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4 years 6 months ago


Nebraska voters have chosen to cap payday loan interest rates.  Ballot box Initiative 428 limits the annual percentage rate on payday loans at 36%.
Nebraska Department of Banking report indicates that the average annual percentage rate on payday loans in Nebraska is 405%.
However, according to Thomas Aiello of the National Taxpayer Union, the cap on interest rates would actually hurt low-income Nebraskans by denying them access to credit.

This is an onerous rule that is more likely to decimate credit markets for Nebraskans in desperate need of a small, quick loan.” Thomas Aiello

Indeed, capping payday interest rates at 36% would devastate the industry.  Although loan rates average 405%, the default rate on those loans is also significant and the effective interest rate earned by payday lenders is much lower when those defaults are factored in.
Support for capping the interest rate is receiving support from many sources, including the Catholic Church.

“Payday lending too often exploits the poor and vulnerable by charging exorbitant interest rates and trapping them in endless debt cycles,” said Archbishop Lucas. “It’s time for Nebraska to implement reasonable payday lending interest rates. The Catholic bishops of Nebraska urge Nebraskans to vote ‘for’ Initiative 428.”

The amazing fact of payday lending  is that it is not restricted to low-income neighborhoods. You can find payday lenders in almost every neighborhood, regardless of income level.
Can payday lenders survive with a 36% cap on interest?
My guess is that the business model of payday lenders will have to change. Lending standards will be tightened and the least qualified borrowers will be denied credit. Is that a bad thing as Thomas Aiello suggests? Probably not. Other lending sources still exist, like pawn shops or family loans or selling unnecessary items.
Some commentators have told me that such interest rate caps are ineffective since lenders simply set up shop on the internet and use the National Bank act to argue that interest rates are controlled by the state of incorporation.  In other words, the evade the cap by incorporating in a different state and argue that our Nebraska laws do not apply to lenders that cross state lines.  Time will tell if this approach is followed.
Other attorneys have suggested that lenders will evade the cap by originating more Title Loans secured by vehicle titles.
It will be interesting to watch the payday lending industry going forward. Something tells me that neither the demand for these high-rate loans nor the lenders willing to make them are going away. The rules of the game will change, but somehow lenders will find a way to evade the cap.
 
Image courtesy of Flickr and HelenCobain
 
 


4 years 6 months ago

Have you been on the receiving end of collection calls or collection letters due to delinquent debt payments? It is stressful enough to be dealing with debt. However, constantly hearing from your debt collection agency can also be both tiring and intimidating. If you’re a borrower who is guilty of having past-due bills, you don’t have to endure such harassment. There are ways to help you attain debt-relief and consumer protection against such demanding phone calls. 
Northwest Debt Relief Law Firm has compiled a list of how you should respond when creditors collect a debt. Moreover, if you intend to file for bankruptcy, it is best to be aware of any legal action that will prevent collection agents from harassing or calling you for an old debt.
What To Do When Creditors Demand Payment
Keep calm. Constant reminders of your debt and threats of lawsuit or wage garnishment can make any debtor angry. However, even if you want to scream, become hostile, or use profanity, remember that such actions can lead to a court action declaring you as abusive and ruling in favor of your loan collector.
Collection callsReview the details of the debt. Is the debt legitimate? When a lender contacts you by phone or sends a collection letter, you should first check if the debt is truly under your name. There are many collection scams so you should immediately alert any collector if those debts owed are not yours so that they may voluntarily stop asking you for repayment. 
Report suspicious activities. If you believe that there’s something suspicious about the timing of collection, refrain from giving your personal information such as your income, bank account details, Social Security number, or value of the properties you own. This information may be used by scammers, an identity thief, or by a legitimate collector to receive a court judgment against you. If the debt is validated, you should still check if the statute of limitations has passed. Avoid saying anything that might reaffirm the debt. 
Learn your rights. The Fair Debt Collection Practices Act or FDCPA ensures personal and financial protection to consumers by prohibiting debt collectors from harassing borrowers or using abusive tactics. It also creates a limit on when and how your collector can reach you and who they can ask about your debt. If a lender violates any of these, you should seek legal advice.
Be honest about your financial situation. If there was no way for you to repay, tell this to your collectors. Although this does not remove your creditors’ right to collect, it may point them towards other customers or even prevent your case from being escalated to litigation. To prevent being harassed, you should also avoid hiding from collection agents. Hiding your phone number or home address will only make them send more demand letters or even contact your employer or friends just to get to you.
Keep a record of the calls from the collection agencies. This will be useful in your defense in case the lender decides to sue you for unpaid balances. Make sure that you have a written record when bill collectors call you: take note of the date, time, name of the person you spoke to, the message, and even profane language used (if any). A collections log helps in debt management because it can track the frequency of creditor calls and even catch inconsistencies in the collection process.
Request collectors to stop communication. The Debt Collection Act gives you the right to submit a written request for a debt collector to stop calling you. When they receive your request in writing, they are legally obliged to comply, with certain exceptions. But before you send a “cease communication” letter, consider how this may affect you when you negotiate a settlement or if you wish to update your debt status. State law dictates that a collector who receives such a letter is prohibited from doing any collection effort except when filing a complaint or lawsuit against you. A bankruptcy lawyer can help you understand your state law better when you request a free consultation
Avoid small payments showing good faith. It can be tempting to give a small payment just to stop the barrage of calls, avoid the threat of being sued, or risk your credit score. But if there is no settlement agreement, this can make things worse because it extends your status of limitations. Depending on your state, your time limit to pay a debt usually resets on the date you gave your last payment. 
Don’t make empty promises. Refrain from making statements like “I will follow the payment plan beginning next month”, or “I will catch up on my bills by this date” as this will only renew the statute of limitations for your loans.
To avoid legal complications, do a tele consultation with our experienced legal professionals at  Northwest Debt Relief Law Firm. If you need help in dealing with creditor harassment, preparing a written notice to stop harassing phone calls, filing a lawsuit against a collections agency, or uncovering a debt fraud, talking to our bankruptcy attorneys will help you sort things out and regain financial freedom. Call us now!
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The post Tired of Debt Collection Calls? Here’s What You Can Do appeared first on Vancouver Bankruptcy Attorney | Northwest Debt Relief Law Firm.


