However, it is not mandatory that the homeowners will actually have to pay any of these costs out of their pocket. In fact, they will probably not, especially if they have no other choice than to stop paying the mortgage and allow the house to be lost to foreclosure. All of the costs associated with the foreclosure will be added to the total payoff, and any proceeds from the sale of the property at the sheriff sale will go to the lender to pay down the final defaulted loan amount. The homeowners will not be directly responsible for them if they are unable to find a solution that will allow them to save their homes, but these costs are often the very reason that homeowners are unable to stop foreclosure. The lender takes every opportunity to claim as many of the proceeds from the sale as they can, or to take as much of a tax break as possible on the loan that is not paid off in full and must be partially written off.
The lender, of course, could sue the homeowners after the foreclosure, depending on state laws, if the property does not sell for an amount to pay off the entire loan amount. This is called a deficiency judgment, and is not allowed in all states under all circumstances, and homeowners need to check their foreclosure laws to find out if there is any danger of being sued again after the sheriff sale. Lenders rarely do this in any case, though, as they know that foreclosure victims do not have the extra money to pay their mortgages, let alone another judgment. It will cost the bank more time and money than they will ever collect, so most just move on and try to sell the house on the open market. They would rather lose money on a debt and lawsuit only once, instead of pursuing another lawsuit and turning that into a judgment and continuing the collections process.
The most likely large expenses for homeowners will be to to pay for a new apartment and moving costs, and those can be expensive. Not as expensive as reinstating the mortgage, of course, but moving out of a property before the eviction is not easy, especially if the homeowners wait until the last minute, or are unable to find suitable living arrangements. Also, landlords may not rent to homeowners after foreclosure without an extra security deposit or more months paid in advance. They will not like renting to someone who has proven their inability to keep up their end of a contractual obligation, but paying extra will give the homeowners a better chance of being able to rent wherever they want.
More than likely, if the homeowners are having financial difficulties that make paying the regular monthly payment too expensive, they may consider bankruptcy to stop foreclosure. However, bankruptcy should not be used unless the foreclosure victims have recovered from the hardship that caused them to fall behind, and they have established a savings plan. For most homeowners, this will not be the case, and there will be no reason to have to declare bankruptcy during the foreclosure process. Bankruptcy allows foreclosure victims to stop the entire foreclosure immediately and begin a repayment plan to get back on top of the monthly payments. But this also means they will have to pay the bankruptcy amount and the normal monthly payment until the arrears are paid back, so this can be quite expensive.
Some homeowners believe that they can file bankruptcy to save their homes even after the sheriff sale. Unfortunately, this is not the case and bankruptcy after foreclosure will not help them save the home. It can, however, help get them out from under other creditors, but a bankruptcy filed after they are no longer the owner of the property can not affect a property they no longer own. If the point of taking on the extra costs of bankruptcy is to save the home from foreclosure, then this must be done before the transfer of ownership after the auction. Otherwise, bankruptcy can be used to take all of the bad credit ramifications at once, with it quickly following a foreclosure, and giving the foreclosure victims a completely fresh start.
It seems ironic that, when homeowners face a financial hardship that causes a lack of money for a short period, this is exactly the opportunity that banks take to increase the cost of the mortgage dramatically. Foreclosure victims may spend precious time and resources looking for solutions that will prevent foreclosure, but each option to save the home that does not work out only serves to decrease the amount of money homeowners have available while increasing the costs to save the home. And the longer homeowners wait to begin pursuing options, the less likely it is that they will be able to find a long-term solution, and will have to agree to any plan that saves the home, even if they know they can not afford it for longer than a few months and may face the danger of losing their homes again very shortly. As soon as a financial crisis hits, homeowners should start saving as much money as they can and finding other options to make the crisis as short and easily-recoverable as possible, in order to avoid all of the potential costs of facing foreclosure.