The top-rated foreclosure attorneie in Bryan, Texas is The Law Office of Craig M. Greaves, rated 5.0 stars across 1,273 reviews. Other highly rated options include Shane Phelps Law, The Carlson Law Firm, Rick Davis & Associates. This directory lists 20 foreclosure attorneies serving Bryan.
Comparison
| # | Name | Address | Phone |
|---|---|---|---|
| 1 | The Law Office of Craig M. Greaves | 708 S Bryan Ave | (979) 779-9388 |
| 2 | Shane Phelps Law | 400 N Washington Ave | (979) 775-4100 |
| 3 | The Carlson Law Firm | 1121 Briarcrest Dr STE 200 | (979) 260-5688 |
| 4 | Rick Davis & Associates | 504 E 27th St | (979) 779-4357 |
| 5 | James, Reynolds, Ask & Kleinschmidt | 100 N Parker Ave Suite 114 | (979) 227-3305 |
| 6 | The Law Office of Jay Granberry | 409 E 26th St | (979) 353-6632 |
| 7 | Dunham & Jones | 3000 Briarcrest Dr #101 | (979) 333-3333 |
| 8 | JD4 Law | 201 N Main St | (979) 575-1855 |
| 9 | The Payne Law Group | 3850 Corporate Center Dr | (979) 776-9800 |
| 10 | C.E. Borman & Associates | 2800 S Texas Ave # 201 | (979) 846-4090 |
The Law Office of Craig M. Greaves serves clients in Bryan, Texas, with focused legal representation in foreclosure defense and real estate law. The firm assists homeowners facing potential property loss through loan modification negotiations and deed-in-lieu of foreclosure alternatives. It also represents lenders in judicial foreclosure proceedings and title disputes. Morton County homeowners receive direct courtroom advocacy for contested foreclosure hearings, while commercial property owners can access counsel for notice of default responses and reinstatement calculations.
Shane Phelps Law serves homeowners, businesses, and property managers in Bryan, TX, facing foreclosure proceedings. The firm provides legal guidance on loan modifications, short sales, and defending against foreclosure lawsuits. It assists clients in understanding their rights under Texas property law and navigating the court process to explore loss mitigation options. Additionally, the practice represents property owners dealing with lender disputes and foreclosure sale challenges. The office extends its foreclosure defense services to clients throughout College Station and the broader Brazos County area as well.
The Carlson Law Firm offers foreclosure defense, loan modification negotiation, and bankruptcy consultation to clients facing property debt challenges in Bryan, Texas. The firm provides ongoing case strategy reviews and regular communication updates for each client’s specific situation throughout the legal process. Service plans include representation in court proceedings and assistance with lender correspondence to avoid unnecessary litigation. The firm services single-family homes, apartment complexes, retail spaces, and restaurant properties.
Serving Bryan, Texas, and the surrounding Brazos Valley communities, Rick Davis & Associates handles foreclosure defense and related real property matters. The practice addresses legal actions from lenders, including notice of default proceedings and mortgage disputes. It assists homeowners facing potential property loss with legal representation. For a typical case, the firm begins with a detailed review of the client’s loan documents and correspondence to identify potential procedural or legal defenses against the foreclosure action.
As property values in Bryan fluctuate throughout the year, homeowners and lenders alike may face difficult mortgage situations. James, Reynolds, Ask & Kleinschmidt provides foreclosure attorney services to clients navigating these legal proceedings. The firm helps individuals understand their rights and options during the process, working with local courts and financial institutions. Their initial step typically involves a thorough review of the property documents and the homeowner’s current financial standing to determine the appropriate course of action. A consultation is scheduled to inspect the case details first.
Facing foreclosure presents a distinct, one-time crisis, whereas routine legal advice for homeowners is typically an ongoing need. The Law Office of Jay Granberry serves clients in and around Bryan, Texas, offering legal representation to those confronting this serious proceeding. The firm handles the complexities of default and potential property loss, working directly with lenders and courts to navigate clients through this specific financial challenge. Service is provided on an as-needed basis, initiated by the urgent event of a foreclosure notice.
