The top-rated foreclosure attorneie in Hattiesburg, Mississippi is The Law Firm of Tangi Carter & Associates P.A., rated 4.8 stars across 107 reviews. Other highly rated options include The Rollins Law Firm, Jackson, Tullos, Morgan, Howell & Guice, PLLC, Richard & Thomas, PLLC. This directory lists 21 foreclosure attorneies serving Hattiesburg.
Comparison
| # | Name | Address | Phone |
|---|---|---|---|
| 1 | The Law Firm of Tangi Carter & Associates P.A. | 912 W Pine St | (601) 544-1313 |
| 2 | The Rollins Law Firm | 702 W Pine St | (601) 488-2848 |
| 3 | Jackson, Tullos, Morgan, Howell & Guice, PLLC | 309 S 40th Ave | (601) 264-3309 |
| 4 | Richard & Thomas, PLLC | 132 Westover Dr | (601) 602-2457 |
| 5 | Tim Farris Law Firm, PLLC | 6645 US-98 #3 | (601) 296-1082 |
| 6 | The Moreno Law Group, PLLC | 5267 Old Hwy 11 Suite B | (601) 258-8095 |
| 7 | Law Office of Chelsea Bair Minton | 5267 Old Hwy 11 Suite B | (601) 307-6572 |
| 8 | Deakle-Johnson Law Firm | 802 Main St | (601) 544-0631 |
| 9 | Deep South Title, LLC | 6641 US-98 Ste 100 | (601) 264-3323 |
| 10 | Shiyou Law Firm | 301 W Pine St Ste 100 | (601) 583-6040 |
The Law Firm of Tangi Carter & Associates P.A. serves homeowners and lenders in the Hattiesburg, Mississippi metro area. This practice focuses specifically on foreclosure law, guiding clients through the legal complexities of default and property repossession. The firm handles pre-foreclosure negotiations to explore alternatives to losing a home. It also manages the full judicial foreclosure process, including filing necessary pleadings and representing clients at required court hearings. The firm assists with deed in lieu of foreclosure arrangements and post-foreclosure evictions.
The Rollins Law Firm serves clients throughout Hattiesburg, MS, with legal representation in foreclosure proceedings and related real estate matters. It provides services that include pre-foreclosure consultations, litigation defense, and short sale negotiations. Ongoing case management is typically offered to facilitate consistent communication and document handling. The firm regularly works on residential properties such as single-family homes, as well as commercial assets like apartment complexes, retail buildings, and restaurants in the local area.
Jackson, Tullos, Morgan, Howell & Guice, PLLC serves homeowners, businesses, and property managers throughout Hattiesburg, Mississippi, who are facing foreclosure proceedings or related real estate debt challenges. The firm handles legal representation in foreclosure defense, loan modification negotiations, and title disputes arising from defaulted mortgages. It also assists clients with bankruptcy filings as an alternative to property loss. Its attorneys guide clients through Mississippi’s judicial foreclosure process and sheriff’s sale procedures. The firm additionally extends its foreclosure legal services to clients in the nearby Petal community and surrounding Lamar County areas.
Richard & Thomas, PLLC in Hattiesburg, MS provides foreclosure attorney services. Unlike one-time filings, recurring matters such as payment plan defaults or ongoing lender representation require ongoing legal attention. The firm serves clients throughout the Hattiesburg area, covering cases that range from initial default notices through property sale proceedings in Mississippi courts. Their work can address both individual homeowner defense and institutional lender needs. Service runs on either a one-time or as-needed basis depending on the specific case requirements.
As Mississippi homeowners face the rising property taxes and economic shifts that can trigger financial strain, the Tim Farris Law Firm, PLLC in Hattiesburg provides foreclosure defense counsel. The firm assists clients with understanding their legal rights during the debt collection and mortgage default process. Options are explained for loan modification, short sale, deed in lieu, or bankruptcy as a means to delay or avoid a foreclosure sale. The process to review a property’s financial situation begins with a confidential in-office consultation.
The Moreno Law Group, PLLC serves Hattiesburg, Mississippi, and the surrounding communities with foreclosure legal support. It handles residential and commercial foreclosure cases for lenders, including preparing default notices and managing the judicial sale process. The firm focuses on navigating local court procedures efficiently to resolve each matter. It approaches a typical job by thoroughly reviewing loan documents, drafting necessary filings, and representing the client at all required hearings.
The Law Office of Chelsea Bair Minton provides legal representation for property owners facing default. This Hattiesburg firm focuses specifically on foreclosure defense, assisting clients with loan modifications and loss mitigation options. In this capacity, the office serves individuals and businesses needing to navigate Mississippi foreclosure proceedings. It offers specialized counsel for commercial real estate matters, addressing issues relevant to office buildings, warehouses, and food service establishments needing legal guidance during financial distress.
Deakle-Johnson Law Firm in Hattiesburg, MS, provides foreclosure defense services, including loan modification assistance and litigation representation. The firm also handles general real estate law matters such as title disputes and property closings. Clients facing potential sheriff’s sales or bank repossessions receive legal guidance through Mississippi’s judicial foreclosure process. It addresses urgent concerns like pre-foreclosure deadlines and deficiency judgments after a home has been sold at auction.
