The top-rated foreclosure attorneie in Edmonds, Washington is Sound Estate Planning, PLLC, rated 5.0 stars across 89 reviews. Other highly rated options include Jordan Law Firm pllc, Donaldson & Knigge, LLC, Salish Elder Law. This directory lists 15 foreclosure attorneies serving Edmonds.
Comparison
| # | Name | Address | Phone |
|---|---|---|---|
| 1 | Sound Estate Planning, PLLC | 152 3rd Ave S STE 102 | (425) 967-7287 |
| 2 | Jordan Law Firm pllc | 600 Main St Suite F | (425) 967-3493 |
| 3 | Donaldson & Knigge, LLC | 115 3rd Ave N | (206) 915-0137 |
| 4 | Salish Elder Law | 51 W Dayton St # 204 | (425) 492-7212 |
| 5 | Beresford Booth Lawyers | 145 3rd Ave S | (425) 776-4100 |
| 6 | Northshore Law Group, PLLC | 144 Railroad Ave | (206) 245-0972 |
| 7 | The Law Office of Ross D. Gardner | 144 Railroad Ave UNIT 308 | (425) 771-4846 |
| 8 | Johanson Law Group, Inc. | 7009 212th St SW #203 | (425) 776-5547 |
| 9 | Luke & Olsen, PSC | 21920 76th Ave W #202 | (425) 744-0411 |
| 10 | Kimberly J MacLeod, PC | 126 3rd Ave S | (425) 673-6300 |
Sound Estate Planning, PLLC serves Snohomish County from its Edmonds, Washington office. The firm provides legal counsel to homeowners facing foreclosure, guiding them through default and trustee sale alternatives. It represents clients in negotiations, mediations, and lender meetings to explore options such as loan modifications or short sales. The practice also handles deed-in-lieu of foreclosure agreements and loss mitigation filings.
Jordan Law Firm pllc serves homeowners, property managers, and small businesses in Edmonds, Washington, who require legal guidance in foreclosure matters. The firm assists clients facing default, deed in lieu processes, and complex lender negotiations throughout the pre-foreclosure and civil litigation stages. It also advises property owners on lien disputes and short sale agreements. Edmonds residents seeking representation for foreclosure cases can access the firm’s services, which extend to neighboring communities such as Lynnwood and the greater Snohomish County metro area.
Serving Edmonds and surrounding communities throughout Snohomish County, Donaldson & Knigge, LLC handles a range of foreclosure attorney services. The firm addresses residential and commercial foreclosure matters, guiding clients through legal proceedings in Washington State courts. It works with lenders needing default processing as well as property owners facing potential loss. For each case, the attorney develops a strategic approach that focuses on compliance with state timelines and thorough document review.
Salish Elder Law in Edmonds, Washington, provides foreclosure attorney services for clients facing either a one-time default situation or requiring ongoing legal support through a payment plan. The firm covers cases across Snohomish and King Counties. Their work includes evaluating loan documents, negotiating with lenders, and representing homeowners in court proceedings to address defaults. Service runs on a one-time, scheduled, or as-needed basis depending on the client’s circumstances.
Beresford Booth Lawyers in Edmonds, WA, provides a range of foreclosure attorney services, including legal representation for lenders and borrowers throughout the default process. The firm handles the preparation and review of foreclosure documents and manages the legal proceedings required to resolve property title issues. Its services also include advising on loss mitigation strategies and foreclosure alternatives. Beresford Booth Lawyers services single-family homes, apartments, retail spaces, and restaurants.
Northshore Law Group, PLLC in Edmonds, WA offers legal services specific to residential and commercial foreclosure defense, including loan modification assistance. The firm also handles related real estate litigation and title disputes for local homeowners and investors. As property tax deadlines or changes in mortgage servicing rules arise, the firm helps clients in enforcing legal rights and exploring loss mitigation options before a sale occurs.
As homeowners in Edmonds face rising interest rates and shifting property values, foreclosure can become a pressing concern. The Law Office of Ross D. Gardner provides foreclosure attorney services to local clients navigating these challenges. Their work involves reviewing loan documents, explaining legal options such as loan modifications or short sales, and representing clients in court proceedings. This firm focuses on the specific procedural requirements of Washington foreclosure law. An initial consultation begins with a review of the homeowner’s current mortgage statements and any related correspondence from the lender.
