The top-rated foreclosure attorneie in Laramie, Wyoming is Corthell and King, P.C., rated 4.7 stars across 61 reviews. Other highly rated options include Rostad Law, LLC, Devine Law, PC, R. Michael Vang P.C.. This directory lists 19 foreclosure attorneies serving Laramie.
Comparison
| # | Name | Address | Phone |
|---|---|---|---|
| 1 | Corthell and King, P.C. | Albany County Bank Building, 221 S 2nd St | (307) 742-3717 |
| 2 | Rostad Law, LLC | 410 S 4th St | (307) 742-3064 |
| 3 | Devine Law, PC | 211 Grand Ave | (307) 460-3566 |
| 4 | R. Michael Vang P.C. | 1050 N 3rd St Suite B2 | (307) 460-9252 |
| 5 | Nicholas & Tangeman, LLC | 170 N 5th St | (307) 742-7140 |
| 6 | Cole Sherard - Pence and MacMillan LLC | 501 E Garfield St | (307) 745-8582 |
| 7 | Rogers & Garvie, LLC | 121 Grand Ave Suite 202 | (307) 395-6438 |
| 8 | Core Legal LLC | 1252 N 22nd St UNIT A | (307) 218-6504 |
| 9 | Vickery & Shepherd | 221 S 2nd St | (844) 842-5379 |
| 10 | Neubauer, Pelkey, & Goldfinger | 410 Grand Ave Suite 103 | (307) 745-3031 |
Corthell and King, P.C. serves Laramie County and the surrounding Wyoming area, providing legal representation for default-related property matters. The firm assists homeowners and financial institutions with the complex procedures involved in real estate foreclosure. Its work includes navigating court actions, advising on deficiency judgments, and guiding clients through the post-foreclosure redemption process. The firm also handles notice of sale filings and sheriff sale representation.
Rostad Law, LLC provides legal representation and guidance for homeowners and lenders facing foreclosure proceedings in Laramie, WY. The firm assists clients through the complexities of default, loan modifications, and short sales or deeds in lieu of foreclosure. Services also include evaluating options within Wyoming’s judicial foreclosure process and negotiating with banks. Maintenance of client communications and case status updates are handled throughout the process. Rostad Law, LLC services single-family homes, apartment complexes, retail properties, and restaurants.
Devine Law, PC represents homeowners, small businesses, and property managers in Laramie facing foreclosure proceedings. The firm handles all stages of default, including loan workouts, short sales, deed-in-lieu negotiations, and defense against lender lawsuits. It guides clients through Wyoming foreclosure laws and works to protect their financial interests throughout the process. Each case receives direct and thorough attention aimed at achieving a practical resolution. Devine Law, PC also serves clients in nearby communities such as Centennial and Bosler.
R. Michael Vang P.C. serves Laramie, Wyoming, and surrounding communities in Albany County, handling residential and commercial foreclosure matters. The firm assists clients throughout the legal process of default proceedings, including notices, foreclosure sales, and deed transfers. It also addresses related issues such as deficiency judgments and redemption periods. For a typical case, the office begins with a thorough review of the relevant loan documents and property records, then proceeds with court filings and notifications according to Wyoming statutory requirements.
Nicholas & Tangeman, LLC in Laramie, WY, distinguishes between one-time foreclosure defense consultations and recurring representation for lenders requiring ongoing default management. The firm covers foreclosure proceedings across the local Wyoming area, assisting clients with court filings, loan modification negotiations, and property repossession timelines. All legal counsel is strictly limited to the foreclosure specialty within real estate law. This firm operates on both a one-time and as-needed basis, depending on the client’s specific case and current stage of default.
Winter storms in Laramie can delay mortgage payments, leaving homeowners facing foreclosure. Cole Sherard - Pence and MacMillan LLC responds to such urgent situations, guiding clients through legal defenses and loan modification options. As a local Foreclosure Attorney, the firm handles the complexities of Wyoming foreclosure law, from lender negotiations to court proceedings. They work directly with residents to identify the best path forward based on individual circumstances. The initial step involves a private case review to assess the homeowner’s specific financial documentation and property status.
Rogers & Garvie, LLC offers foreclosure defense and loss mitigation services for property owners in Laramie, WY. The firm also handles general real estate litigation and helps clients navigate lender negotiations and short sale alternatives. In this local market, timely legal intervention can prevent a sheriff’s sale or redeem a property after auction. The firm assists homeowners facing imminent notice of default, particularly during winter months when heating costs and unpaid tax liens often trigger accelerated foreclosure proceedings.