Deep South Title, LLC, in Hattiesburg, MS, handles residential foreclosure proceedings for individual homeowners seeking legal representation. The firm also provides commercial coverage for lenders and investors involved in distressed property transactions across the region. Clients facing default receive clear guidance through the legal stages of foreclosure, from demand letters to the sale itself. Between regular visits or case milestones, the firm re-engages with clients to address new filings or modified payment arrangements that require attorney action.
Shiyou Law Firm in Hattiesburg, Mississippi, is known for representing lenders and financial institutions in residential foreclosure proceedings. Its services range from initiating non-judicial foreclosure actions to handling contested judicial foreclosure cases. The firm also provides advice on lien priority disputes and deficiency judgments. In addition, Shiyou Law Firm offers representation in title curative work to resolve defects discovered during the foreclosure process.
What Does a a Foreclosure Attorney in Hattiesburg Cost?
Typical costs for hiring a foreclosure attorney in Mississippi vary based on the services needed. For straightforward cases involving loan modification negotiation or short sale assistance, flat fees generally range from $1,500 to $3,500. For cases requiring litigation, such as challenging the lender standing or filing a temporary restraining order, fees may range from $3,000 to $5,000 or more. Some attorneys charge hourly rates between $200 and $400, with retainers of $2,000 to $5,000 required upfront. Payment plans are sometimes available, and many attorneys offer a free initial consultation to discuss the case and fee structure.
Additional costs may include court filing fees, which typically range from $150 to $400, and costs for certified mail, document preparation, or expert witness fees if needed. For bankruptcy as a foreclosure defense, Chapter 7 attorney fees average $1,500 to $2,500, while Chapter 13 fees range from $3,000 to $5,000, plus court filing fees of approximately $335 for Chapter 7 and $310 for Chapter 13. Homeowners should ask for a written fee agreement detailing what is included and what is not. This information is general and does not constitute legal advice; consult a qualified attorney for your specific situation.
About foreclosure attorneies in Hattiesburg
When a homeowner in Hattiesburg, Mississippi receives a notice of default or a foreclosure summons, the situation can feel overwhelming. However, engaging a foreclosure attorney early in the process opens several pre-foreclosure options that may prevent the loss of the home. The most common path is loan modification, where the attorney negotiates with the lender to adjust interest rates, extend the loan term, or forgive a portion of the principal balance. If modification is not viable, a short sale allows the homeowner to sell the property for less than the mortgage balance, with the lender agreeing to accept the proceeds as full satisfaction. Another alternative is a deed in lieu of foreclosure, where the homeowner voluntarily transfers the property title to the lender in exchange for debt forgiveness. For those facing insurmountable debt, bankruptcy filing can serve as a foreclosure defense by imposing an automatic stay that halts all collection actions, including foreclosure sales. Reinstatement is also an option in Mississippi, where the homeowner pays the entire past-due amount plus fees and costs before the foreclosure sale date to restore the loan to good standing. Each of these paths has specific eligibility requirements and timelines, which a local attorney can evaluate based on the homeowner financial situation and the lender cooperation level.
Mississippi operates under a non-judicial foreclosure process for most mortgages, meaning the lender does not need to file a lawsuit in court to foreclose. This process is governed by Mississippi Code Annotated Section 89-1-55 and related statutes. The timeline begins when the borrower defaults on mortgage payments, typically after 90 days of non-payment. The lender must then record a notice of default and a notice of sale with the chancery clerk in the county where the property is located. The notice of sale must be published in a local newspaper once a week for three consecutive weeks, with the sale occurring no fewer than 21 days after the first publication. The foreclosure sale itself is a public auction held on the courthouse steps of the Forrest County Courthouse in Hattiesburg, usually on the first Tuesday of the month between 11:00 AM and 4:00 PM. Mississippi law grants a statutory right of redemption for certain property types, but for most residential mortgages, this right ends at the foreclosure sale. However, if the lender obtains a deficiency judgment after the sale, the borrower may have a limited right to redeem within six months. Deficiency judgments are permitted in Mississippi, meaning if the foreclosure sale price is less than the mortgage debt, the lender can sue the borrower for the difference. This judgment can attach to other assets and wages, making it critical to address deficiency exposure through negotiation or bankruptcy.
Homeowners in Hattiesburg have specific legal rights during the foreclosure process. The right to cure allows the borrower to reinstate the loan by paying all past-due amounts, late fees, and costs up to five days before the foreclosure sale. Mississippi does not have a statewide mandatory mediation program for foreclosures, but some lenders voluntarily offer mediation or loss mitigation conferences. Required notices include the initial notice of default, the notice of sale, and a pre-foreclosure notice that must be sent at least 30 days before the first publication of sale. Under federal law, the Real Estate Settlement Procedures Act (RESPA) and the Truth in Lending Act (TILA) impose strict obligations on servicers. For example, RESPA requires servicers to acknowledge receipt of a loss mitigation application within five business days and to make a decision within 30 days of receiving a complete application. Homeowners can submit a qualified written request (QWR) under RESPA to demand information about the loan, including payment history and fees. If the servicer fails to respond properly, the homeowner may have legal claims for damages and attorney fees. TILA provides additional protections, including the right to rescind certain loans within three days of closing and the right to dispute errors in loan disclosures.
