The top-rated foreclosure attorneie in Somerville, Massachusetts is Cohn Legal, PLLC, rated 5.0 stars across 68 reviews. Other highly rated options include The Law Office of Wyckoff Nissenbaum, Law Offices of Frank N. Dardeno LLP, Vining Law Office, LLC: Vining Kenneth C. This directory lists 15 foreclosure attorneies serving Somerville.
Comparison
| # | Name | Address | Phone |
|---|---|---|---|
| 1 | Cohn Legal, PLLC | 697 Broadway Suite #6 | (617) 616-5761 |
| 2 | The Law Office of Wyckoff Nissenbaum | 775 Broadway | (617) 410-6467 |
| 3 | Law Offices of Frank N. Dardeno LLP | 424 Broadway | (617) 666-2600 |
| 4 | Vining Law Office, LLC: Vining Kenneth C | 761 Broadway | (617) 666-0303 |
| 5 | The Law Office of Christopher T. Saccardi | 761 Broadway | (617) 500-3198 |
| 6 | Law Offices of Richard G. Di Girolamo and Associates | 424 Broadway | (617) 666-8200 |
| 7 | Attorney William A. White Jr. | 403 Highland Ave # 209 | (617) 625-2600 |
| 8 | Vidoli Couture, LLP | 265 Medford St Ste 301 | (617) 874-1900 |
| 9 | Mc Sweeney Robert G | Davis square professionalbuilding, 403 Highland Ave STE 201 | (617) 666-1900 |
| 10 | Dean C. Brunel Law Offices | 75 Central St #1 | (617) 628-6729 |
Cohn Legal, PLLC serves homeowners and lenders throughout Middlesex County, Massachusetts. The firm focuses on foreclosure law, representing clients through default proceedings. Its work includes managing residential foreclosure actions and guiding clients through the legal stages of property seizure. It also handles the preparation and review of loan modification agreements and related deed transactions. The firm handles the legal side of foreclosure mediation and defends against eviction proceedings.
The Law Office of Wyckoff Nissenbaum provides legal representation for foreclosure proceedings and defense, along with mortgage modification assistance and short sale negotiations in Somerville, MA. Its service approach includes reviewing loan documents for errors and guiding clients through court deadlines. The office offers regular case status updates and can coordinate with loss mitigation departments. Lawyers at the firm handle matters involving single-family homes, apartments, retail, and restaurants.
Law Offices of Frank N. Dardeno LLP represents homeowners, businesses, and property managers facing foreclosure in Somerville, Massachusetts. The firm provides legal defense against lender actions and guidance through loan modification or bankruptcy options. It handles all stages of foreclosure proceedings, from initial default notices to sale challenges. Beyond its Somerville office, the practice also serves clients throughout the Greater Boston area, including Cambridge and Medford.
Vining Law Office, LLC: Vining Kenneth C serves Somerville, Massachusetts, and the surrounding communities with legal representation in foreclosure matters. The firm handles cases involving mortgage default, pre-foreclosure negotiations, and real estate litigation. For a typical job, the office reviews the client’s loan documents and property status, provides an assessment of legal options, and then pursues the agreed course of action, such as loan modification or defense through the court process.
Homeowners facing foreclosure may choose between a one-time consultation to review their options or an ongoing retainer for full legal representation. The Law Office of Christopher T. Saccardi serves the Somerville, MA, area with foreclosure defense, bankruptcy alternatives, and loan modification advocacy. These legal services focus on navigating Massachusetts foreclosure laws to protect client property rights. Retained clients receive ongoing support, with appointments available on a scheduled or as-needed basis throughout their case.
The Law Offices of Richard G. Di Girolamo and Associates in Somerville, MA, offers legal representation focused specifically on foreclosure defense, helping homeowners navigate complex default proceedings. This practice also assists with related general real estate matters, including deed issues and mortgage disputes arising from financial hardship. Attorneys here work to identify legal errors in the foreclosure process and explore available workout options with lenders. During the current seasonal uptick in mortgage default notices each fall, the firm provides critical guidance to those facing potential loss of their home.
Attorney William A. White Jr. in Somerville, MA advises clients facing property debt issues, with a specialty in foreclosure defense and loan modification negotiations. The firm works to address delinquent mortgage matters and potential loss of homeownership through legal channels. Real estate owners and borrowers receive guidance on options available under Massachusetts law. Commercial sectors served include offices, warehouses, and food service establishments.
