The top-rated foreclosure attorneie in Cleburne, Texas is The Law Office of Don W. Bonner, PLLC, rated 4.8 stars across 89 reviews. Other highly rated options include Curt Crum Attorney At Law PLLC, The Law Office of Robert E. Luttrell III, Law Office of Michael Werley. This directory lists 20 foreclosure attorneies serving Cleburne.
Comparison
| # | Name | Address | Phone |
|---|---|---|---|
| 1 | The Law Office of Don W. Bonner, PLLC | 16 N Caddo St | (817) 641-8888 |
| 2 | Curt Crum Attorney At Law PLLC | 1 E Henderson St | (817) 476-1623 |
| 3 | The Law Office of Robert E. Luttrell III | 4 E Chambers St | (817) 645-6600 |
| 4 | Law Office of Michael Werley | 209 S Buffalo Ave | (817) 556-1313 |
| 5 | William G Mason Attorney | 115 S Main St #210 | (817) 556-3223 |
| 6 | Ben Hill Turner, P.C. | 2 E Chambers St | (817) 558-9551 |
| 7 | Willard Burton Baker, Jr. | 502 N Ridgeway Dr | (817) 641-4451 |
| 8 | Reinhard & Barnett Law Firm | 115 S Main St #207 | (817) 645-5400 |
| 9 | Cuccia Wilson, PLLC | 108 E Chambers St | (817) 558-4323 |
| 10 | Cain and Kiel Law | 508 N Ridgeway Dr | (817) 645-1717 |
The Law Office of Don W. Bonner, PLLC provides legal representation for residential and commercial foreclosure proceedings in Cleburne, Texas. Its practice includes handling default notices, initiating judicial and non-judicial foreclosure actions, and guiding clients through repossession and eviction processes. Routine case management ensures proper filing of legal documents and compliance with applicable deadlines and regulations. The firm services a variety of property types, including single-family homes, apartment complexes, retail spaces, and restaurants.
Curt Crum Attorney At Law PLLC represents homeowners, businesses, and property managers in Cleburne, Texas, facing foreclosure proceedings. The firm provides legal guidance on default resolution options and defense strategies before the local courts. Clients can expect professional representation throughout foreclosure litigation and auction processes. The practice also serves residents and investors in neighboring Burleson and the surrounding Johnson County metro area.
The Law Office of Robert E. Luttrell III serves Cleburne, TX, and surrounding Johnson County. The firm focuses its practice on foreclosure litigation for both lenders and homeowners. The attorney works to navigate clients through default proceedings and potential loss of property. Typical services include defending against foreclosure filings in court. This practice also handles loan modification negotiations with financial institutions and representation at foreclosure sale hearings.
The Law Office of Michael Werley in Cleburne, TX offers foreclosure defense and loan modification services. It also handles general real estate litigation and property right disputes. The firm assists homeowners facing default by negotiating with lenders or challenging improper foreclosure actions. This work is especially important when cold winter months bring higher heating bills and increased financial strain on homeowners struggling with mortgage payments.
As the spring market brings new property transactions and sometimes unexpected financial strain, homeowners in Cleburne face the stress of potential foreclosure. William G Mason Attorney responds to these urgent situations by providing legal guidance on lender negotiations and possible alternatives to losing a home. The firm works directly with clients to explain their rights under Texas law during this difficult process. An initial assessment of the homeowner’s mortgage documents and financial status is scheduled to review available options.
Ben Hill Turner, P.C. serves Cleburne, Texas, and the surrounding communities of Johnson County with foreclosure attorney services. The firm handles residential and commercial foreclosure proceedings for lenders and financial institutions navigating default situations. It manages the entire foreclosure process from notice of default through trustee sale and post-foreclosure eviction actions. Its approach focuses on ensuring strict compliance with Texas property codes and procedural timelines to complete each case efficiently.
Willard Burton Baker, Jr. provides residential foreclosure defense services in Cleburne, Texas, and also handles commercial property matters across the surrounding region. The firm represents property owners facing lender actions, navigating local court procedures and mortgage documentation requirements. Each client's situation receives individual attention to address notices and filings. This office monitors case developments closely and follows up with clients between regular court appearances to maintain communication on further obligations or required documentation.