JD4 Law in Bryan, TX serves homeowners facing residential foreclosure, offering guidance through the legal process. The firm also handles commercial foreclosure matters for property owners in the surrounding area. Representation assists clients in understanding their options under Texas law. When a foreclosure is completed, the attorney can provide follow-up services for title clearing or deficiency management. Property owners may return for advice regarding future financial challenges between regular visits.
The Payne Law Group specializes in foreclosure defense and loss mitigation strategies for homeowners in Bryan, Texas. The firm also provides general legal counsel for real estate disputes and property-related creditor issues. Attorneys guide clients through loan modification applications, short sales, and deed-in-lieu negotiations. Residents facing potential property loss from tax liens or homeowners association judgments can seek advice for avoiding sheriff sales. The office helps families manage the stress of an approaching auction deadline during market downturns.
C.E. Borman & Associates handles residential and commercial property matters in Bryan, Texas. The firm focuses specifically on foreclosure defense and lender representation within the local courts and county processes. Clients receive guidance throughout each stage of the default and repossession proceedings. The practice serves office landlords seeking to recover commercial spaces, warehouse operators managing tenant default situations, and food service businesses confronting lease termination issues.
What Does a a Foreclosure Attorney in Bryan Cost?
Typical costs for a foreclosure attorney in Texas range from $1,500 to $5,000 for a flat fee covering initial defense, including filing an answer, negotiating with the lender, and attending up to two court hearings. Hourly rates for additional services, such as complex litigation or bankruptcy filings, generally fall between $250 and $400 per hour. Some attorneys offer reduced fees for seniors or low-income homeowners, and payment plans may be available. Additional costs include court filing fees of $300 to $500, title search fees of $200 to $400, and potential costs for expert witnesses or appraisals if the case goes to trial.
This information is general and does not constitute legal advice. Foreclosure laws and fees vary by case and jurisdiction. You should consult with a qualified attorney in Bryan, Texas, to discuss your specific situation and obtain accurate cost estimates.
About foreclosure attorneies in Bryan
When a homeowner in Bryan, Texas, receives a notice of default or a foreclosure filing, the situation can feel overwhelming. However, there are several pre-foreclosure options available that can halt or delay the process. A foreclosure attorney can help evaluate whether a loan modification, short sale, deed in lieu of foreclosure, or bankruptcy filing is the most viable path. For example, reinstatement allows a borrower to pay the total past-due amount plus fees and costs up to a certain point before the foreclosure sale. A deed in lieu of foreclosure involves voluntarily transferring the property title to the lender in exchange for debt forgiveness. Bankruptcy, particularly Chapter 13, can impose an automatic stay that stops foreclosure proceedings immediately, giving the homeowner time to reorganize debts. Each option carries specific legal and financial consequences, and an attorney can explain how these apply to a particular situation.
Texas follows a non-judicial foreclosure process, meaning the lender does not need to file a lawsuit to foreclose. This process is governed by the Texas Property Code, which requires the lender to send a notice of default at least 20 days before the foreclosure sale date. The sale itself must occur on the first Tuesday of the month between 10 a.m. and 4 p.m. at the county courthouse. In Bryan, which is in Brazos County, these sales typically take place at the Brazos County Courthouse. Texas law provides a limited right of redemption: for homestead properties, the homeowner has no right to redeem the property after the sale unless the foreclosure was invalid. For non-homestead properties, there is a two-year redemption period, but this is rare in practice. Deficiency judgments are allowed in Texas, meaning the lender can sue the borrower for the difference between the sale price and the outstanding debt, but only if the lender obtains a court order confirming the sale.
Homeowners in Texas have specific rights that can delay or prevent foreclosure. The right to cure allows the borrower to pay the delinquent amount plus fees up to the 20th day before the foreclosure sale. Texas does not have a statewide mediation program, but some lenders may offer mediation voluntarily. Required notices include a notice of default at least 20 days before the sale and a notice of the sale itself posted at the courthouse for at least 21 days. Under federal law, the Real Estate Settlement Procedures Act (RESPA) requires loan servicers to respond to a qualified written request (QWR) within 30 days. A QWR is a written request for information about the loan, such as a payment history or a breakdown of fees. The Truth in Lending Act (TILA) also requires servicers to provide accurate disclosures about loan terms. If a servicer violates these rules, the homeowner may have grounds for a lawsuit or to stop the foreclosure.
