Archive for the ‘blog’ Category

Don’t Fall into the HAMP trap.

Friday, March 11th, 2011

          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.

How can I make my employer pay my disability benefit claim?

Wednesday, November 10th, 2010

How do I make my employer pay me the disability benefits to which I am entitled under my employee disability benefits plan?

            Contact a lawyer who is familiar with the Employee Retirement Income Security Act of 1974 (“ERISA”) in order to show your employer that you should be paid on your benefit claim.  This law applies to you if you become disabled, and unable to work, while you are enrolled in an employee welfare benefits plan as part of your employment compensation. You will likely be entitled to a certain amount of money each month to help you get by – commonly about 50% – 70% of your monthly pay, depending on what you chose when you enrolled in the plan.  To obtain these payments, you will need to apply to the committee that your employer appointed to oversee benefit claims under your ERISA plan. The burden is on you, as the ERISA employee- claimant, to show that you are entitled to disability benefit payments under the terms of the ERISA plan.  Often, this requires you to show medical evidence that you cannot work at all.  Please contact us at Frank J. Groh-Wargo Co., L.P.A. for a free initial consultation at 440-234-3990 to get help with your ERISA benefits claim.

            Why wouldn’t my employer want to authorize these payments, after all, it agreed to make these employee benefit payments in the event I become disable, and a portion of my paycheck is paid to the plan for just this purpose?

            There are four main reasons that meritorious ERISA claims are denied. 

  • First, the burden to show entitlement to benefits is on the ERISA claimant.  This burden is heavy, often requiring medical evidence showing that the ERISA claimant cannot work.  The ERISA plan will take this evidence and conduct its own file review by sending this evidence to a doctor who is paid by the ERISA plan to conduct these reviews.  The committee will often follow its own doctor’s recommendations, which are implicitly incentivized not to find that you are disabled.
  • Second, the ERISA plan decision is reviewed under a highly deferential standard by the courts on appeal.  Basically, in order to overturn a plan decision, a claimant must demonstrate that the plan acted in an arbitrary and capricious manner (i.e., the decision was irrational).  Furthermore, an ERISA appeal is an administrative appeal straight from the administrative record that was in place before the committee.  Typically, no new evidence is allowed, and there is no right to a jury trial.  The case is litigated on legal briefs and the evidence submitted to the plan administrator or insurer’s review committee.  Some plans may allow supplementation of the record at various phases, you’ll need an attorney who can properly review the ERISA plan document.  The plan document is a large insurance contract that governs the ERISA claim in most instances.
  • Third, the ERISA plan administrators who determine whether plan employee benefits are paid, commonly known as ERISA plan fiduciaries, are focused on safeguarding the money in the ERISA plan, not making sure that all employee-claimants who deserve to be paid are paid.
  • Fourth, employee-claimants typically do not contest plan decisions because they will assume that they cannot afford to hire an attorney and appeal their decision to the courts.  Due to these four factors, plans will often err on the side of denying claims, and they will commonly get away with it. 

If your benefit claim is denied, don’t delay.  Employee benefit plan deadlines are short.  Missing a deadline can be fatal to your claim. 

            How can I afford an attorney to obtain a mere fraction of my monthly pay every month?

            Earlier this year, the Supreme Court of the United States stated that a claimant who attains some degree of success on the merits of his or her ERISA benefits claim is entitled to have his or her attorney fees paid by the plan.  See, Hardt v. Reliance Standard Life.  This resolved a decades-long debate among the courts on the issue of whether attorney fees should be awarded to a prevailing party in an ERISA case and at what point someone is considered a prevailing party. 

            Frank J. Groh-Wargo Co., L.P.A. and attorney Mark Ondrejech practice employment law (including employee benefits law – ERISA claims), business law, real estate law, discrimination law, construction law, and civil rights law in Greater Cleveland, serving individuals and businesses in the cities of  Avon, Avon Lake, Bay Village, Beachwood, Bedford, Bedford Heights, Bentleyville, Berea, Bratenahl, Brunswick, Brecksville, Broadview Heights, Brook Park, Brooklyn, Brooklyn Heights, Chagrin Falls, Cleveland, Cleveland Heights, Cuyahoga Heights, East Cleveland, Euclid, Fairview Park, Garfield Heights, Gates Mills, Highland Heights, Hunting Valley, Independence, Lakewood, Lorain, Linndale, Lyndhurst, Maple Heights, Mayfield Heights, Mayfield Village, Middleburg Heights, Moreland Hills, North Olmsted, North Ridgeville, North Royalton, Olmsted Falls, Orange, Parma, Parma Heights, Pepper Pike, Richmond Heights, Rocky River, Seven Hills, Shaker Heights, Solon, South Euclid, Strongsville, University Heights, Valley View, Wadsworth,Walton Hills, Warrensville Heights, and Westlake. This includes individuals and businesses throughout the counties of Ashtabula, Cuyahoga, Geauga, Lake, Lorain, Medina, Portage, and Summit.

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