The top-rated foreclosure attorneie in Waltham, Massachusetts is Scafidi Law, LLP, rated 4.9 stars across 82 reviews. Other highly rated options include Beliveau Law Group, LLC, Rogaris Law Office, The Law Office of Kevin R. Collins. This directory lists 18 foreclosure attorneies serving Waltham.
Comparison
| # | Name | Address | Phone |
|---|---|---|---|
| 1 | Scafidi Law, LLP | 75 3rd Ave Second Floor | (781) 210-4710 |
| 2 | Beliveau Law Group, LLC | 2 Winter St STE 102 | (781) 890-8600 |
| 3 | Rogaris Law Office | 77 Rumford Ave | (781) 893-0801 |
| 4 | The Law Office of Kevin R. Collins | 38 Linden St | (781) 430-8525 |
| 5 | Hamilton & Hamilton PC | 330 Bear Hill Rd #201 | (781) 894-8700 |
| 6 | Law Office of Gary J. Marchese | Colonial Shopping Center, 85 River St | (781) 894-6248 |
| 7 | Cushing & Dolan, P.C. | 400 5th Ave Suite 400 | (888) 759-5109 |
| 8 | Kevin Dwyer Law | 707 Main St | (781) 760-9662 |
| 9 | Carl E. D'Angio Jr. | D'Angio Building, 11 Spring St | (781) 894-6028 |
| 10 | James A. Scanlon, Attorney at Law | 403 Main St | (781) 899-8500 |
Scafidi Law, LLP serves homeowners and lenders throughout Middlesex County, Massachusetts, from its base in Waltham. As a foreclosure attorney, the firm handles all stages of default proceedings, from pre-foreclosure negotiation to post-sale eviction. It offers legal representation in loan modification attempts and deed-in-lieu of foreclosure arrangements. The practice guides clients through the Massachusetts statutory right of redemption and manages courthouse auction procedures.
Beliveau Law Group, LLC in Waltham, MA provides legal services for foreclosure proceedings and related real estate litigation. Its practice includes counseling clients through default, loan workouts, and property repossession processes. The firm offers ongoing case management and regular status updates for each client. It structures its approach around consistent legal support from case initiation through property disposition. The attorney handles residential single-family homes, multi-unit apartment buildings, retail spaces, and local restaurants in the region.
Rogaris Law Office serves homeowners, business owners, and property managers facing foreclosure in Waltham, Massachusetts. The firm provides legal representation in foreclosure defense, loan modification negotiations, and real estate litigation. It guides clients through the complexities of Massachusetts foreclosure law and court proceedings. The office also assists with deed in lieu of foreclosure transactions and bankruptcy options to halt pending sales. Rogaris Law Office covers the greater Boston metro area and frequently works with clients in surrounding communities such as Newton and Lexington.
The law office serves Waltham, Massachusetts, and surrounding communities, handling residential and commercial foreclosure proceedings. It assists property owners facing default, lenders navigating bank-owned asset recovery, and investors handling distressed real estate. Each matter is managed with a focus on legal compliance, clear communication with all parties, and consistent review of documentation and timelines. The firm’s general approach involves evaluating the specific circumstances of the case, then executing a strategic plan to resolve the foreclosure efficiently through negotiation, legal action, or settlement.
Hamilton & Hamilton PC focuses on foreclosure defense and loss mitigation services in Waltham, Massachusetts. The firm represents homeowners facing default and mortgage-related litigation, assisting clients with loan modifications, short sales, and deed-in-lieu negotiations. It also handles complex legal issues regarding right of redemption and deficiency judgments. As property tax deadlines and winter heating costs approach each year, the firm helps local homeowners evaluate forbearance or payment plan options to prevent an accelerated foreclosure filing.
When financial hardship strikes and homeowners in Waltham face the threat of losing their property, the Law Office of Gary J. Marchese provides legal guidance through foreclosure proceedings. This firm assists clients with understanding lender demands, reviewing loan documents, and evaluating possible options to stay in the home or pursue a deed in lieu. The initial step in this process involves a confidential case assessment to review the borrower’s specific situation and potential defenses.
Cushing & Dolan, P.C. in Waltham, MA provides foreclosure attorney services, typically on a retainer basis for banks and mortgage servicers handling multiple properties, while also accepting clients needing representation for a single property at risk. As a firm practicing foreclosure law in Massachusetts, they manage the legal process from default notice through the foreclosure sale and eviction. Service to clients generally runs on an as-needed basis depending on the case’s progression through the courts.
Kevin Dwyer Law provides guidance to property owners facing foreclosure in the Waltham, Massachusetts area. The firm focuses specifically on foreclosure defense, helping clients navigate legal proceedings and explore options to protect their property. It also addresses related legal matters that commonly arise during such financial challenges. The practice serves various commercial property sectors, including local offices, warehouses, and food service establishments facing similar legal pressures.