4 years 6 months ago

We Stop Navy Federal Trying to Pull a Fast One This is a story of Navy Federal trying to take unfair advantage of a disabled vet; and how we were able to stop them. Harry is the disabled vet. He wasn’t able to quite make ends meet when he filed Chapter 7 Bankruptcy in 2015, […]
The post We Stop Navy Federal Trying to Pull a Fast One by Robert Weed appeared first on Northern VA Bankruptcy Lawyer Robert Weed.


4 years 4 months ago

We Stop Navy Federal Trying to Pull a Fast One This is a story of Navy Federal trying to take unfair advantage of a disabled vet; and how we were able to stop them. Harry is the disabled vet. He wasn’t able to quite make ends meet when he filed Chapter 7 Bankruptcy in 2015, […]
The post We Stop Navy Federal Trying to Pull a Fast One by Robert Weed appeared first on Northern VA Bankruptcy Lawyer Robert Weed.


4 years 6 months ago

https://www.nytimes.com/2020/11/07/your-money/student-loans-bankruptcy.html Originally appeared on The New York Times
 It’s an extremely difficult debt to discharge, and only a few hundred people a year even try. Here are the stories of some who succeeded —mostly.
With two mortgages, three children and $83,000 in student loan debt, the financial strain finally became too much for George A. Johnson and Melanie Raney-Johnson.New bills kept piling up: The couple had to buy another car when Mr. Johnson wrecked one in a snowstorm, but their insurance didn’t fully pay off the totaled vehicle. Old debts never seemed to get any smaller, either: A mortgage modification they spent months working on fell through when the bank lost their paperwork.And their student debt, an albatross born of aspiration, grew heavier each month.Bankruptcy was the only way out.“It was not an easy decision,” Ms. Raney-Johnson said of filing for bankruptcy in 2011. “It was a feeling of despair, for sure.” Bankruptcy gives over 700,000 debtors a fresh start every year. Bills for credit cards and medical expenses can be wiped away by a few strokes of a judge’s pen, and debts that don’t vanish are reduced.But student loan debts don’t go away as easily. For decades, politicians have slowly made them harder to discharge, while differing standards in courts across the country mean a debtor’s chances can depend on where he or she lives.The few debtors who attempt it are subjected to a morality play unlike anything else in the world of personal finance: so-called adversary proceedings, where they must lay themselves bare in court as opposing lawyers question how much they pay for lunch or give to their church.The Johnsons tried anyway. They had borrowed about $45,000 for Mr. Johnson’s degree in sociology at the University of St. Mary in Kansas and Ms. Raney-Johnson’s pursuit of a bachelor’s degree from the University of California, Davis. Unable to pay, they had received permission to put off their payments, but their balance nearly doubled as interest charges continued to pile up.Mr. Johnson lost his job after they filed for bankruptcy and, unable to afford a lawyer, Ms. Raney-Johnson prepared their case. She remembers how she felt when they arrived at the Robert J. Dole Federal Courthouse in Kansas City, Kan., on a sunny September day seven years ago.“My heart was beating, and I was sweating,” said Ms. Raney-Johnson, now in her mid-40s and a billing supervisor for a federal agency.In 2015, the year the Johnsons got their ruling, 884,956 personal bankruptcy cases flowed through the courts. Only 674 sought to discharge student debt, according to a recent analysis by Jason Iuliano, assistant law professor at Villanova University.The New York Times reviewed dozens of cases in which a judge issued a published opinion — the Bankruptcy Class of 2015 — to understand the pains and payoffs five years later. Some debtors are on a better course. But for others, the struggles never went away — or came back after they thought they were free.Rising Costs, Rising DebtsBankruptcy begins with debt, and student loans are the second-biggest form of household debt in the United States. More than 43 million borrowers hold over $1.6 trillion in student loans, a sum that has more than tripled in 13 years. It exceeds what Americans owe on credit cards or auto loans and trails only mortgages.Sixty-two percent of students who graduated from nonprofit colleges in 2019 had student loan debt, according to an Institute for College Access & Success analysis. Their average balance was $28,950 — not including borrowing by their parents.Many struggle mightily to pay: Before the government’s coronavirus relief efforts paused federal student loan payments, 7.7 million borrowers were in default and nearly two million others were seriously behind.The solution has been a public-policy patch job.About eight million additional borrowers use income-driven repayment plans, which can be challenging to enter.  And while the plans lower payments, borrowers accrue interest on the unpaid difference. The debt is eventually forgiven — usually after 20 or 25 years — but the forgiven amount is taxable income. A related program forgives the federal student loan debts of public-service workers, tax free, after 10 years, but it has been deeply troubled. Borrowers have made payments for years only to learn they were in the wrong kind of payment plan. It got so bad that Congress had to create a separate pot of money to try to fix it.The election could give momentum to a change: President-elect Joseph R. Biden Jr. — who supported a 2005 law that made private student loans harder to discharge — has vowed to change the loan rule back if elected. But few Republicans have voiced support for a plan to change bankruptcy rules. A House bill  has one Republican co-sponsor, Representative John Katko of New York, but the Senate's version, led by Senator Richard J. Durbin of Illinois, has only Democratic support.All the student debt poses a problem. Its weight, experts say, has macroeconomic effects, dragging on homeownership and small-business formation. But the fallout goes beyond simple economics.There is also a mental toll.  Noelle DeLaet said she had sent out hundreds of résumés but couldn’t get a better-paying job.Credit...Terry Ratzlaff for The New York Times‘No Way Out’ Noelle DeLaet earned a bachelor of fine arts degree from Nebraska Wesleyan University in 2008 — the teeth of the Great Recession. She tacked on another year for a degree in English to make herself more attractive to employers. Perhaps in publishing, she thought.She left school with $110,000 in debt: roughly $27,000 from the federal government and the rest in private loans co-signed by her mother. The $810 monthly bill, set to climb when the payment plan on one private loan expired, soon overwhelmed her.Ms. DeLaet, now 34, landed in the child welfare field as a foster care review specialist in Lincoln, Neb. — rewarding, but not lucrative. She sent out hundreds of résumés for better-paying jobs and pleaded with her lenders to reduce her payments. Soon, the creditors started in on her mother and put her on the verge of bankruptcy, too. Ms. DeLaet’s breaking point came in May 2012 when she ran up against the $4,000 limit on her credit card while trying to buy a burrito at a Mexican grocery. She felt so helpless at times that she considered suicide.