Vidoli Couture, LLP handles residential foreclosure matters for clients in Somerville and across the surrounding area. The firm also offers its legal services to commercial property owners facing similar proceedings. Serving the wider region, they assist homeowners and landlords through the complexities of default and repossession processes. Their work frequently involves coordinating the transition of property ownership in accordance with local regulations. Clients often return for assistance with subsequent real estate transactions or further legal needs that arise between regular yearly property inspections.
Mc Sweeney Robert G in Somerville, Massachusetts, is known for representing lenders and property owners in foreclosure proceedings. Its services range from handling pre-foreclosure negotiations to managing the eviction process through local courts. The firm guides clients through foreclosure auctions and redemption periods specific to Massachusetts law. A specialty it can add on is advising on bankruptcy alternatives to halt foreclosure actions.
What Does a a Foreclosure Attorney in Somerville Cost?
Typical costs for a foreclosure attorney in Massachusetts range from $1,500 to $5,000 for a flat-fee defense package, which usually includes loan modification negotiation, mediation representation, and document review. Hourly billing at $250 to $450 per hour is common for more complex cases involving litigation or bankruptcy, with total fees often reaching $3,000 to $8,000. Some attorneys require a retainer of $1,000 to $3,000 upfront, with the balance due upon completion of specific milestones, such as filing a notice of appearance or attending mediation.
Payment arrangements vary by firm, with some offering monthly installment plans over three to six months. Many attorneys do not charge for initial consultations, but they may require a non-refundable fee for case evaluation. Bankruptcy filing fees are separate and set by the court at $338 for Chapter 7 and $313 for Chapter 13. This information is general and does not constitute legal advice; homeowners should consult a qualified attorney for specific fee structures and case details.
About foreclosure attorneies in Somerville
Homeowners in Somerville facing the prospect of foreclosure have several legal pathways to consider before a lender completes the process. Foreclosure defense begins long before a property goes to auction, typically starting when a homeowner misses the first mortgage payment. At this pre-foreclosure stage, an attorney can help negotiate a loan modification, which involves adjusting the loan terms to make payments more affordable. Other pre-foreclosure options include a short sale, where the property sells for less than the outstanding mortgage balance with lender approval, or a deed in lieu of foreclosure, where the homeowner voluntarily transfers ownership to the lender to avoid public auction. Bankruptcy, particularly Chapter 13, can halt foreclosure proceedings immediately through an automatic stay, allowing the homeowner to catch up on missed payments over three to five years. Reinstatement, where the homeowner pays the entire delinquent amount plus fees and costs in a lump sum, is another option, though it requires substantial funds often unavailable to distressed homeowners.
Massachusetts operates under a non-judicial foreclosure process, meaning lenders do not need to file a lawsuit in court to foreclose on a property. This process is governed by Massachusetts General Laws Chapter 244, which requires the lender to record a notice of default and a notice of sale in the local registry of deeds at least 90 days before the foreclosure sale date. The timeline from the first missed payment to the sale can be as short as 90 to 120 days, though it often extends longer if the homeowner engages in loss mitigation. Massachusetts does not grant a statutory right of redemption after a foreclosure sale, meaning once the auction occurs, the homeowner generally cannot reclaim the property by paying the debt. However, the state does allow deficiency judgments, where the lender can sue the homeowner for the difference between the sale price and the outstanding debt, though this is less common in non-judicial foreclosures. The Massachusetts Supreme Judicial Court has imposed strict requirements on lenders, including the need to prove they hold the actual note and mortgage, which can provide grounds for challenging the foreclosure.
Homeowners in Massachusetts have specific rights designed to protect them during the foreclosure process. The right to cure allows the homeowner to bring the loan current by paying the full delinquent amount plus fees up to the date of the foreclosure sale, though this right expires once the sale occurs. Massachusetts law also provides a right to mediation through the state’s HomeCorps program, which offers free foreclosure mediation to eligible homeowners. Lenders must send a notice of the right to request mediation at least 150 days before the foreclosure sale, and the homeowner must respond within 30 days. Under federal law, the Real Estate Settlement Procedures Act (RESPA) requires servicers to acknowledge a qualified written request (QWR) within five business days and respond within 30 business days. A QWR is a written inquiry about the loan’s servicing history, and it can force the servicer to correct errors, such as misapplied payments or incorrect fees. The Truth in Lending Act (TILA) also gives homeowners the right to rescind certain loans within three days of closing, though this right is limited in refinance transactions.
