If you or someone you know is having difficulty paying your mortgage, this posting is a warning about certain loan modification arrangements that are often offered prior to foreclosure and intended to allow the struggling homeowner to avoid foreclosure. The problem is that compliance with these programs do not necessarily stave off foreclosure. In particular, homeowners faced with these issues need to be weary of falling into “the HAMP trap.”
HAMP is an acronym for the federal government’s Home Affordable Modification Program.* Under HAMP, a mortgage holder is supposed to reduce a struggling homeowner’s monthly mortgage payment for a trial period. If the homeowner makes the reduced payment each month, then the mortgage holder must employ a mathematical analysis to determine whether it would make financial sense to modify the homeowner’s obligation or whether they really do need to foreclose on the home. If it makes sense not to foreclose, the mortgage holder may choose to make the loan modification permanent. It will then receive some money from the United States government.
The misleading part of the entire process is that often, homeowners believe that if they enter into the HAMP loan modification program, and make all their trial payments, then the mortgage holder will not foreclose. The problem is that even a homeowner successfully making their payment under the modification schedule is not out of the woods. The bank may still foreclose. This is the HAMP trap: homeowners are lulled into a mistaken sense of hope when they enter HAMP, then they are blindsided when they learn that the mortgage holder has decided to foreclose.
How can someone in compliance with the modification program still be subject to foreclosure? Basically, the federal courts have reviewed this issue determined that the modification program does not rise to the level of a modification of the terms of the note and mortgage. Lawsuits arguing that HAMP modified the payment obligations on the note and mortgage have been dismissed by almost every single federal court in which they were filed.
Similarly, although a mortgage holder participating in HAMP is supposed to run the program in conformity with rules promulgated by the United States Treasury Department, HAMP was passed as an incentive program for the banks to modify home loans to curb foreclosure. Hence, participation in HAMP is voluntary for companies holding mortgages. As a purely incentive-based policy, HAMP does not provide authorization for a homeowner to file suit for damages against a mortgage holder who violates the HAMP rules and forecloses. Additionally HAMP rule violations have not been held to be grounds for a defense in a foreclosure action.
The next question is, what do we do to avoid the HAMP trap?
If you CANNOT make your mortgage payments as required, you may have no choice but to hope that HAMP works for you; but, understand that you may nevertheless be considered in default under the terms of your note and mortgage. As a result, the holder of your mortgage will have grounds to file a foreclosure action against you.
If you have to enter HAMP, communicate with your servicer to make sure that you are eligible for the program. Keep records of every communication you have with the servicer or holder’s representatives. Contact Save the Dream Ohio, or some other free government foreclosure prevention agency. You may also need to contact a lawyer to oppose the foreclosure proceeding or to begin the steps toward filing for bankruptcy. Contact us about the possibility of bringing an action for damages against the mortgage holder. Ohio courts have not decided the issues discussed above as of yet.
If you CAN make your mortgage payments without going into the HAMP program or some other loan modification program, continue to make your payments on time and in full. This will keep you out of the HAMP trap.
*This program was enacted as part of the federal government’s TARP program on Feb. 18, 2009 to provide an incentive to financial institutions holding consumer mortgages to modify the terms of a homeowners’ mortgage payment obligations in order to try to curb the amount of foreclosures filed in the wake of the Great Recession. Fiore, Rose Marie L., Did You Know? No “entitlement” to mortgage loan modification under government program, Ohio Lawyer, May/June 2010, June, Vol 24, No. 3.