Loan modification remains one of the most pursued foreclosure defenses in Hattiesburg. 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 demonstrate a financial hardship, such as job loss, medical emergency, or divorce, and to provide extensive documentation. Required documents usually include two years of tax returns, recent pay stubs, bank statements for the past two to three months, a hardship letter explaining the circumstances, and a completed financial statement form. After submitting a complete application, the lender may offer a trial period plan (TPP) lasting three to four months, during which the homeowner makes reduced payments. If all trial payments are made on time, the modification becomes permanent. Common reasons for denial include insufficient income to support the modified payment, failure to provide all required documents, excessive debt-to-income ratios, or the property being vacant or not owner-occupied. An attorney can help prepare a compelling hardship letter, ensure documentation is complete, and appeal denials by requesting a review of the servicer decision under RESPA guidelines.
When hiring a foreclosure attorney in Hattiesburg, homeowners should expect specific fee structures and service scopes. Most attorneys charge a flat fee ranging from $1,500 to $5,000 for foreclosure defense, depending on the complexity of the case. This flat fee typically covers initial consultation, review of the foreclosure documents, communication with the lender or servicer, filing of a notice of appearance, and negotiation of loss mitigation options. Some attorneys also offer hourly rates ranging from $200 to $400 per hour, which may be more appropriate for cases involving litigation, bankruptcy filings, or appeals. The timeline for foreclosure defense varies significantly. From the initial notice of default, homeowners typically have 60 to 90 days before the foreclosure sale date to take action. An attorney can often extend this timeline by filing a motion for a temporary restraining order or by initiating bankruptcy proceedings, which impose an automatic stay lasting several months. Realistic outcomes include loan modification approval, short sale approval, deed in lieu acceptance, or successful reinstatement. In some cases, the attorney may identify procedural errors in the foreclosure process, such as improper notice or lack of standing, which can lead to dismissal of the foreclosure action or a negotiated settlement.
Beyond traditional foreclosure defense, several alternatives exist for Hattiesburg homeowners. The short sale process involves listing the property for sale with a real estate agent, obtaining lender approval for a sale price below the mortgage balance, and closing the sale within a negotiated timeframe, typically 60 to 120 days. The lender must agree to release the mortgage lien and may waive the deficiency. A deed in lieu of foreclosure is a faster alternative where the homeowner voluntarily transfers the property title to the lender, usually in exchange for debt forgiveness and sometimes a relocation payment of $3,000 to $10,000. Cash for keys programs, often offered by Fannie Mae or Freddie Mac, provide homeowners with a payment of $3,000 to $15,000 to vacate the property in good condition and surrender possession voluntarily. For homeowners with significant non-mortgage debt, Chapter 13 bankruptcy allows a cramdown of certain secured debts, including a reduction of the mortgage principal to the current property value, though this option is limited for primary residences under the Bankruptcy Code. Forbearance agreements provide temporary payment relief, typically lasting 3 to 12 months, where the homeowner makes reduced payments or no payments, with the missed amounts added to the end of the loan term. Each alternative has specific eligibility criteria and tax implications, so consulting with a local attorney is essential to determine the most suitable path.
Frequently Asked Questions
What are the specific foreclosure laws in Mississippi that affect homeowners in Hattiesburg?
Mississippi uses a non-judicial foreclosure process, meaning lenders do not need to file a lawsuit. The foreclosure timeline requires the lender to publish a notice of sale in a local newspaper once a week for three consecutive weeks, with the sale occurring at least 21 days after the first publication. Homeowners have the right to reinstate the loan by paying all past-due amounts up to five days before the sale. Mississippi also permits deficiency judgments, so the lender can sue for the difference between the sale price and the mortgage debt.
How much does it cost to hire a foreclosure attorney in Hattiesburg, Mississippi?
Flat fees for foreclosure defense in Hattiesburg typically range from $1,500 to $5,000, depending on case complexity. Hourly rates range from $200 to $400 per hour. These fees generally cover initial consultation, document review, lender negotiations, and loss mitigation applications. Some attorneys offer payment plans or require a retainer upfront. This is general information and not legal advice.
What is the legal process for a foreclosure case in Mississippi, and how long does it take?
The process begins with a notice of default after 90 days of missed payments. The lender then records a notice of sale and publishes it in a local newspaper for three consecutive weeks. The foreclosure auction occurs on the first Tuesday of the month at the Forrest County Courthouse. From the first missed payment to the sale, the process typically takes 4 to 6 months. Homeowners can halt the sale by filing for bankruptcy or by obtaining a temporary restraining order from the court.