“I looked all over Google for some sort of support group for others going through this,” Ms. DeLaet said. “I felt like there was no way out.” When Ms. DeLaet squared off in court against her student-loan creditors, they quibbled with the $12 she spent each month on recycling. She should have tried harder for a promotion, they argued. Or moved somewhere else for more money.Judge Thomas L. Saladino bristled at that idea. In his opinion, he wrote that she lived in the state’s second-largest city, “as good a place as any to seek a better-paying job.”The judge discharged about $119,000 in private loans, and an additional $23,000 was forgiven by one of her lenders. But her $27,000 in federal loans stuck: She’s paying those back through an income-driven repayment plan costing about $260 a month. Because she works at a nonprofit, her debt should eventually disappear via the Public Service Loan Forgiveness program.For Ms. DeLaet, the process was worth it: She has married her boyfriend, had two children and bought a home. Her mother is an “amazing” grandmother, she said, although they still cannot discuss the past. “It is an untouchable subject,” she said.Rumors and RulesThe transformation in the bankruptcy rules began in 1976, with unfounded rumors.A handful of legislators claimed to have heard about a parade of young doctors and lawyers who were trying to game the system and shed their debts while embarking on lucrative careers. The lawmakers toughened the rules, largely preventing borrowers from seeking a discharge within five years of graduation. The rules only got tougher over the next three decades.Borrowers must show that their student loans are an “undue hardship” — a standard interpreted differently, depending on where you live. Some judicial circuits, including those in Nebraska, where Ms. DeLaet filed, have the judge review a “totality of the circumstances” for the debtor and make a decision.Other jurisdictions employ a less flexible standard, the Brunner test, named for the case that established it. Judges must answer three questions affirmatively to discharge the debt. First, has the debtor made a good-faith effort to repay the loans? Second, is the debtor unable to maintain a minimal standard of living while making the payments? And, finally, is the debtor’s situation likely to persist?But even jurisdictions that use the Brunner test apply it differently. Some require the judge to find that the borrowers have a "certainty of hopelessness" in paying off their debt. Other jurisdictions do not.Here, the Johnsons may have benefited from geographic good fortune.‘Virtual Lifetime Servitude’Lawyers for the Educational Credit Management Corporation — a nonprofit that collects defaulted loans on behalf of the federal government — examined how the Johnsons spent their $2,100 monthly income.Every expense was scrutinized, including Ms. Raney-Johnson’s $35 monthly union dues, her $100 retirement contribution and $215 to repay loans from her retirement plan. None, the nonprofit’s lawyers argued, were necessary to maintain a “minimal standard of living.” In his opinion — written more than a year after hearing arguments — Judge Robert D. Berger disagreed. He wrote that the U.S. Court of Appeals for the 10th Circuit, which covers Kansas, had shifted from the most rigid interpretation of the three-part test, which he described as “an unfortunate relic.”Judge Berger wasn’t sure how the Johnsons were subsisting at all based on their income, and he said courts shouldn’t rely on “unfounded optimism” about a debtor’s future.“It is disconsonant with public policy and bankruptcy’s fresh start to leave debtors in virtual lifetime servitude to student loans,” he wrote.The judge discharged their student loans: $83,000 in debt, wiped away.“I was ecstatic,” Ms. Raney-Johnson said of the moment she received the decision letter. “I probably said some curse words.”Their good fortune didn’t last.  Pam Monroe saw education as a way to obtain independence she hadn’t had before.Credit...Joseph Rushmore for The New York TimesLaughs Over Lunches Opposing lawyers — whether they work for the federal government or for private lenders — are tenacious. Their approach can feel like bullying, if not humiliation.When Pamela Monroe went to an Arkansas bankruptcy court in 2015, she was 57 with a student-loan balance of about $56,000. She was working in the fragrance section of a Dillard’s department store, and her lunch habits — like $6.10 at Taco Bell and $12.72 at Olive Garden — were a focus of intense interest. Eating out, Ms. Monroe testified, was her primary form of recreation and a midday necessity: Co-workers would sometimes steal colleagues’ lunches from the break room.“They laughed about that when I told them,” she said. “I felt at that moment like I was a cornered animal and they were poking sticks at me.”Ms. Monroe said she had spent her life making choices that others seemed to dictate — marrying two years out of high school and becoming a mother, as her parents seemed to want. After two divorces, she reached for higher education in a bid for independence.She graduated from the University of Arkansas-Fort Smith with a communications degree and pursued a master’s in speech language pathology. She didn’t finish that program, leaving her with the debt but not the advanced degree. And she couldn’t seem to break out of low-paying work.“I would have loved to pay them back,” Ms. Monroe said. “But I never could, because nobody ever saw any value in me.” Judge Ben Barry found Ms. Monroe’s restaurant spending excessive, but noted that she had changed jobs frequently seeking higher pay. Her income, he wrote in his opinion, about doubled between 2010 and 2015, to over $26,000.But even a reduced budget he outlined would not leave her enough money to make her student loan payments, so he discharged just over half of her student loans.She would most likely have been paying that off until she was in her 80s. But last year, Ms. Monroe, now 63 and dealing with osteoarthritis and other health problems, received a disability discharge for the rest of her debt.Now all she wants to do is live out her days in her $510-a-month apartment in a retirement community. “It has a sprinkler system and an elevator, very safe,” she said.But she hasn’t stopped thinking about the way the system and its actors — like the lawyer on the opposite side in her case — seemed to render judgment on her life choices.“I didn’t do anything wrong,” she said. “I was just living, but I got in trouble for eating.”Back to Haunt ThemIn 2016, the Johnsons learned their loan discharge was being appealed by lawyers for Educational Credit Management Corporation.Paradoxically, they were worse off because their financial situation had improved: Ms. Raney-Johnson earned a promotion, and Mr. Johnson, now in his mid-40s like his wife, found a stable government job. A year after discharging their loans, Judge Berger concluded that the couple could now “easily” maintain a minimal standard of living and reinstated their debt — which had ballooned even more because of interest charges.Preparing to send their own children to college, the Johnsons requested another forbearance. Their balance continues to grow: It’s roughly $104,000 today.Ms. Raney-Johnson took the final class she needed for her biology degree over the summer. But the debt was already piling up for the next generation. Their oldest, a college sophomore, expects to owe about $45,000 when she graduates. Their middle child, a high school senior, is looking at colleges now. Ms. Raney-Johnson said she and her husband — who are putting about $5,000 a year toward their daughter’s tuition — would try to remain in forbearance for now.In August, they received a notice about an income-driven repayment plan, which would start out costing about $550 a month. From there, the cost depends on many factors, including job changes, raises and eligibility for forgiveness programs. If they’re able to get into the public service program, the debt could go away a decade after they start paying. If not, the bills could continue coming for about 20 years — right around the time the Johnsons will be trying to retire.The experience, Ms. Raney-Johnson said, has been “disheartening.” She and her husband had run up against opposition that could keep going with little regard for time or expense, knowing that they couldn’t.“It feels like getting screwed over by someone with a lot more power and money,” she said.