Johanson Law Group, Inc. provides legal representation focused on foreclosure-related matters for clients in Edmonds, WA. The firm addresses the complexities of mortgage default, deficiency judgments, and loss mitigation options. It serves property owners facing proceedings and assists with short sales and deed in lieu of foreclosure arrangements. The company can serve commercial sectors including offices, warehouses, and food service establishments.
Luke & Olsen, PSC serves homeowners in Edmonds, WA, with residential foreclosure legal services, including loan modification assistance and defense against judicial proceedings. The firm also handles commercial foreclosure matters for property owners across Snohomish County. Each case receives thorough documentation review and negotiation with lenders to explore alternatives to auction. Clients often return for periodic real estate legal check-ins or repeat counsel on post-foreclosure recovery steps between major case milestones.
Kimberly J MacLeod, PC in Edmonds, WA, is known for its focused practice in foreclosure defense, offering legal representation to homeowners facing lender actions. The firm assists with navigating notice of default processes and loss mitigation options, working to contest unlawful filings and negotiate modified terms. It serves residential property owners throughout Snohomish County and the greater Puget Sound area, providing counsel during forbearance periods. This Foreclosure Attorney can also file a quiet title action when title disputes arise from procedural errors.
What Does a a Foreclosure Attorney in Edmonds Cost?
Typical costs for a foreclosure attorney in Washington range from $1,500 to $5,000 for a flat-fee defense, which covers initial consultation, document review, negotiation with the lender, and attendance at mediation. Hourly rates for foreclosure work generally fall between $250 and $500 per hour, with complex cases involving litigation or bankruptcy potentially costing $5,000 to $15,000 or more. Many attorneys require a retainer of $1,000 to $2,500 upfront, with the balance due through payment plans over several months. Some firms offer free initial consultations to assess your case and provide a cost estimate.
This information is general and does not constitute legal advice. Foreclosure laws vary by state and individual circumstances. You should consult with a qualified attorney in Washington to discuss your specific situation and legal options.
About foreclosure attorneies in Edmonds
Facing foreclosure in Edmonds, Washington can feel overwhelming, but understanding your options before the trustee sale date is critical. Pre-foreclosure options include loan modification, where you negotiate new loan terms with your lender to lower payments or interest rates. A short sale allows you to sell the property for less than the mortgage balance, with lender approval, avoiding a foreclosure on your credit report. A deed in lieu of foreclosure involves voluntarily transferring ownership to the lender, often with a negotiated agreement to waive deficiency. Bankruptcy, particularly Chapter 13, can halt foreclosure through an automatic stay and allow you to catch up on missed payments over three to five years. Reinstatement, where you pay the full delinquent amount plus fees and costs before the sale, is another option, but you must act quickly as Washington law allows reinstatement up to 11 days before the sale date under RCW 61.24.040.
Washington state uses a non-judicial foreclosure process, meaning the lender does not need to file a lawsuit to foreclose. This process begins with a Notice of Default recorded with the county auditor, followed by a Notice of Trustee Sale sent to you at least 90 days before the sale date. The trustee sale itself occurs at the county courthouse steps, typically between 9:00 AM and 4:00 PM on a Friday. Washington law provides a right of redemption only for judicial foreclosures, which are rare; in non-judicial foreclosures, there is no post-sale redemption period. Deficiency judgments are allowed in Washington if the sale price is less than the debt, but the lender must file a separate lawsuit within one year of the sale to pursue this, under RCW 61.24.100. State-specific statutes, including the Deed of Trust Act (RCW 61.24), govern every step, requiring strict compliance from lenders or the foreclosure can be invalidated.
Homeowners in Edmonds have significant rights under Washington law. The right to cure allows you to reinstate the loan by paying the total amount due, including fees, up to 11 days before the sale. Washington also mandates a mediation program through the Foreclosure Fairness Act, which requires the trustee to send a notice of mediation rights at least 30 days before the sale. You can request mediation within 20 days of receiving that notice, and the mediation session must occur within 60 days. Required notices include the Notice of Default, the Notice of Trustee Sale, and a notice of your right to request mediation. Federal laws like RESPA and TILA impose obligations on servicers, including responding to a qualified written request (QWR) within 30 days of receipt. A QWR must detail the specific error or request for information, and servicers must correct errors or provide a written explanation if they deny the request.
