Can I Sell My Ilchester House Before Foreclosure?

How we help you work toward closing

We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.

You get a written offer and written terms before you commit, and we close through a title company.

If a foreclosure sale is scheduled, tell us the date right away so we can try to close before it.

We review the notice and lender payoff with you and the title company, then work toward closing before the scheduled sale.

No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs, including Maryland's state transfer tax, recordation tax and any applicable county transfer tax.

Mortgage foreclosure and Howard County tax sale are different

A Maryland mortgage foreclosure follows a home-loan default. A person acting for the lender holds the sale under the loan documents, and you must receive at least 10 days' notice.

Howard County's tax-sale process concerns unpaid property taxes. Its notices and sale dates are separate from a mortgage foreclosure; the County posts tax-sale information through its Department of Finance.

Maryland mortgage-foreclosure dates

• The lender must mail a notice of intent at least 45 days before filing to foreclose, and cannot file until 90 days after the default.
• If you own and live in the house, you can request foreclosure mediation — a chance to discuss your options — generally within 25 days after the lender serves its final loss-mitigation affidavit.
• You can bring the loan current until one business day before the foreclosure sale.
• The sale is not final until the circuit court ratifies it. After notice of the report of sale, you have 30 days to file exceptions and object to the sale.
• If you live in the house and are at least 60 days behind, you can cancel a sale contract within five days after signing. A deed or other document affecting title cannot be recorded during those five days.

• Maryland Real Property § 7-105.1 — notice, mediation and right to cure
• Maryland Real Property § 7-105 — foreclosure sale and court ratification · § 7-301 — residence in default · § 7-310 — five-day contract cancellation

If the payoff is the problem

Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.

What happens next

1. Call us or use the form and tell us the scheduled sale date and what is happening with the house.
2. You get a written offer and written terms before you commit, and we close through a title company.
3. If you want to proceed, we work with the title company on title and payoff details.
4. Close as fast as 7 days when title and closing details allow.

It's real estate. Sometimes there are bumps in the road. We won't disappear when that happens, and we'll be fighting to get this to the closing table.

Maryland mortgage information and Howard County tax-sale details

Maryland's Office of Financial Regulation explains the mortgage-foreclosure process. Howard County Finance provides local property-tax and tax-sale information.

• Maryland mortgage-foreclosure process
• Howard County tax-sale information

Talk through the notice and payoff

Call 888-274-5006 or use the form above. You can call while you're still sorting out the notice.