4 years 6 months ago

Filing bankruptcy is the debt relief option for debtors who are struggling with debt, but bankruptcy filings have their costs. Since you’re already tight on money when you file for bankruptcy, it’s important to have an estimate of how much you’ll need to pay in the two types of bankruptcy, which are Chapter 7 or Chapter 13 bankruptcy filing. Read on to learn about the average costs of filing for Chapter 7 or liquidation bankruptcies and Chapter 13 or wage earner’s plan.

What You’ll Pay For
Chapter 7
Chapter 13

Filing Fees
$335
$310

Administrative Charge
$75
$75

Trustee Charge
$15
$15

Conversion Fees
$10
Free

Mandatory Courses
$20 to $100
$20 to $100

Case Reopening
$245
$235

Attorney Fees
$1,250
$3,000

TOTAL COST PRO SE
$700 to $780
$655 to $735

TOTAL COST WITH ATTORNEY
$1,950 to $2,030
$3,655 to $3,735

Filing Costs
bankruptcy filing costsThe first cost you’ll encounter when you file your bankruptcy petition is the filing costs. You’ll need to pay the fixed filing fee for which type of bankruptcy you’re filing, plus the administrative and trustee surcharges. On average, filing bankruptcy costs around $400, not including additional charges for converting from a Chapter 13 to Chapter 7, or for reopening prior bankruptcy cases. You may also hire a bankruptcy petition preparer or seek legal-aid from a local bankruptcy lawyer in preparing your bankruptcy forms.
If you’re unable to pay for the filing cost when you submit your bankruptcy petition, you can file an application to pay the filing fee in installments. You’ll need to propose a payment schedule for the entire fee, and it shouldn’t exceed more than four payments, with the final one being made not later than four months after filing the petition.
Generally, Chapter 13 petitioners aren’t qualified to apply for a fee waiver or pay in installments. This is because, in Chapter 13 bankruptcies, reorganization of debts allow debtors to come up with a repayment plan to pay off their secured debt and priority unsecured debt owed. As such, Chapter 13 debtors don’t need to apply for waivers or installments.
Mandatory Courses
Whether you’re filing for bankruptcy Chapter 7 or Chapter 13, you’ll need to complete pre-filing and post-filing courses. You’re required to attend a credit counseling course from an approved credit counseling agency before you file for bankruptcy because you’ll need to file the certificate of completion along with your bankruptcy petition.
After that, you’ll have to complete a debtor education course and file the completion certificate to receive your bankruptcy discharge. These financial management courses will cost you anywhere between $20 and $100 depending on the provider or agency you choose. 
Other Bankruptcy Costs
It’s possible to encounter additional costs in your bankruptcy case throughout the bankruptcy process. For example, the bankruptcy trustee assigned to your case may not agree with some of the assets or property you claimed to be exempt in your petition for bankruptcy. To settle this dispute, you need to prepare a defense, appear in bankruptcy court, and resolve the matter in front of a bankruptcy judge, which ends up costing you in additional legal fees.
It’s unlikely for a case of bankruptcy to go to court for anything other than your bankruptcy hearing, especially if your bankruptcy forms and petition was prepared accurately with legal help from experienced bankruptcy attorneys.
Filing With and Without an Attorney
While bankruptcy law allows debtors to file for bankruptcy pro se or without the help of an attorney, you should file for bankruptcy with the help of bankruptcy lawyers. Those who filed for bankruptcy Chapter 7 have a success rate of 95% when the petitioner goes through the bankruptcy process with legal assistance from a reliable bankruptcy law firm. Likewise, the success rate of Chapter 13 filings are much higher when done with an attorney than when filing pro se. The advice of an attorney in bankruptcy proceedings is invaluable so that you do not miss out on any steps or paperwork which may lead to a dismissal if not accomplished properly.
If you’re considering bankruptcy for debt relief, it’s worth it to hire a competent bankruptcy attorney who will assist you through the bankruptcy process or whatever issues that may arise. At Northwest Debt Relief Law Firm, we’ll provide you with bankruptcy information and help you get back on the road to a financial fresh start. Schedule a free legal consultation with us and learn about our zero down plan for bankruptcy!
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The post Average Bankruptcy Filing Costs for Chapter 7 and Chapter 13 appeared first on Vancouver Bankruptcy Attorney | Northwest Debt Relief Law Firm.