Reinhard & Barnett Law Firm is a Foreclosure Attorney in Cleburne, Texas, known for representing lenders and homeowners in default proceedings. The firm handles the full legal process of non-judicial and judicial foreclosure, including notice filings, sale coordination, and deficiency judgments. For borrowers, it evaluates loss mitigation options such as loan modifications or deeds in lieu of foreclosure. A specialty service it can add on is handling post-foreclosure eviction proceedings and title quieting actions.
Cuccia Wilson, PLLC of Cleburne, Texas provides foreclosure legal services, offering both one-time consultation for individual homeowners facing a single lien crisis and recurring representation for banks or investors managing multiple default portfolios across the region. The firm handles the Cleburne area and broader Johnson County foreclosure proceedings, guiding clients through legal notices, reinstatement calculations, or court filings as needed. All services are provided strictly on either a scheduled or an as-needed basis.
What Does a a Foreclosure Attorney in Cleburne Cost?
The cost of hiring a foreclosure attorney in Texas varies based on the complexity of the case and the stage of the foreclosure process. Flat fees for full representation typically range from $1,500 to $5,000, covering initial consultation, document review, lender negotiations, and court appearances. Hourly rates are common for more complex cases, ranging from $200 to $400 per hour, with retainers often required upfront. Some attorneys offer unbundled services, such as reviewing a loan modification application for a flat fee of $500 to $1,000, or filing a single motion to delay a sale for $750 to $1,500. Payment plans may be available, but most attorneys require payment before filing any legal documents.
It is important to understand that these costs are general estimates and can vary significantly depending on the attorney, the lender, and the specific circumstances of your case. Some attorneys charge additional fees for filing motions, expert witnesses, or appeals. Always request a written fee agreement before hiring an attorney. This information is for general educational purposes only and does not constitute legal advice. You should consult with a qualified attorney in Cleburne, Texas to discuss your specific situation and obtain accurate cost information.
About foreclosure attorneies in Cleburne
When a homeowner in Cleburne, Texas receives a notice of default or a foreclosure notice, the situation can feel overwhelming. Foreclosure defense is a specialized area of law that focuses on protecting homeowners from losing their property. Before a foreclosure sale occurs, there are several pre-foreclosure options available. A homeowner may pursue a loan modification to adjust the terms of the mortgage, making payments more affordable. A short sale allows the homeowner to sell the property for less than the amount owed, with the lender agreeing to accept the proceeds as full satisfaction. A deed in lieu of foreclosure involves voluntarily transferring the property title to the lender to avoid the foreclosure process. Bankruptcy, specifically Chapter 13, can halt foreclosure proceedings through an automatic stay and allow the homeowner to catch up on missed payments over three to five years. Reinstatement is another option, where the homeowner pays the entire delinquent amount plus fees and costs by a specific deadline set by state law.
Texas foreclosure law operates under a non-judicial foreclosure process, which means the lender does not need to file a lawsuit to foreclose. The process begins when the homeowner defaults on the mortgage, typically after missing three to six months of payments. The lender must file a notice of default with the county clerk and post a notice of sale on the courthouse door at least 21 days before the sale. The foreclosure sale itself occurs on the first Tuesday of the month between the hours of 10:00 a.m. and 4:00 p.m. at the Johnson County Courthouse in Cleburne. Texas law does not provide a statutory right of redemption for homestead properties after a non-judicial foreclosure sale, meaning the homeowner cannot reclaim the property once the sale is complete. However, for non-homestead properties, there is a limited right of redemption. Deficiency judgments are allowed in Texas, meaning the lender can sue the homeowner for the difference between the sale price and the amount owed, unless the note is a purchase money loan on a homestead property.
Homeowners in Cleburne have specific rights under both Texas law and federal regulations. The right to cure allows the homeowner to bring the loan current by paying the delinquent amount plus fees within a certain timeframe, though Texas does not have a statutory cure period for non-judicial foreclosures. However, many mortgage contracts include a cure period of 30 days. Texas does not have a mandatory mediation program for foreclosure cases, but some lenders may offer mediation voluntarily. Required notices include the notice of default and the notice of sale, which must be sent by certified mail at least 20 days before the sale. Under federal law, the Real Estate Settlement Procedures Act (RESPA) and the Truth in Lending Act (TILA) impose obligations on loan servicers. Homeowners have the right to submit a qualified written request (QWR) to the servicer, asking for information about the loan and any errors in the account. Servicers must acknowledge the QWR within five days and respond within 30 days, providing a detailed explanation.
