it in the afternoon, or even an hour later? Realistically, these calls are meant to do one thing: harass you into paying the debt.

Collectors know this – that’s why they call our cell phones.

Is it legal for collectors to call our cell phones?

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house with foreclosure tape.jpgTwo banks couldn’t prove they owned the mortgages in Massachusetts and they lost a pivotal case on January 7, 2011. This was a Supreme Court decision following an appeal by the banks when they lost at trial earlier this year. The banks probably regret their appeal of a limited land court’s decision which has now gone viral and has even hit the banks stock prices on Friday. The U.S. Bank v. Ibanez decision is the first state supreme court to weigh in on this issue involving securitized trusts.

What does this decision do for Florida homeowners facing foreclosure? Well Massachusetts is a title theory state while Florida is a lien theory state for one thing. One of the key points of the decision was that a mortgage could be bifurcated or separated from the note due to a 1800s decision in Massachusetts. Florida case law provides that a mortgage follows the note. Therefore no bifurcation would occur. However, if the note is lost as is often the case, and the banks cannot show that the mortgages were properly transferred into the securitized trust, that’s where Ibanez will count.

In Ibanez, U.S. Bank initiated the foreclosure proceeding before it possessed a legally effective mortgage assignment. This happens regularly in Florida. Often foreclosure defense attorneys in Florida are faced with trying to determine when notes and mortgages were actually transferred to the plaintiff bank. The banks present undated endorsements of notes which are merely stamps by an employee who often doesn’t review what they are signing or stamping. Assignments are dated retroactively to try and cure the problem. Numerous employees have testified in countless depositions that they do not review any records prior to executing assignments.

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In an effort to curb abuses by mortgage servicers, the First District Court of Appeal in Florida ruled on December 8, 2010 in Palacio to set aside a default judgment against Tampa, Florida homeowners who were “under the reasonable belief that the foreclosure action had been abated.”

According to the homeowners, the lender was willing to agree to a modification pursuant to certain terms, including an immediate payment of $8,500, a reduction of principal from $205,000 to $150,000 which would be re-amortized to result in a new monthly payment. After judgment was entered, the homeowners made five payments in accordance with what they understood was a modified mortgage agreement.

Despite the alleged modification agreement, a foreclosure sale was set and the homeowners’ final payment as returned. The homeowners hired a Tampa foreclosure defense attorney before the sale date and filed a motion to set aside the default judgment which was denied. Upon appeal, the appellate court ruled that the trial court’s failure to conduct an evidentiary hearing warrants reversal in favor of the homeowners. Despite the bank’s argument that the allegations of a modification were facially insufficient to warrant setting aside a default judgment, the appellate court disagreed.

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In a recent study by Stetson University College of Law in Pinellas County, Florida soon to be published by the Georgetown Journal on Poverty Law and Policy, entitled The Elderly in Bankruptcy and Health Reform, the most cited reason for financial difficulties of the elderly as reported by Florida attorneys is “credit card debt”. The second most common difficulty cited is “lack of income”. Twenty-five percent of our country’s elderly live at or under the poverty line and over 50% report social security as their sole income.

For the past few decades, the elderly have had multiple sources of income during retirement. Social security, pension and savings formed a three legged stool which supported elderly Americans throughout their retirement. Nowadays though, pensions and savings have often dissipated and only Social Security remains. Not many people can live on Social Security alone and debt quickly starts to accumulate in a day to day struggle to pay the bills.
Many of these same Americans own their homes outright or have other assets. Rather than losing these assets to creditors, filing a bankruptcy may be the best option. As an added bonus it avoids the time consuming, lengthy and often expensive probate process. Most people on a fixed income of social security would easily qualify for a Chapter 7 bankruptcy. In Florida, homes are generally exempt in a bankruptcy as well as 401k, IRAs and annuities. Once a Chapter 7 bankruptcy is completed in three months, the debt owed to credit cards and other unsecured creditors such as hospital bills are fully discharged and no longer owed. No more need to open a probate.

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