4 years 6 months ago

Debt collectors doubled their earnings – all thanks to COVID-19
greedy debt collectors
10/5/20 According to an article in ProPublica, debt collections have made a fortune this year due to the COVID stimulus monies.  Those who really needed those funds used them to pay past-due debts, rather than saving the money to pay rent, utilities, food, health care and other very important necessities.
This article will help to explain the debt buying world and how our bad luck is their good luck.
“In August, Encore Capital, the largest debt buyer in the country, announced that it had doubled its previous record for earnings in a quarter. It primarily had the CARES Act to thank: The bill delivered hundreds of billions of dollars worth of stimulus checks and bulked-up unemployment benefits to Americans, while easing pressures on them by halting foreclosures, evictions and student loan payments. There was no ban on collections of old credit card bills, Encore’s specialty.”
Encore sued by CFPB for False actions.
Note – in September, 2020 Encore was sued by the Consumer Financial Protection Bureau because Encore had “pressur(ed) consumers with false statements and churning out lawsuits using robo-signed court documents,”
greedy debt collectors
As the economy continues to struggle and under or unemployment continues to rise, the borrowers’ situation will become even more desperate.  Which means they will default on more of their credit card debts, which will result in the debt buyers buying more and more debts at dramatically reduced prices.  According to the article “In recent years, Encore has bought around 2 million to 3 million U.S. accounts per year, according to public filings. Last year, on average, the company paid 8.6 cents on the dollar for each account. For a typical debt of $3,142, Encore paid $271.”
They bully the borrowers into paying debts, rather than paying rent or buying food.  The debt collectors lie about the law and mislead the borrowers about their rights.  Such as harassing the borrowers at work, or calling family or neighbors.
greedy debt collectorsThere are long lasting consequences to choices made in haste.
According to the article “Collection suits can have a lasting negative effect on consumers. A recent study by economists from Dartmouth’s Tuck School of Business and the University of California, San Diego, focused on debtors who, after being sued, agreed to pay in order to avoid garnishment. The settlements left consumers worse off: They were more likely to fall behind on other debts or end up in foreclosure or bankruptcy, the study found. The main reason was that paying up on one debt had drained those consumers’ cash buffer and that left them vulnerable to falling behind on others.”
The moral to this story – know your rights.
There are federal and state laws that protect the consumer (that is you).  Take the time to learn about those laws and NEVER assume the debt collector is telling you the truth.
greedy debt collectors

.fusion-body .fusion-builder-column-1{width:100% !important;margin-top : 0px;margin-bottom : 0px;}.fusion-builder-column-1 > .fusion-column-wrapper {padding-top : 0px !important;padding-right : 0px !important;margin-right : 1.92%;padding-bottom : 0px !important;padding-left : 0px !important;margin-left : 1.92%;}@media only screen and (max-width:980px) {.fusion-body .fusion-builder-column-1{width:100% !important;}.fusion-builder-column-1 > .fusion-column-wrapper {margin-right : 1.92%;margin-left : 1.92%;}}@media only screen and (max-width:640px) {.fusion-body .fusion-builder-column-1{width:100% !important;}.fusion-builder-column-1 > .fusion-column-wrapper {margin-right : 1.92%;margin-left : 1.92%;}}@media only screen and (max-width:980px) {.fusion-title.fusion-title-1{margin-top:15px!important;margin-bottom:0px!important;}}@media only screen and (max-width:640px) {.fusion-title.fusion-title-1{margin-top:10px!important;margin-bottom:10px!important;}}MUSINGS BY DIANE:greedy debt collectorsWe all want to believe that we would know when someone is lying or trying to steal from us.  Right?  Unfortunately, those of us who trust are viewed as “easy prey” to many who appear, on the face, to be people we can trust.  Now I am not saying that everyone who is nice is really there to rip-off their neighbor.  But there are so many scams now that it is hard to tell the “white hats” from the “black hats”.  For you Millennials – that means the good guys from the bad guys. 
The older generations tend to trust more than the younger ones.  Probably because the younger generations have seen schemes that never existing even 20 years ago.  My point in this rambling is to remind everyone to “trust, but verify”.

@media only screen and (max-width:980px) {.fusion-title.fusion-title-2{margin-top:0px!important;margin-bottom:6px!important;}}@media only screen and (max-width:640px) {.fusion-title.fusion-title-2{margin-top:10px!important;margin-bottom:10px!important;}}– Diane L. Drain.fusion-body .fusion-builder-column-2{width:100% !important;margin-top : 0px;margin-bottom : 0px;}.fusion-builder-column-2 > .fusion-column-wrapper {padding-top : 0px !important;padding-right : 30px !important;margin-right : 1.92%;padding-bottom : 0px !important;padding-left : 45px !important;margin-left : 1.92%;}@media only screen and (max-width:980px) {.fusion-body .fusion-builder-column-2{width:100% !important;order : 0;}.fusion-builder-column-2 > .fusion-column-wrapper {margin-right : 1.92%;margin-left : 1.92%;}}@media only screen and (max-width:640px) {.fusion-body .fusion-builder-column-2{width:100% !important;order : 0;}.fusion-builder-column-2 > .fusion-column-wrapper {margin-right : 1.92%;margin-left : 1.92%;}}.fusion-body .fusion-flex-container.fusion-builder-row-2{ padding-top : 0px;margin-top : 0px;padding-right : 0px;padding-bottom : 0px;margin-bottom : 0px;padding-left : 0px;}.fusion-button.button-1 {border-radius:10px;}.fusion-button.button-1.button-3d{-webkit-box-shadow: inset 0px 1px 0px #fff,0px 5px 0px #003d00,1px 7px 7px 3px rgba(0,0,0,0.3);-moz-box-shadow: inset 0px 1px 0px #fff,0px 5px 0px #003d00,1px 7px 7px 3px rgba(0,0,0,0.3);box-shadow: inset 0px 1px 0px #fff,0px 5px 0px #003d00,1px 7px 7px 3px rgba(0,0,0,0.3);}.button-1.button-3d:active{-webkit-box-shadow: inset 0px 1px 0px #fff,0px 5px 0px #003d00,1px 7px 7px 3px rgba(0,0,0,0.3);-moz-box-shadow: inset 0px 1px 0px #fff,0px 5px 0px #003d00,1px 7px 7px 3px rgba(0,0,0,0.3);box-shadow: inset 0px 1px 0px #fff,0px 5px 0px #003d00,1px 7px 7px 3px rgba(0,0,0,0.3);}Click here for steps to your free bankruptcy consultation
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.fusion-body .fusion-builder-column-5{width:75% !important;margin-top : 0px;margin-bottom : 20px;}.fusion-builder-column-5 > .fusion-column-wrapper {padding-top : 0px !important;padding-right : 15px !important;margin-right : 10px;padding-bottom : 0px !important;padding-left : 15px !important;margin-left : 10px;}@media only screen and (max-width:980px) {.fusion-body .fusion-builder-column-5{width:100% !important;order : 0;}.fusion-builder-column-5 > .fusion-column-wrapper {margin-right : 10px;margin-left : 10px;}}@media only screen and (max-width:640px) {.fusion-body .fusion-builder-column-5{width:100% !important;order : 0;}.fusion-builder-column-5 > .fusion-column-wrapper {margin-right : 10px;margin-left : 10px;}}.fusion-body .fusion-flex-container.fusion-builder-row-4{ padding-top : 0px;margin-top : 5;padding-right : 0px;padding-bottom : 0px;margin-bottom : 20px;padding-left : 0px;}
The post Debt Collectors Profit Because of COVID and Want More Money appeared first on Diane L. Drain - Phoenix Arizona Bankruptcy Attorney.