Loan modification remains a common goal for homeowners facing foreclosure. The Home Affordable Modification Program (HAMP) ended in 2016, but many lenders now offer proprietary modification programs with similar structures. To qualify, homeowners must submit a complete application package, including proof of income, a hardship letter, tax returns, and bank statements. The lender evaluates the application based on net present value (NPV) analysis, comparing the cost of modification to the cost of foreclosure. If approved, the homeowner enters a trial period plan (TPP), typically lasting three to four months, during which reduced payments are made. Common denial reasons include insufficient income to support the modified payment, incomplete documentation, the property being vacant, or the homeowner having filed for bankruptcy without reaffirming the debt. It is important to note that a modification does not erase the principal balance; it simply restructures the debt.
Hiring a foreclosure attorney in Cleburne typically involves specific fee structures. Many attorneys charge flat fees ranging from $1,500 to $5,000 for a full foreclosure defense representation, which includes filing an answer, negotiating with the lender, and attending court hearings. Hourly rates generally range from $200 to $400 per hour. Flat fee arrangements often cover initial consultation, document review, communication with the lender, and representation at the foreclosure sale. Additional costs may apply for filing fees, expert witnesses, or appeals. The timeline for foreclosure defense depends on the stage of the process. If the sale is scheduled within 30 days, the attorney may file a temporary restraining order (TRO) to stop the sale, giving time to negotiate. Realistic outcomes include loan modification, short sale approval, deed in lieu, or dismissal of the foreclosure if the lender cannot prove standing. In some cases, the attorney may delay the sale for several months to allow the homeowner to find alternative housing or sell the property.
Alternatives to foreclosure provide homeowners with options to avoid the severe credit and financial consequences of a completed foreclosure. A short sale involves listing the property for sale with lender approval, and the lender accepts the sale proceeds as full payment, even if less than the balance owed. The process typically takes three to six months and requires the homeowner to prove financial hardship. A deed in lieu of foreclosure transfers the property title directly to the lender, who then cancels the debt. This option is faster than a short sale but requires the property to be free of other liens. Cash for keys is a program where the lender pays the homeowner a sum, typically $1,000 to $5,000, to vacate the property voluntarily and leave it in good condition. Bankruptcy Chapter 13 allows a cramdown on investment properties, reducing the principal to the current market value and stretching payments over three to five years. Forbearance agreements allow the homeowner to pause or reduce payments for a set period, with the missed amounts added to the end of the loan term. Each option has specific eligibility requirements and consequences, so consulting with an attorney is essential to determine the best path forward.
Frequently Asked Questions
What are the specific foreclosure laws in Texas that affect Cleburne homeowners?
Texas is a non-judicial foreclosure state, meaning lenders can foreclose without court approval. The process requires a notice of default and a notice of sale posted at the Johnson County Courthouse at least 21 days before the sale, which occurs on the first Tuesday of the month. There is no statutory right of redemption for homestead properties after a non-judicial foreclosure sale. Deficiency judgments are allowed for non-purchase money loans, but purchase money loans on homesteads are protected from deficiency claims.
How much does it cost to hire a foreclosure attorney in Cleburne, Texas?
Foreclosure defense attorneys in Cleburne typically charge flat fees between $1,500 and $5,000 for full representation, which includes negotiating with the lender, filing documents, and attending hearings. Hourly rates range from $200 to $400 per hour. Some attorneys offer payment plans or require a retainer upfront. Additional costs may include court filing fees of around $300 to $500 and fees for expert witnesses if needed.
What is the timeline for a foreclosure case in Texas, and what should I expect?
The foreclosure process in Texas typically takes four to six months from the first missed payment to the sale date. The lender must send a notice of default and then post a notice of sale 21 days before the auction. The sale occurs on the first Tuesday of the month at the Johnson County Courthouse. If you hire an attorney, they may file a temporary restraining order to stop the sale, which can delay the process by 30 to 60 days while negotiations proceed.
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