Carl E. D’Angio Jr. provides residential foreclosure services for homeowners in Waltham, MA, also covering commercial filings when necessary within the greater Middlesex County area. The attorney handles all stages of the default and repossession process, working closely with lenders and property owners. Clients may return for follow-up assistance on new matters or repeat representation between regular filing cycles without needing to find a different counsel.
James A. Scanlon, Attorney at Law in Waltham, MA, is known for representing clients facing foreclosure and navigating complex mortgage litigation. The firm handles the full scope of default-related legal matters, including loan modification negotiations, deed-in-lieu of foreclosure arrangements, and defense against lender lawsuits in Massachusetts courts. Services extend to protecting homeowners through bankruptcy filings and short sale closings. As a specialized add-on, clients may also seek assistance with post-foreclosure redemption and eviction defense.
What Does a a Foreclosure Attorney in Waltham Cost?
Typical costs for hiring a foreclosure attorney in Massachusetts range from $1,500 to $5,000 in flat fees for standard foreclosure defense representation. This flat fee usually covers initial consultation, review of foreclosure documents, communication with the lender, negotiation of loan modifications or short sales, and representation at mediation sessions. Some attorneys charge hourly rates between $250 and $500 for more complex cases involving litigation, bankruptcy filings, or appeals. Additional costs may include court filing fees, which range from $200 to $400 for bankruptcy or civil actions, and costs for certified mail, document preparation, and expert witnesses if needed. Many attorneys offer free initial consultations and may accept payment plans, though full or partial payment is typically required before significant work begins.
These fee structures are general estimates based on common practices in Massachusetts. Every case is unique, and actual costs depend on the complexity of your situation, the stage of foreclosure, and the specific services required. This information is provided for educational purposes only and does not constitute legal advice or create an attorney-client relationship. You should consult directly with a qualified foreclosure attorney to discuss your specific circumstances and obtain accurate fee information for your case.
About foreclosure attorneies in Waltham
Facing foreclosure in Waltham, Massachusetts can feel overwhelming, but understanding your legal options is the first step toward protecting your home and financial future. Foreclosure defense attorneys in Massachusetts help homeowners navigate the complex legal landscape before, during, and after the foreclosure process. Pre-foreclosure options include loan modification negotiations, where the attorney works directly with your lender to adjust the loan terms to make payments affordable. Short sales allow you to sell the property for less than the outstanding mortgage balance, with the lender agreeing to accept the proceeds as full satisfaction. A deed in lieu of foreclosure involves voluntarily transferring ownership to the lender to avoid the public foreclosure process. Bankruptcy, particularly Chapter 13, can halt foreclosure proceedings through an automatic stay and allow you to catch up on missed payments over three to five years. Reinstatement involves paying the entire delinquent amount plus fees and costs by a specific deadline, typically the day before the foreclosure sale. Each option carries distinct legal and financial consequences, and an experienced attorney can evaluate which path aligns with your specific circumstances.
Massachusetts employs a hybrid foreclosure process that combines elements of both judicial and non-judicial systems. Most foreclosures in Massachusetts proceed through the non-judicial power of sale process, meaning the lender does not need to file a lawsuit to foreclose. However, the lender must strictly follow the statutory requirements outlined in Massachusetts General Laws Chapter 244. The timeline begins with the borrower missing payments, typically after 90 to 120 days of delinquency. The lender must send a right to cure notice at least 150 days before the foreclosure sale date, giving the homeowner 30 days to bring the loan current. After the cure period expires, the lender must publish a notice of sale in a local newspaper once a week for three consecutive weeks, with the first publication occurring at least 21 days before the sale date. Massachusetts does not grant a statutory right of redemption after the foreclosure sale, meaning you lose the property permanently once the sale is completed. Deficiency judgments are permitted in Massachusetts, allowing the lender to pursue you personally for the difference between the sale price and the outstanding debt, though the lender must file a separate lawsuit to obtain this judgment. The Massachusetts Supreme Judicial Court has imposed strict requirements on lenders, including the need to demonstrate proper chain of title and compliance with all notice provisions.
Homeowners in Waltham possess significant legal rights during the foreclosure process that require careful attention. The right to cure allows you to reinstate the loan by paying the full delinquent amount plus fees within 30 days of receiving the right to cure notice. Massachusetts also provides a right to mediation through the Massachusetts Attorney Generals HomeCorps program, which offers free foreclosure mediation for eligible homeowners. This mediation requires both the lender and homeowner to meet with a neutral mediator to explore alternatives to foreclosure. Required notices include the 150-day right to cure notice, a notice of the foreclosure sale published in the newspaper, and a notice of the sale sent to the homeowner at least 14 days before the auction date. Federal law provides additional protections under the Real Estate Settlement Procedures Act (RESPA) and the Truth in Lending Act (TILA). Under RESPA, you have the right to submit a qualified written request to your loan servicer, demanding information about your loan and challenging any errors in the servicing. The servicer must acknowledge receipt within five business days and respond within 30 business days. TILA requires lenders to provide clear disclosures about loan terms and gives you the right to rescind certain loans within three days of closing. Failure by the servicer to comply with these federal requirements can provide grounds to halt the foreclosure or seek damages.