Loan modification remains a common defense against foreclosure, though the federal Home Affordable Modification Program (HAMP) ended in 2016. Today, most modifications are proprietary programs offered by individual lenders. To qualify, a homeowner must submit a complete application, including a hardship letter, proof of income (pay stubs, tax returns, bank statements), and a financial statement. Lenders typically require a trial period plan of three to four months, during which the homeowner makes reduced payments to demonstrate ability to pay. Common denial reasons include insufficient income, high debt-to-income ratio, or failure to provide required documents. In Bryan, a foreclosure attorney can help ensure the application is complete and challenge a denial if the lender acted in bad faith. The modification process can take 60 to 120 days, and during this time, the foreclosure sale may be postponed if the lender agrees.
Hiring a foreclosure attorney in Bryan typically involves a flat fee ranging from $1,500 to $5,000, depending on the complexity of the case. Some attorneys charge hourly rates of $250 to $400 per hour for additional work beyond the initial defense. The fee usually includes filing an answer to the foreclosure lawsuit (if judicial), negotiating with the lender, and attending court hearings. It may not include costs for filing fees, title searches, or expert witnesses. The timeline for foreclosure defense varies: a non-judicial foreclosure can be completed in as little as 60 days from the notice of default, while a judicial foreclosure (rare in Texas) can take six to twelve months. Realistic outcomes include delaying the sale by 30 to 90 days, obtaining a loan modification, or negotiating a short sale. An attorney cannot guarantee stopping the foreclosure, but they can help the homeowner explore all legal options.
Alternatives to foreclosure include a short sale, where the lender agrees to accept less than the full balance owed. The short sale process typically takes 60 to 120 days and requires the homeowner to list the property, find a buyer, and submit an offer to the lender for approval. A deed in lieu of foreclosure is faster, often completed in 30 to 60 days, and involves transferring the deed to the lender. Cash for keys is a program where the lender pays the homeowner a sum, usually $2,000 to $5,000, to vacate the property voluntarily. Chapter 13 bankruptcy allows a cramdown, where the court can reduce the principal balance of a mortgage to the current market value for non-homestead properties, though this is complex and requires court approval. Forbearance agreements allow the homeowner 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. Each alternative has tax implications, such as potential cancellation of debt income, and an attorney can explain these consequences.
Frequently Asked Questions
What specific Texas laws affect foreclosure defense in Bryan, Texas?
Texas uses a non-judicial foreclosure process under the Texas Property Code, requiring a 20-day notice of default and a sale on the first Tuesday of the month at the county courthouse. Homeowners have a right to cure up to 20 days before the sale, but there is no statutory right of redemption for homestead properties after the sale. Deficiency judgments are allowed, but the lender must obtain a court order confirming the sale. Brazos County foreclosures occur at the courthouse in Bryan, and the entire process can take as little as 60 days from the initial notice.
How much does a foreclosure attorney cost in Bryan, Texas?
Foreclosure attorney fees in Bryan typically range from $1,500 to $5,000 as a flat fee for basic defense, which includes filing an answer, negotiating with the lender, and attending court hearings. Hourly rates are usually $250 to $400 per hour for additional work, such as complex litigation or bankruptcy filings. Some attorneys offer payment plans, but upfront payment is common. These fees do not include court filing costs, which are typically $300 to $500, or costs for title searches.
What is the legal process for a foreclosure case in Texas?
In Texas, the foreclosure process begins with a notice of default sent at least 20 days before the sale date. The sale must occur on the first Tuesday of the month between 10 a.m. and 4 p.m. at the county courthouse. The lender must post a notice of the sale at the courthouse for at least 21 days. After the sale, the homeowner has no right to redeem a homestead property, but the lender can pursue a deficiency judgment by filing a court action. The entire process from notice to sale can take 60 to 90 days.
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