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3 Tips To Make Sure You Avoid Foreclosure At All Costs

After the recent real estate boom in Texas and nationwide, there are many homeowners concerned about lagging property values, spiking mortgage payments and the economy in general. When the dream of homeownership is threatened by the possibility of default on a mortgage, Texas homeowners have avenues available to them to avoid foreclosure. Here are three things you can do to avoid foreclosure of your Texas home.

Know your refinance options.

If you have an adjustable rate mortgage or interest-only mortgage, you can and should plan for the time when your payment “adjusts.” It’s usually going to be much higher than your introductory payments.

But it’s not a good idea to count on refinancing before your payment adjusts to avoid a payment spike. Property values could stagnate, someone in your household could lose a job, or you may have unforeseen expenses in the meantime that would make it difficult to refinance.

While you shouldn’t count on refinancing as a slam dunk solution, it’s important to know your options in advance. You’ll get the best refinanced loan if you own at least 20 percent equity in your home when you apply. If that is unlikely, because of stagnating property values or the fact you haven’t paid down enough principal, research your options and know how much a refinanced loan is likely to cost in closing costs and fees. The time to understand what refinanced loan is best for you is before you get a drastic monthly payment adjustment.

Contact and work with your lender.

Many homeowners are reluctant to let their lender know they’re having trouble or are anticipating problems making their monthly payments. But it’s in your lender’s interest to make sure you continue paying on your loan, and they are always willing to discuss options with you. Contact them as soon as you foresee problems.

If you wait and begin getting default notices from your lender, definitely do not ignore them. They very worst thing you can do is pretend you don’t have a problem.

Your lender may talk to you about several options. One is loan forbearance, in which you stop making payments for a certain amount of time until you’re back on your feet. Another is a payment plan for repaying past due payments and fees. You may even learn about a modified loan that is easier on your financial situation. There may be any number of other constructive options. Don’t hesitate to work with your lender!

Consult with a listing agent

One option available to Texas homeowners behind on their payments is a “short sale.” In a short sale your lender agrees to let you sell your home for less than the balance you owe on your mortgage. Your lender may still work out a repayment plan with you for the difference, and the difference between what you sell for an the market value may be treated as income for tax purposes, so this isn’t a totally painless option. Still, it is increasingly a more desirable course for troubled homeowners than foreclosure.

Whether you live in Dallas TX, Houston, Austin, or anywhere else in Texas, a local listing agent can help you determine the likely sales price of your home on the open market, and help you market your home as a short sale. A listing agent’s expertise in the CITY real estate market can be invaluable if you’re considering a short sale to avoid foreclosure.

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What Should a Reference Page Look Like?

There are multiple documents involved in the job-search process: your résumé, your cover letter and your follow-up or thank-you letter. If you haven’t done so already, consider adding one more item to your application package: a reference page. Since prospective employers almost always ask for references, it’s smart to have a list immediately available for them to look over.Employers use a number of strategies to get to know job candidates and make a determination about the candidate’s suitability for employment. Contacting references is a key part of the process. However, listing references on your résumé is a bad idea. It’s better to use every inch of your résumé to showcase your skills and education; putting references down could appear as filler. The best way to share your references is by showcasing them on their own page.A reference page is much simpler to write than a résumé or cover letter, but don’t overlook its importance. This step requires nearly as much thought and analysis. You must use care, thoughtfulness and communicate openly with the people you’ve chosen as your references. More than one person has lost out on a position for failing to properly vet references. While you don’t want to be portrayed as a saint without imperfections, you want to make sure your references share your goal of helping you find new employment, and keep that in mind when speaking to potential employers.The accepted standard is three professional references, such as supervisors and co-workers, and three personal references. Personal references, which allow prospective employers to see another side of you, can be people you know from volunteer activities, church, or school. Avoid choosing personal references that are too personal, like spouses and parents.Once you’ve contacted your references, obtained their approval, and collected their information, you need to create your reference page. Don’t simply type out the information; remember you’re creating a package of documents to represent you to your employer. The same level of care you put into your résumé and cover letter should go into your reference sheet. As a résumé writer, I give the reference page the same heading as the résumé, and use the same font. I use bold text and italicized text sparingly, to emphasize job titles or places of employment, and follow the same format for each reference:NameTitleOrganizationAddressE-mailPhone/FaxAs with your other job-search documents, you want to make sure you proofread, focusing on the contact information for each reference. A misused letter or number could result in missed communication, causing embarrassment for you along with a possibly missed opportunity.Try to view the reference page as one more item to represent you to employers, and give it the same care and attention you give the rest of your application package.

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