Foreclosure Lawyer in The Terrace, NY

Stop Foreclosure Before It's Too Late

Immediate legal intervention to protect your home and explore every available option.

Hear from Our Customers

Foreclosure Defense Attorney Services

What Happens When You Act Fast

When you’re facing foreclosure, time isn’t just money—it’s your home. Every day you wait, your options shrink.

The right foreclosure defense strategy can halt proceedings immediately. We’ve seen clients go from 30 days away from losing their home to negotiating affordable payment plans that actually work. Others have successfully challenged improper documentation that lenders hoped they’d never notice.

Your mortgage company isn’t looking out for you. They’re following a process designed to move as quickly as possible toward taking your property. But that process has rules, deadlines, and requirements they must follow. When they don’t, that’s where we step in.

The Terrace Foreclosure Defense Lawyers

We Know NY Foreclosure Law Inside Out

The Frank Law Firm P.C. has been defending homeowners’ rights in New York for years. We understand how overwhelming foreclosure feels because we’ve walked hundreds of families through this exact situation.

We’re not here to make promises we can’t keep. Some cases end with successful loan modifications. Others result in negotiated timelines that give you breathing room to sell or transition. What matters is that you understand your options and make informed decisions.

Every case gets direct attorney attention. When you call, you’re talking to someone who knows foreclosure law, not a paralegal reading from a script.

Stop Foreclosure Process

Here's Exactly What We Do First

Step one is stopping the clock. We immediately review your foreclosure paperwork for procedural errors, improper documentation, or violations of your rights. Most lenders make mistakes—we find them.

Next, we contact your mortgage servicer directly. No more sitting on hold or getting transferred to different departments. We speak their language and know exactly what documentation they need to consider alternatives like loan modifications or payment plans.

Throughout the process, you’ll know exactly where things stand. We explain each option in plain English, including realistic timelines and potential outcomes. No legal jargon, no false hope—just clear information so you can make the best decision for your family.

Ready to get started?

Explore More Services

About Frank Law Firm, P.C.

Get a Free Consultation

Mortgage Foreclosure Attorney Options

Every Defense Strategy We Use

Loan modification remains the most common solution for homeowners who want to keep their property. We negotiate directly with your lender to reduce monthly payments, extend loan terms, or even reduce principal in some cases.

When modification isn’t possible, we explore alternatives. Short sales let you avoid foreclosure while minimizing credit damage. Deed-in-lieu arrangements can provide transition time and sometimes even relocation assistance.

For cases involving improper procedures, we pursue foreclosure litigation. Many lenders cut corners on documentation, especially during the mortgage crisis years. When we find violations, we use them to protect your interests and strengthen your negotiating position.

How quickly can you stop a foreclosure in New York?

We can often halt foreclosure proceedings within days of being retained, depending on where you are in the process. If you’re still in pre-foreclosure (receiving notices but no court filing yet), we have maximum flexibility to negotiate. Once a foreclosure case is filed in court, we can still intervene, but timing becomes more critical. The key is acting as soon as you realize you’re in trouble. Even if you’ve missed several payments, early intervention gives us the most options to protect your home and find sustainable solutions.

What's the difference between loan modification and foreclosure defense?

Loan modification changes your existing mortgage terms to make payments affordable—lower interest rates, extended terms, or reduced principal. It’s often the best outcome when you want to keep your home long-term. Foreclosure defense is broader legal protection that includes challenging improper procedures, negotiating alternatives, and buying time to explore options. Many cases involve both: we defend against improper foreclosure while simultaneously negotiating modification. The strategy depends on your specific situation, financial capacity, and goals for your property.

Can you really challenge the bank's foreclosure paperwork?

Absolutely, and we find problems more often than you’d expect. Lenders must follow strict procedures for notices, documentation, and court filings. Common issues include improper service of legal papers, missing or backdated documents, and failure to comply with federal modification requirements. During the mortgage crisis, many loans were sold multiple times, creating documentation gaps we can challenge. When we find violations, it strengthens your position significantly. Sometimes it results in case dismissal, but more often it provides leverage to negotiate better terms or more time to resolve the situation.

How much does foreclosure defense cost in New York?

Our fees depend on your specific situation and the complexity of your case. Simple loan modification negotiations cost less than full foreclosure litigation. We’re transparent about costs upfront and offer payment plans because we understand you’re already facing financial pressure. Many clients find that successful loan modifications save them far more than legal fees cost. We also explore whether your lender should pay attorney fees in cases involving violations of your rights. The consultation helps us assess your situation and provide clear cost expectations before you commit to anything.

What happens if we can't save the house?

Not every case ends with keeping the home, but that doesn’t mean failure. We often negotiate alternatives that protect your credit and provide transition time. Short sales typically result in less credit damage than completed foreclosures. Deed-in-lieu arrangements sometimes include relocation assistance or extended occupancy periods. Even in worst-case scenarios, proper legal representation ensures you understand your rights, maximize any available protections, and avoid additional liability. The goal is always the best possible outcome given your circumstances, whether that’s saving the home or transitioning with dignity and minimal long-term impact.

Should I keep making partial mortgage payments during foreclosure?

This depends entirely on your specific situation and where you are in the foreclosure process. Sometimes partial payments help demonstrate good faith and keep you in better standing for modification negotiations. Other times, lenders reject partial payments and return them, which can actually hurt your position. Before making any payment decisions, we need to review your loan documents, current standing with your lender, and overall strategy. What matters most is having a clear plan that aligns your payment decisions with your legal strategy, rather than making payments randomly and hoping for the best.

Local Resources

The Terrace, NY is located in New York County in New York State