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Foreclosure Evaluation & Ebook

  • Evaluate Your Situation (Form Below)

    Not many people know how to find the right solutions for their problem. This process will save time and answer many of your questions.

  • Explore All Possible Options

    After the evaluation, you will understand every possible option available for your exact situation. No more searching or worrying about finding a solution.

  • Avoid Further Loss or Judgments

    Regardless of what option you choose, our process takes every possible precaution to help you avoid further losses or deficiency judgments.

  • Recovery From Foreclosure

    Regardless of whether you keep your home, or walk away, we will take steps to help your credit and start the financial recovery.

  • Full Support & Accountability

    We take the problems of our visitors very seriously. We know your financial future is at risk and we pledge our full support to help you through these tough times.

Pennsylvania Foreclosure Laws

Expected Timeline: Three to nine months
Security Instrument: Mortgage
Type of Process: Judicial
Protections for Servicemembers: Pa. Stat. Ann. tit. 51, § 4105
Time to Respond: Homeowners must be served with thirty day notice of intention to foreclose. Notice must be sent certified mail. Homeowners have twenty to thirty days to respond to lawsuit.
Reinstatement Period: Homeowners may reinstate up to one hour before bidding starts at sheriff sale.
Protections for High-Cost Mortgages: None.
Redemption Period: None.
Eviction Process: No specific eviction timeline under PA foreclosure laws. New owner will go to court for eviction order. Process may take two weeks to a month, depending on if homeowners respond to lawsuit or not.
Deficiency Judgments: Allowed if brought in separate lawsuit after sheriff sale.
Limits on Deficiency Judgments: Allowed if a separate action is filed in court after auction. If the mortgagee purchases the property at auction, any deficiency is limited by the fair market value.
Cash Exempted in Bankruptcy: $11,000 for single person, $22,000 for married couple.
State Statutes: Pa. Stat. Ann. tit. 35, § 1680.402c to 1680.409c, Pa. Stat. Ann. tit. 41, § 403 to 404, Pa. R. Civ. P. 1141-1150

Pennsylvania foreclosure law only allows the lender to initiate Judicial Foreclosure procedures. The original loan documents will not contain a power of sale clause. The lender must sue the borrower in court.

First a notice of intent to foreclose on the property must be sent by registered or certified mail to the borrower. The borrower must be at least sixty (60) days behind in payments. The borrower then has thirty (30) days to cure the default. The notice of intent to foreclose sent by the lender must state that the full balance of the mortgage will become due if the borrower does not cure the default.

If the borrower can not satisfy the default, then the lender will sue for an order to foreclose. A title search must be ordered and received by the clerk of the court before the suit can be filed. If the court finds the borrower has defaulted on the loan, an order of sale is issued and a sheriff's auction is scheduled. Within thirty (30) days, the sheriff must serve the notice to the borrower, who then has twenty (20) days to file an answer. The sale is conducted in accordance with the instructions from the court.

The borrower may cure the default any time up to one hour before the scheduled time of the sale. If the borrower can not cure the default by that time, the sale will be conducted and there is no redemption period after the sale.

The lender may sue the borrower for a deficiency judgment within six months of the sale.

State Website: www.pacode.com