4 years 6 months ago

If just one person in the marriage is filing bankruptcy, we still need a whole family budget. The question comes up all the time.  “Can I file bankruptcy and leave my wife/husband out of it.” The answer to that is, Yes. But to get your case approved, we need to submit a whole family budget. […]
The post If one of you is filing, we still need a whole family budget by Robert Weed appeared first on Northern VA Bankruptcy Lawyer Robert Weed.


4 years 4 months ago

If just one person in the marriage is filing bankruptcy, we still need a whole family budget. The question comes up all the time.  “Can I file bankruptcy and leave my wife/husband out of it.” The answer to that is, Yes. But to get your case approved, we need to submit a whole family budget. […]
The post If one of you is filing, we still need a whole family budget by Robert Weed appeared first on Northern VA Bankruptcy Lawyer Robert Weed.


4 years 6 months ago

Maricopa County, Arizona, Sheriff’s Bidding Requirements at a Sheriff’s Execution Sale of a Judgment Debtor’s “Homestead” Residence
Larry FolksBy Larry O. Folks • September 2020 (reprinted with permission of author) 10/29/20
Relevant Background Facts
Judgment Creditor obtains a money judgment (“Judgment”) against an individual Judgment Debtor. The Judgment is recorded with the Maricopa County Recorder (“County Recorder”) while Judgment Debtor owns a residence located in Maricopa County that is the Judgment Debtor’s “homestead” residence (“Homestead Residence”).1
Judgment Creditor obtains a Writ of General Execution  from the Clerk of the Superior Court to direct the Sheriff of Maricopa County, Arizona (“Sheriff”), to schedule a Sheriff’s execution sale of the Homestead Residence. The Writ of General Execution is delivered to the Civil Enforcement Division of the Sheriff’s Department along with an initial $200 fee deposit. The Sheriff will schedule an execution sale of the Homestead Residence to enforce the Judgment only if all of the legal requirements discussed below are satisfied (“Sheriff’s Execution Sale”).
The Sheriff’s Execution Sale of the Judgment Debtor’s Homestead Residence will be scheduled by the Sheriff after:

  • it is determined that the legal requirement of A.R.S. § 33-1105(A) is met, that the value of the Homestead Residence exceeds the total of any senior liens upon the property plus the $150,000 statutory homestead exemption amount due to the Judgment Debtor pursuant to A.R.S. § 33-1101(A) (the “Homestead Exemption Amount”);
  • the Sheriff makes demand upon the Judgment Debtor to pay the Judgment, and the Judgment Debtor fails to pay the Judgment balance; and
  • the Sheriff determines that the Judgment balance cannot be collected by selling the Judgment Debtor’s personal property.

The Sheriff initially enforces the Writ of General Execution by recording it with the Maricopa County Recorder as the act of levying upon the property. In addition, the Sheriff must publish the Notice of Sale for three weeks prior to the date of sale and post the Notice of Sale at three designated public places at least 15 days prior to the date of the Sheriff’s Execution Sale. The Sheriff will mail a copy of the Notice of Sale to the Judgment Creditor well in advance of the Sheriff’s
Execution Sale date.

The Sheriff’s Bidding Requirements Imposed Upon the Judgment Creditor at the Sheriff’s Sale the Residence
LEGAL ANALYSIS
The Arizona statute, which includes the conditions that must be complied with before the Sheriff will even schedule a Sheriff’s Execution Sale of a Homestead Residence, is set forth in full below:

33-1105. Sale by judgment creditor of property subject to homestead exemption
A judgment creditor other than a mortgagee or beneficiary under a trust deed may elect to sell by judicial sale as specified in title 12 the property in which the judgment debtor has a homestead under section 33-1101, subsection A, provided that the judgment debtor’s interest in the property shall exceed the sum of the judgment debtor’s homestead plus the amount of any consensual liens on the property having priority to the judgment. A bid shall not be accepted by the officer in charge of a sale under this section which does not exceed the amount of the judgment debtor’s homestead plus the amount of any consensual liens on the property having a priority to the judgment plus the costs of the sale allowable under title 12. After receipt of a sufficient bid, the officer shall sell the property. From the proceeds, the officer shall first pay the amount of the homestead to the judgment debtor plus the amount of any consensual liens on the property having a priority to the judgment and then pay the costs of the sale. The remaining proceeds shall be applied in accordance with the provisions of section 12-1562, subsection A.