Loan modification remains one of the most common foreclosure defense strategies in Somerville. While the federal Home Affordable Modification Program (HAMP) ended in 2016, many lenders continue to offer proprietary modification programs with similar structures. These modifications typically reduce the interest rate, extend the loan term to 40 years, or defer a portion of the principal balance to lower monthly payments. To qualify, homeowners must submit a complete financial package, including proof of income, tax returns, bank statements, and a hardship letter explaining why they cannot make current payments. The servicer then evaluates the homeowner’s income against a target debt-to-income ratio, usually 31 percent of gross monthly income for the modified payment. If approved, the homeowner enters a trial period plan lasting three to four months, during which they must make reduced payments on time. Common reasons for denial include insufficient income to support even a reduced payment, incomplete documentation, or a property that is not the homeowner’s primary residence. An attorney can help challenge denials by requesting a review of the servicer’s net present value calculation, which determines whether modification is less costly than foreclosure.
When hiring a foreclosure attorney in Somerville, homeowners should expect a range of fee structures based on the complexity of the case. Flat fees for a full foreclosure defense typically range from $1,500 to $5,000, depending on whether the case involves litigation, loan modification negotiation, or bankruptcy filing. Hourly rates for foreclosure attorneys in Massachusetts generally fall between $250 and $450 per hour, with most cases requiring 10 to 20 hours of work. The initial consultation often costs between $100 and $300, though some attorneys offer a free initial meeting. The fee usually includes reviewing the loan documents, filing a notice of appearance with the court, negotiating with the servicer, and attending mediation sessions. It does not typically cover filing fees for bankruptcy, which range from $338 for Chapter 7 to $313 for Chapter 13, or costs for appraisals and title searches. Realistic outcomes in foreclosure defense include a loan modification that reduces monthly payments by 20 to 40 percent, a short sale that avoids a deficiency judgment, or a deed in lieu that allows the homeowner to walk away without further liability. Complete dismissal of the foreclosure is rare unless the lender cannot prove it holds the note or has violated state law.
Alternatives to traditional foreclosure defense can provide relief when loan modification is not possible. A short sale requires the lender to approve a sale price below the mortgage balance, and the homeowner must list the property with a real estate agent and market it for 60 to 90 days. The lender typically forgives the remaining debt, though the forgiven amount may be taxable as income under federal law, with an exemption up to $750,000 for primary residences through 2025. A deed in lieu of foreclosure involves transferring the property title directly to the lender, which usually completes the process in 30 to 60 days and avoids public auction. Cash for keys is a negotiated agreement where the lender pays the homeowner a sum, often $2,000 to $10,000, to vacate the property in good condition and surrender the keys. Chapter 13 bankruptcy allows a cramdown on certain loans, reducing the principal balance to the property’s current market value, though this applies only to investment properties and second homes, not primary residences. Forbearance agreements, which temporarily suspend or reduce payments for three to twelve months, can provide breathing room while the homeowner seeks a permanent solution, though the missed payments must eventually be repaid. Each alternative carries specific legal and financial consequences, and an attorney can help evaluate which option aligns with the homeowner’s long-term goals.
Frequently Asked Questions
What specific Massachusetts laws affect foreclosure cases in Somerville?
Massachusetts uses a non-judicial foreclosure process under Chapter 244, requiring lenders to record a notice of default and sale at least 90 days before auction. The state does not provide a statutory right of redemption after sale, but homeowners have a right to cure up to the sale date. Lenders must also comply with the Massachusetts Consumer Protection Act, Chapter 93A, which allows homeowners to sue for unfair or deceptive practices, such as dual tracking where the servicer proceeds with foreclosure while reviewing a loan modification application.
How much does a foreclosure attorney cost in Somerville, Massachusetts?
Foreclosure defense attorneys in Somerville typically charge flat fees between $1,500 and $5,000 for standard cases, with hourly rates ranging from $250 to $450. Initial consultations often cost $100 to $300, though some attorneys offer free first meetings. Additional costs include bankruptcy filing fees of $313 to $338 and potential court costs for litigation. Many attorneys offer payment plans, but full payment is usually required before filing a notice of appearance or initiating negotiations.
What is the legal process for a foreclosure case in Massachusetts?
The foreclosure process in Massachusetts begins when a homeowner misses a mortgage payment, leading to a notice of default after 90 days. The lender then records a notice of sale in the registry of deeds at least 90 days before the auction date. The homeowner has the right to request mediation through the state’s HomeCorps program within 30 days of receiving the notice. If no resolution is reached, the foreclosure sale occurs at the registry of deeds or the property itself, and the homeowner must vacate within a few days after the sale unless a court orders an eviction.