Foreclosure Lawyer in Howard Beach, NY

Stop Your Foreclosure Before It's Too Late

Get immediate legal protection and explore every option to save your Howard Beach home from foreclosure proceedings.

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Howard Beach Foreclosure Defense Attorney

Keep Your Family in Their Home

You’re not just fighting to keep a house. You’re fighting to keep your kids in the same school district, your family near the community you’ve built, and your financial future intact.

When foreclosure threatens your Howard Beach home, you have more options than the bank wants you to know. Loan modifications can reduce your monthly payments to something manageable. Chapter 13 bankruptcy can stop the foreclosure process entirely while you catch up on missed payments. Even if keeping the home isn’t possible, a strategic short sale or deed in lieu can protect your credit score from the devastating impact of a foreclosure judgment.

The key is acting fast. New York’s foreclosure process moves quickly once it starts, but there are specific legal deadlines and opportunities that can work in your favor when you have experienced representation.

Experienced Queens County Foreclosure Lawyers

We Know Queens Foreclosure Court

We at The Frank Law Firm P.C. have been defending Howard Beach homeowners against foreclosure for years. We know the local court procedures, the judges, and exactly how lenders operate in Queens County.

We’ve seen every foreclosure scenario. The family behind on payments after a medical emergency. The homeowner whose adjustable rate mortgage became unaffordable. The couple facing divorce who can’t manage the mortgage alone. Each situation requires a different legal strategy, and we know which approach works best for each circumstance.

Most importantly, we understand that foreclosure isn’t just a legal problem—it’s a family crisis. That’s why we offer payment plans and work with homeowners who are already financially stressed.

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Stop Foreclosure Process Howard Beach

Here's How We Stop Your Foreclosure

First, we review your foreclosure notice and mortgage documents to identify any procedural errors or lender violations. Many foreclosures have technical defects that can be challenged in court, buying you valuable time.

Next, we immediately contact your lender to explore workout options. This might mean negotiating a loan modification to reduce your payments, setting up a repayment plan for missed payments, or discussing alternatives like a short sale. Lenders often won’t take homeowners seriously, but they negotiate differently when an attorney is involved.

If necessary, we file emergency motions in Queens County court to halt the foreclosure sale. We can also explore Chapter 13 bankruptcy, which provides an automatic stay that stops all foreclosure proceedings while you reorganize your debts under court protection.

Throughout the process, we keep you informed about what’s happening and what to expect next. No legal jargon, no surprises—just clear communication about your options and realistic outcomes.

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Foreclosure Help Lawyer Howard Beach

Complete Foreclosure Defense Services

Our foreclosure defense covers every aspect of protecting your home. We handle loan modification negotiations, challenging improper foreclosure procedures, filing bankruptcy when appropriate, and representing you in all court proceedings.

Many Howard Beach homeowners don’t realize they have rights when facing foreclosure. Lenders must follow specific legal procedures, provide proper notice, and prove they have the right to foreclose. When they cut corners—which happens more often than you’d think—we hold them accountable.

We also handle the financial side of foreclosure defense. If you’re dealing with predatory lending practices, mortgage fraud, or lender violations of state and federal law, we can pursue claims that might reduce or eliminate what you owe. Sometimes the best defense is a strong offense against lenders who haven’t followed the rules.

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We can often halt a foreclosure sale within 24-48 hours by filing emergency motions in Queens County court. The key is acting immediately once you contact us. If your foreclosure sale is scheduled within days, we can request a temporary restraining order or file for Chapter 13 bankruptcy, which automatically stops the sale. However, the sooner you call, the more options we have available. Don’t wait until the day before your scheduled sale—contact us as soon as you receive a foreclosure notice or realize you’re falling behind on payments.
Loan modification success depends on your specific financial situation and your lender’s policies. Generally, homeowners who can demonstrate a temporary hardship and show ability to make modified payments have the best chance of approval. We’ve successfully negotiated modifications that reduced monthly payments by 30-50% for Howard Beach homeowners. The key is presenting your case properly to the lender with complete financial documentation and a realistic proposal. Lenders are more likely to modify loans than go through expensive foreclosure proceedings, but they need to see that you can sustain the modified payments long-term.
Actually, Chapter 13 bankruptcy often does less long-term damage to your credit than foreclosure. A foreclosure judgment stays on your credit report for seven years and can drop your credit score by 200+ points. Chapter 13 bankruptcy also appears for seven years, but since you’re paying back debts under a court-approved plan, the impact is often less severe. More importantly, Chapter 13 lets you keep your home while catching up on missed mortgage payments over 3-5 years. Many of our Howard Beach clients see their credit scores recover within 2-3 years after completing their Chapter 13 plan.
We offer flexible payment arrangements because we understand you’re already facing financial stress. Our initial consultation is free, and we can discuss payment plans that work with your budget. Many foreclosure defense cases can be handled for a few thousand dollars total, often paid in installments. Compare this to losing a $600,000+ Howard Beach home to foreclosure. We’re transparent about costs upfront and never surprise you with hidden fees. The investment in proper legal representation almost always pays for itself by saving your home or negotiating better terms with your lender.
Simply abandoning your home is usually the worst possible option. You’ll still face foreclosure proceedings, potential deficiency judgments for any amount still owed after the foreclosure sale, and maximum credit damage. New York allows lenders to pursue deficiency judgments, meaning they can come after your other assets and income even after taking your house. Instead of walking away, explore alternatives like short sales, deed in lieu of foreclosure, or loan modifications. These options can minimize credit damage and eliminate your ongoing liability. Even if keeping the home isn’t possible, there are much better exit strategies than abandonment.
Yes, we regularly take over foreclosure cases that are already in litigation in Queens County court. Even if your case has been ongoing for months, there are still opportunities to challenge the foreclosure, negotiate with the lender, or explore alternatives like bankruptcy. We’ll review all the court filings and lender documents to identify any procedural errors or violations that can be used in your defense. Sometimes cases that seem hopeless actually have strong defenses that previous attorneys missed. The important thing is acting quickly once you decide to fight the foreclosure, regardless of how far along the court case has progressed.

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