The Sheriff’s interpretation and implementation of the A.R.S. § 33-1105 to schedule a Sheriff’s Execution Sale of a homestead Residence and accept a Judgment Creditor’s bid is set forth below:

  • In advance of the Sheriff’s Execution Sale date, the Judgment Creditor must provide the Sheriff with the dollar amount of unpaid real property taxes upon the Homestead Property to be paid to the Maricopa County Treasurer upon completion of the sale good through two (2) weeks and one (1) day after the scheduled date of the Sheriff’s Execution Sale (“Senior Real Property Tax Lien Amount”).
  • In advance of the Sheriff’s Execution Sale date, the judgment Creditor must provide the Sheriff with payoff amounts of all Deeds of Trust and other liens of record senior upon the Homestead Property that are senior to the money Judgment being enforced good through two (2) weeks and one (1) day after the scheduled date of the Sheriff’s Execution Sale (the “Senior Lien Payoff Amount”).
  • The Judgment Creditor is required by the Sheriff to bid $1.00 over the total amount of the Senior Real Property Tax Lien Amount + the Senior Lien Payoff Amount + the $150,000 Homestead Exemption Amount as its opening credit bid at the Sheriff’s Execution Sale.2

The Judgment Creditor must have a representative physically present at the Sheriff’s office to attend the Sheriff’s Execution Sale, which is a public auction. The representative must fully understand the bidding process and make the Judgment Creditor’s opening credit bid and any additional higher bids during the auction sale.
At the beginning of the public auction Sheriff’s Execution Sale, the Sheriff will announce the total judgment principal amount, interest accrued upon the  judgment amount until the date of sale, and the Sheriff’s sale commission and other hard costs. This is known as the Judgment, Interest and Costs (“JIC”) announced amount for informational purposes. For a Homestead Residence execution sale, the actually bidding begins at $1.00 over the total amount of the Senior Real Property Tax Lien Amount + the Senior Lien Payoff Amount + the $150,000 Homestead Exemption Amount as the Judgment Creditor’s opening credit bid at the Sheriff’s Execution Sale. For a Sheriff’s Execution Sale that does not involve a Homestead Residence, the bidding begins at $1.00 as the Judgment Creditor’s opening credit bid, and the Judgment Creditor can credit bid up to the full balance of its Judgment.
If the Judgment Creditor is the successful bidder at the Sheriff’s Execution Sale, it will be responsible for paying the Sheriff’s costs of sale. Those costs, which typically total in the $200-$400 range, primarily consist of amounts for:
• Service
• Levy
• Return
• Posting Sale Notice
• Certificate of Sale
• Recording fees
• Mileage Fees for Service of Process
• Fee to Vacate Levy.
The only significant cost is the Sheriff’s commission, which is calculated by multiplying the successful credit bid amount x 8%, subject to a capped commission amount of $2,000. As examples, if the credit bid is $10,000, the Sheriff’s commission is that amount x 8%, or $800.
Regardless of the credit bid amount, the Sheriff’s commission cannot be more than $2,000. As an example, if the successful credit bid is $100,000 instead, an $8,000 commission ($100,000 x 8%) would be the capped amount of $2,000.00.
Bidding Examples
Following is a mathematical example of the Judgment Creditor’s opening credit bid at the Sheriff’s Execution Sale of a Homestead Residence:
$5,000 Senior Real Property Tax Lien Amount
+
$200,000 Senior Lien Payoff Amount
+
$150,000 Homestead Exemption Amount
=
Subtotal: $355,000
+
$1.00 over for the Judgment Creditor’s opening credit bid of
$355,001.00.
If no other party bids at the sale, then the Judgment Creditor will have to pay:

  • $355,000 in cash to the Sheriff to pay off the Senior Real Property Tax Lien Amount and Senior Lien Payoff Amount; and
  • the Sheriff’s costs of sale and sale commission within five (5) calendar days after the date of the Sheriff’s Execution Sale.

In exchange, the Judgment Creditor will receive a Certificate of Sale from the Sheriff and ultimately the Sheriff’s Deed to the Homestead Property after the applicable six month redemption period expires.
If another party bids, the Judgment Creditor will need to bid to protect its position. The Judgment Creditor will bid up to an amount until it would be happy to receive the funds from the other third-party bidder to credit toward the balance of its Judgment.
The Sheriff would then distribute the funds to pay the:

  • Senior Tax Lien Amount to the Maricopa County Treasurer;
  • Senior Lien Payoff Amount to the senior lien holders;
  • Sheriff’s costs of sale; and
  • $150,000 Homestead Exemption Amount to the Judgment Debtor.3

Following is another mathematical example:

  • Value of the Homestead Residence=$500,000
  • Judgment Creditor’s Opening Credit Bid=$355,001