Loan modification remains one of the most common foreclosure defense strategies in Waltham. While the federal Home Affordable Modification Program (HAMP) ended in 2016, many lenders continue to offer proprietary modification programs with similar structures. These programs typically require the homeowner to submit a complete application package including proof of income, recent tax returns, bank statements, a hardship letter explaining the financial difficulty, and a monthly budget showing expenses. The lender reviews this information to determine if you qualify for a reduced monthly payment, usually targeting a debt-to-income ratio of 31 percent of gross monthly income. If approved, you enter a trial period plan lasting three to four months, during which you must make reduced payments on time. Only after successfully completing the trial period does the lender offer a permanent modification. Common denial reasons include insufficient income to support the modified payment, missing documentation, failure to complete the trial period payments, or the property being vacant or not your primary residence. An attorney can help ensure your application is complete and challenge improper denials. The modification process typically takes 60 to 120 days from application to decision, though delays are common. Many lenders require the homeowner to be at least 60 days delinquent before considering a modification, creating a difficult situation where you must fall behind to qualify for help.
When hiring a foreclosure attorney in Waltham, you should understand the typical fee structures and what services are included. Many attorneys charge flat fees ranging from $1,500 to $5,000 for foreclosure defense representation, depending on the complexity of your case and the stage of the foreclosure process. Flat fees usually cover initial case evaluation, communication with the lender, filing of legal documents, negotiation of loan modifications or short sales, and representation at mediation sessions. Some attorneys also offer hourly rates ranging from $250 to $500 per hour, particularly for more complex litigation or bankruptcy filings. The timeline for foreclosure defense varies based on the strategy employed. A loan modification can take three to six months from start to finish. Filing for Chapter 13 bankruptcy stops the foreclosure sale immediately but requires a three to five year repayment plan. Realistic outcomes include keeping your home through a loan modification or reinstatement, selling the property through a short sale to avoid deficiency judgment, or surrendering the property through a deed in lieu of foreclosure with a negotiated relocation payment. Not every case results in saving the home, but an attorney can help you achieve the best possible outcome given your financial situation. Most attorneys offer free initial consultations to evaluate your case and explain the available options.
Alternatives to traditional foreclosure defense provide additional pathways for Waltham homeowners. A short sale involves listing the property for sale at a price below the outstanding mortgage balance, with the lender agreeing to accept the proceeds and forgive the remaining debt. The process typically takes 60 to 120 days and requires lender approval of the sale price and terms. A deed in lieu of foreclosure involves voluntarily transferring the property title to the lender in exchange for release from the mortgage debt. This option avoids the public foreclosure auction and may include a cash for keys agreement where the lender pays you $3,000 to $10,000 to vacate the property and leave it in good condition. Chapter 13 bankruptcy offers a powerful tool known as a cramdown, which allows you to reduce the principal balance on certain investment properties or second homes to the propertys current market value. For primary residences, Chapter 13 allows you to catch up on missed mortgage payments through a court-approved repayment plan lasting three to five years while keeping the current monthly payments current. Forbearance agreements provide temporary relief by allowing you to pause or reduce payments for a set period, typically three to six months, with the missed payments added to the end of the loan term. Each alternative carries distinct credit implications and tax consequences, and an attorney can help you evaluate which option aligns with your long term financial goals.
Frequently Asked Questions
What specific Massachusetts laws affect foreclosure defense in Waltham?
Massachusetts General Laws Chapter 244 governs the foreclosure process, requiring lenders to send a right to cure notice at least 150 days before the sale. The state uses a non-judicial power of sale process, but lenders must demonstrate strict compliance with all notice and publication requirements. Massachusetts does not provide a statutory right of redemption after the foreclosure sale, meaning you lose the property permanently once the auction is completed. Deficiency judgments are allowed, but the lender must file a separate lawsuit to collect the difference between the sale price and the debt.
How much does a foreclosure attorney cost in Waltham, Massachusetts?
Foreclosure defense attorneys in Waltham typically charge flat fees between $1,500 and $5,000 for standard representation, which includes case evaluation, lender negotiations, loan modification assistance, and mediation representation. Hourly rates range from $250 to $500 per hour for complex litigation or bankruptcy filings. Many attorneys offer free initial consultations and may require a retainer payment upfront, with payment plans available for some clients. These costs are general estimates and do not constitute legal advice for your specific situation.
What is the timeline for a foreclosure case in Massachusetts?
The Massachusetts foreclosure timeline begins with the lender sending a right to cure notice at least 150 days before the scheduled sale date, giving you 30 days to reinstate the loan. After the cure period expires, the lender must publish a notice of sale in a local newspaper once a week for three consecutive weeks, with the first publication at least 21 days before the sale. The foreclosure auction occurs on the date specified in the notice, typically a weekday morning at the registry of deeds or the property location. From initial delinquency to sale, the entire process usually takes 6 to 12 months, though delays from lender errors or legal challenges can extend this timeline significantly.