Foreclosure Lawyer in Smiths Point, NY

Stop Foreclosure Before It's Too Late

Protect your home with experienced foreclosure defense that fights for your family’s future and financial stability.

Hear from Our Customers

Stop Foreclosure Smiths Point

Keep Your Home, Keep Your Peace

You’re not just fighting to keep a house. You’re fighting to keep your children in the same school district, your equity intact, and your family’s stability secure.

When foreclosure defense works, you get breathing room. Real breathing room. Your mortgage payments become manageable again through loan modification. The constant stress of wondering when the sheriff will show up disappears. Your credit stops taking hits from missed payments.

Most importantly, you get to stay in the community you’ve built your life around. Your kids don’t have to explain to friends why they’re moving. You don’t have to start over somewhere else, rebuilding what you’ve already worked years to establish.

Foreclosure Attorney Smiths Point

We Know New York Foreclosure Law

The Frank Law Firm P.C. has been helping Long Island homeowners navigate foreclosure proceedings for years. We understand how New York’s judicial foreclosure process works and where lenders make mistakes.

We’ve seen every type of foreclosure case Suffolk County courts handle. From documentation errors to improper servicing practices, we know what to look for when building your defense.

Our approach is straightforward: assess your situation honestly, identify your best options, and fight for the outcome that makes the most sense for your family’s future.

Foreclosure Defense Process NY

Here's How We Stop Foreclosure

First, we review every piece of paperwork in your case. Lenders make mistakes more often than you’d think. Missing signatures, improper notices, chain of title issues – these problems can halt foreclosure proceedings entirely.

Next, we examine your financial situation to determine if loan modification makes sense. We handle all communication with your servicer and present your case in the strongest possible light. Many homeowners who try this alone get denied simply because they don’t know how to present their hardship properly.

If modification isn’t viable, we explore alternatives like short sales or deed in lieu of foreclosure. These options can help you avoid the foreclosure judgment while minimizing damage to your credit and future home-buying ability.

Throughout the process, we keep you informed about what’s happening and what to expect next. No legal jargon, no false promises – just clear information so you can make decisions with confidence.

Ready to get started?

Explore More Services

About Frank Law Firm, P.C.

Get a Free Consultation

Mortgage Foreclosure Attorney NY

What's Included in Foreclosure Defense

We handle every aspect of your foreclosure case from start to finish. This includes reviewing all loan documents, filing necessary court responses, and representing you at hearings. We also negotiate directly with your lender for loan modifications or alternative solutions.

Many Smiths Point homeowners don’t realize that New York’s foreclosure process can take over a year. That’s time we can use to your advantage. We know how to use procedural requirements and documentation standards to slow down the process while we work on permanent solutions.

Our service also includes helping you understand your rights under New York law. Homeowners have more protections than most people realize, especially when lenders haven’t followed proper procedures. We make sure you benefit from every protection available.

How long does the foreclosure process take in New York?

New York foreclosure cases typically take 445 days or longer from the first missed payment to the foreclosure sale. This is because New York requires judicial foreclosure, meaning your lender must go through the court system. The timeline includes a 90-day pre-foreclosure notice period, court filing and service requirements, and mandatory settlement conferences. This extended timeline gives us significant opportunity to negotiate solutions or challenge the foreclosure on legal grounds. However, every case is different, and some can move faster if homeowners don’t respond to court filings or if lenders have perfect documentation.

Can you really stop a foreclosure that's already started?

Yes, foreclosures can be stopped at almost any point before the actual sale occurs. We can halt proceedings by challenging improper documentation, negotiating loan modifications, or filing for bankruptcy if appropriate. Many lenders have documentation problems or haven’t followed New York’s strict procedural requirements. Even if your case seems hopeless, there are often options available. The key is acting quickly – the earlier we get involved, the more options you have. We’ve stopped foreclosures even days before scheduled sales when we’ve found legal defects in the lender’s case.

What are my chances of getting a loan modification?

Your chances depend on several factors: your current income, the reason for your financial hardship, and how much you owe versus your home’s value. Lenders are generally willing to modify loans when it makes more financial sense than foreclosing. We’ve successfully negotiated modifications that reduced monthly payments by hundreds of dollars, extended loan terms, and even reduced principal balances in some cases. The key is presenting your case properly with complete documentation and a realistic proposal. Many homeowners get denied because they don’t understand what lenders are looking for or make mistakes in their applications.

How much does foreclosure defense cost compared to losing my home?

Legal fees for foreclosure defense are typically a fraction of what you’ll lose if foreclosure proceeds. Consider that you’ll lose all equity in your home, face significant credit damage, and likely need to pay for moving and new housing deposits. Most foreclosure defense cases cost thousands, while losing your home can cost tens of thousands in lost equity alone. We’re transparent about fees upfront and work with clients on payment arrangements when possible. Many clients find that a successful loan modification saves them more money each month than they pay in legal fees over the entire case.

What happens if we can't save my home?

If keeping your home isn’t possible, we focus on minimizing the damage to your financial future. This might mean negotiating a short sale, where you sell for less than you owe but avoid foreclosure judgment. Or we might arrange a deed in lieu of foreclosure, where you voluntarily transfer the property to avoid the foreclosure process. Both options are better for your credit than completed foreclosure. We also make sure you understand any potential tax consequences and work to get deficiency judgments waived when possible. The goal is always to position you for the best possible fresh start.

Should I just walk away from my home instead of fighting?

Walking away might seem easier, but it’s usually the most expensive option. You’ll still face foreclosure proceedings, credit damage, and potentially a deficiency judgment for the difference between what you owe and what the home sells for at auction. Plus, you lose any equity you’ve built up. Before making this decision, you should understand all your options. Sometimes loan modifications can make payments affordable again. Other times, a strategic short sale can minimize financial damage while letting you leave on your terms. We help you understand the real costs of each option so you can make an informed decision.

Local Resources

Smiths Point, NY is located in Suffolk County in New York State