Loan modification remains a primary defense against foreclosure. While the federal Home Affordable Modification Program (HAMP) ended in 2016, many lenders offer proprietary modification programs with varying criteria. Documentation requirements typically include two years of tax returns, recent pay stubs, bank statements, a hardship letter explaining why you cannot pay, and a completed application form. Trial period plans usually last three to four months, where you make reduced payments to demonstrate ability to pay the modified amount. Common denial reasons include insufficient income to support the modified payment, incomplete documentation, failure to meet net present value (NPV) tests, or missing deadlines. Lenders often require a completed application before they will review your case, and they must review it within 30 days under federal regulations.
When hiring a foreclosure attorney in Edmonds, expect fee structures that vary by complexity. Flat fees for a standard foreclosure defense typically range from $1,500 to $5,000, depending on whether the case involves litigation, mediation, or a loan modification. Hourly rates for foreclosure attorneys in Washington generally fall between $250 and $500 per hour. What is included in a flat fee often covers initial consultation, review of foreclosure documents, filing a notice of appearance, negotiating with the lender, and attending mediation. Additional costs may include filing fees, title searches, or expert witness fees if litigation proceeds. The timeline for foreclosure defense depends on the stage of the process; if you hire an attorney early, they can file a lawsuit to stop the sale, which can delay foreclosure by six to twelve months. Realistic outcomes include loan modification approval, short sale approval, dismissal of the foreclosure due to lender errors, or a deed in lieu agreement. An attorney cannot guarantee stopping the sale, but they can ensure your rights are protected and explore every legal avenue.
Alternatives to foreclosure provide exit strategies if saving the home is not feasible. A short sale requires lender approval, which can take 60 to 90 days, and you must list the property with a real estate agent. The lender typically requires a hardship letter, financial documents, and a purchase offer before approving. A deed in lieu of foreclosure involves signing the property back to the lender, often with a cash payment of $3,000 to $10,000 for moving expenses, and the lender agrees to waive the deficiency. Cash for keys is a similar arrangement where the lender pays you $2,000 to $5,000 to vacate the property quickly and leave it in good condition. Chapter 13 bankruptcy allows a cramdown, where you can reduce the principal balance on a second mortgage or investment property to the property's current value, but this does not apply to primary residences under Section 1322(b)(2). Forbearance agreements allow you to pause or reduce payments for three to twelve months, with the missed amounts added to the end of the loan term, but you must resume full payments after the forbearance period ends.
Frequently Asked Questions
What specific Washington laws affect foreclosure defense in Edmonds, such as the right to mediation or redemption?
Washington law under the Foreclosure Fairness Act (RCW 61.24.163) gives homeowners the right to request mediation at least 20 days after receiving the Notice of Trustee Sale. Mediation must occur within 60 days of the request, and the lender must attend in good faith. There is no post-sale right of redemption in non-judicial foreclosures, but you can reinstate the loan up to 11 days before the sale by paying all past due amounts plus fees. Deficiency judgments are allowed if the lender files a separate lawsuit within one year of the sale.
How much does a foreclosure attorney cost in Edmonds, and what fee structures are common?
Foreclosure attorneys in Edmonds typically charge flat fees ranging from $1,500 to $5,000 for standard defense, which includes initial consultation, document review, and mediation. Hourly rates range from $250 to $500 per hour for more complex litigation or appeals. Some attorneys offer payment plans, requiring a retainer of $1,000 to $2,500 upfront, with the balance due over three to six months. These costs can vary based on the lender, the stage of foreclosure, and whether bankruptcy is involved.
What is the timeline for a foreclosure case in Washington, and what legal steps should I expect?
The non-judicial foreclosure process in Washington begins with a Notice of Default recorded after you are 90 days delinquent. The trustee then sends a Notice of Trustee Sale at least 90 days before the sale date, which is typically set for a Friday at the county courthouse. You have the right to reinstate the loan up to 11 days before the sale by paying all arrears plus fees. If you file a lawsuit to stop the sale, the court may issue a temporary restraining order, delaying the sale by 30 to 60 days while the case proceeds.