The Judgment Creditor could bid up to $144,999  ($500,000 minus $355,001) to protect its position and recover the equity in the property for itself. This is assuming the judgment Creditor is willing and able to write a check to the Sheriff for $355,000 within 24 hours.
Typically, the Judgment Creditor would not bid up to the full $144,999 – because it should take into account that it will incur Real Estate Owned (“REO”) carrying costs and realtor commissions to sell the property if it is the successful bidder at the Sheriff’s Execution Sale and takes title to the property. The Judgment Creditor may be satisfied to be paid funds from a third-party bidder that will compensate it for the net recovery it would receive if it took the property into REO and had to sell it itself.
As an example, assuming a 6% real estate commission of $30,000 (based upon a $500,000 value) plus $10,000 of REO carrying costs, the Judgment Creditor would bid up to $104,999.00 (in lieu of the full $144,999.00 amount of equity in the property) and be happy to accept that amount from a third-party bidder.
Following is an example of how a typical bid works at a Sheriff’s sale in which the successful credit bid is $50,000 when dealing with a Non-Homestead Residence property (such as vacant land, commercial property, or an investment residence) in which the bidder does not have to pay off the Senior Real Property Tax Lien Amount and the Senior Tax Lien Amount and Senior Lien Payoff Amount:
$ 269,182.40 Judgment Principal
$       1,347.76 Interest from the date of entry of judgment to the date of sale
$          129.60 Sheriff’s hard costs of the Sheriffs Sale
$     2,000.00 Sheriff’s commission, capped at $2,000 ($50,000 x 8% would be $4,000, so the $2,000 cap amount applies)
$ 272,659.00 Judgment, Interest and Costs (“JIC”) announced at the sale
$ (50,000.00) Successful Credit Bid
$ 222,659.00 Amount still owing on Judgment which will be
reflected in the Sheriff’s Return Of Sale
In this example, the successful bidder would need to come out of pocket only to pay the Sheriff the $129.60 in hard costs + the $2,000 commission for a total of $2,129.60. The original $200 deposit delivered to the Sheriff with the Writ of General Execution will be credited against the $2,129.60, for a total remaining balance due of $1,929.60 to be paid at the time of the sale.
If the property being sold is a Homestead Residence, the change to the above example is that the Judgment Creditor would have to pay off the Senior Real Property Tax Lien Amount + the Senior Lien Payoff Amount + the $1,929.60 due to the Sheriff ($2,129.60 – $200 deposit) + the $150,000 Homestead Exemption Amount to the Sheriff within five (5) days after the date of the Sheriff’s Execution Sale.
Conclusion
To even pursue this remedy, the Judgment Creditor must perform the due diligence and conclude that there is sufficient equity in the value of the Homestead Residence above and beyond the total of the Senior Tax Lien Amount + the Senior Lien Payoff Amount + $150,000 Homestead Exemption Amount + the Sheriff’s costs of sale and sale commission.
In addition, the Judgment Creditor must be ready, willing and able to pay cash in an amount to pay off the senior liens, the $150,000 Homestead Exemption Amount, and the Sheriff’s costs and sales commission within five (5) calendar days’ after the date of the Sheriff’s Execution Sale. Further, the Judgment Creditor must understand that it will receive a Certificate of Sale as a result of the Sheriff’s Execution Sale and must wait six (6) months for the redemption period to expire before it will receive an actual Sheriff’s Deed to the property.
The bottom line is that, if the Judgment Creditor locates a Homestead Residence with a significant amount of equity in it over and above the Senior Lien Tax Amount + the Senior Lien Payoff Amount + the Homestead Exemption Amount + the Sheriff’s costs and sales commission and has the ability to pay the required sums in cash within five (5) days after the date of the Sheriff’s Execution Sale if it is the successful bidder, then this can be a powerful  collection remedy. In that circumstance, it is very possible that a third-party bidder will pay a sufficient amount to pay up to the balance the Judgment Creditor will bid at the sale. If not, then the Judgment Creditor will obtain title to the property and can sell it out of REO to capture the equity from the property for its benefit.

1 The requirements for real property to qualify as a Judgment Debtor’s “homestead” property and for the $150,000 homestead exemption to apply are set forth at A.R.S. § 33-1101 et. seq.
2 If the Sheriff’s Execution Sale is of real property that is not a homestead property, then the Judgment Creditor does not have to pay cash to pay off the senior liens on the property and is only responsible for paying the Sheriff’s fees to schedule and conduct the sale. Also, under this circumstance, the Sheriff’s procedure is to have the Judgment Creditor bid $1.00 as its opening bid. The Judgment Creditor and other bidders must do their due diligence to understand what liens will have to be paid off if they are the successful bidder and plan their bidding strategy accordingly. In addition, the Sheriff’s hard costs and sale commission must be verified with the Sheriff and taken into account by any bidder at a Sheriff’s Execution Sale.
3 If the Judgment Creditor decides to bid on the property, the Judgment Creditor is responsible for paying the $150,000.00 Homestead Exemption Amount, the
prior unpaid real property taxes, the prior consensual liens and the Sheriff’s costs of sale. Any additional amount over the foregoing sums generated by the bidding process would go toward satisfying the Judgment (when the homestead exemption does not apply, the Judgment Creditor is only responsible for paying the Sheriff’s fees for the sale of the property). Should the property be more valuable than the homestead exemption, prior consensual liens, Judgment amount and Sheriff’s costs of sale, any bid over that amount is sent to the Clerk of the Superior Court as excess proceeds (and if the Judgment Creditor was the high bidder, the Judgment Creditor would be responsible dollar-for-dollar any amount over the satisfaction of the Judgment, homestead exemption, prior consensual liens and Sheriff’s fees).

Larry Folks
Folks Hess, PLLC
1850 N. Central Ave., Suite 1140
Phoenix, Arizona 85004
602-256-5906 Direct Line
[email protected]  www.AzDefaultLegalServices.com

Note – Rob Benner, the head Deputy of the Sheriff’s Department who runs all of the execution sales, reviewed this article and agreed that Mr. Folks has accurately described all of the Sheriff’s procedures.

.fusion-body .fusion-builder-column-1{width:100% !important;margin-top : 0px;margin-bottom : 0px;}.fusion-builder-column-1 > .fusion-column-wrapper {padding-top : 0px !important;padding-right : 0px !important;margin-right : 1.92%;padding-bottom : 0px !important;padding-left : 0px !important;margin-left : 1.92%;}@media only screen and (max-width:980px) {.fusion-body .fusion-builder-column-1{width:100% !important;}.fusion-builder-column-1 > .fusion-column-wrapper {margin-right : 1.92%;margin-left : 1.92%;}}@media only screen and (max-width:640px) {.fusion-body .fusion-builder-column-1{width:100% !important;}.fusion-builder-column-1 > .fusion-column-wrapper {margin-right : 1.92%;margin-left : 1.92%;}}@media only screen and (max-width:980px) {.fusion-title.fusion-title-1{margin-top:15px!important;margin-bottom:0px!important;}}@media only screen and (max-width:640px) {.fusion-title.fusion-title-1{margin-top:10px!important;margin-bottom:10px!important;}}MUSINGS BY DIANE:bankruptcyThe legal process described in this blog is very complicated and only applies to Arizona collections.  I know you think you can understand the law, but you can’t.  It is just that simple.  I have practiced this area of law for over 30 years and still need to read and re-read the law, draw a diagram or spreadsheet and talk to other attorneys before I can be comfortable with the process and how to advise my clients. Please don’t try to do this on your own because you will lose your home. 
Many times there are simple answers – such as filing for bankruptcy protection, or offering of lender a settlement.  I cannot emphasize this too much – you don’t do your own surgery, so don’t to your own legal work.

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