Core Legal LLC handles residential and commercial real estate matters throughout Laramie, Wyoming, with a specific focus on foreclosure law. The firm assists property owners and financial institutions in navigating the legal complexities of default proceedings and property reclamation. Its services include representation during foreclosure sales and the contesting of notices. The practice can serve various commercial entities, including offices, warehouses, and food service establishments facing real estate challenges.
Vickery & Shepherd in Laramie, WY, is recognized for its work in foreclosure law, representing lenders and property owners through default proceedings. The firm handles the full scope of foreclosure cases, from pre-foreclosure negotiations and loss mitigation to judicial and non-judicial foreclosure sales. Its attorneys also assist with deed in lieu of foreclosure agreements, ensuring clients understand their legal options regarding property transfer. A notable add-on service is providing title curative work to resolve liens and title defects after a foreclosure sale.
Neubauer, Pelkey, & Goldfinger handles residential foreclosure matters in Laramie, Wyoming, and also provides commercial property coverage. It serves clients throughout the local area during legal proceedings related to defaulted mortgages and lender rights. The firm works to guide homeowners and financial institutions through foreclosure processes from initial filings through potential sheriff sales. Follow-up services and repeat representation are available between regular court appearances or property assessments to address ongoing case developments.
What Does a a Foreclosure Attorney in Laramie Cost?
The cost of hiring a foreclosure attorney in Wyoming varies based on the services required and the complexity of the case. For a standard foreclosure defense involving negotiation for a loan modification or short sale, attorneys typically charge a flat fee between $1,500 and $3,000. If the case proceeds to litigation, such as filing an answer, motions, or attending a trial, the fee can increase to $3,500 to $5,000. Some attorneys offer hourly billing at $200 to $400 per hour, with a retainer of $2,000 to $5,000. Additional costs may include court filing fees, which are approximately $150 to $200, and service of process fees.
Payment arrangements for foreclosure defense are often flexible, with many attorneys accepting payment plans or requiring a partial retainer upfront. Bankruptcy filing for Chapter 13, which is a separate legal matter, typically costs $1,500 to $3,500 in attorney fees plus a $313 court filing fee. It is important to discuss fee structures during the initial consultation and obtain a written fee agreement. This information is general and does not constitute legal advice; you should consult with a qualified attorney for advice specific to your situation.
About foreclosure attorneies in Laramie
When a homeowner in Laramie, Wyoming 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 halt or resolve the proceedings. Pre-foreclosure strategies include loan modification, where the attorney negotiates with the lender to adjust the interest rate, extend the loan term, or reduce the principal balance. A short sale may be pursued if the property is worth less than the mortgage balance, allowing the homeowner to sell with lender approval and avoid a foreclosure judgment. A deed in lieu of foreclosure is another alternative, where the homeowner voluntarily transfers the property title to the lender in exchange for debt forgiveness. Bankruptcy, particularly Chapter 13, can serve as a powerful foreclosure defense by imposing an automatic stay that stops all collection actions, including foreclosure sales. Reinstatement is also available in Wyoming, where the homeowner pays the total delinquent amount plus fees by a statutory deadline to cure the default and resume the original loan terms.
Wyoming follows a judicial foreclosure process, meaning the lender must file a lawsuit in the district court of the county where the property is located, such as Albany County for Laramie. This judicial process provides homeowners with more procedural protections than non-judicial states. After the lender files a complaint, the homeowner has 20 days to file a response or answer. If no response is filed, the lender may obtain a default judgment. The foreclosure timeline in Wyoming typically takes 6 to 12 months from the initial filing to the sheriff sale. A key state-specific law is the right of redemption, which allows the homeowner to reclaim the property by paying the full sale price plus interest and costs within 3 months of the sheriff sale. Wyoming also has deficiency judgment rules: if the foreclosure sale price is less than the mortgage debt, the lender may seek a deficiency judgment against the homeowner for the difference, but this must be done within 90 days of the sale. The primary foreclosure statute is Wyoming Statute Section 1-18-101 through 1-18-107, which governs the judicial foreclosure process and redemption periods.
Homeowners in Laramie have several critical rights during the foreclosure process. The right to cure allows the homeowner to pay the overdue amount plus fees before the foreclosure sale to reinstate the loan. In Wyoming, this right exists until the sheriff sale occurs, though the specific cure period may be outlined in the mortgage contract. The right to mediation is not automatically guaranteed under Wyoming state law, but some lenders offer mediation programs, and an attorney can request a settlement conference with the lender. Required notices include a written notice of default at least 30 days before the foreclosure lawsuit is filed, as well as a notice of the sheriff sale published in a local newspaper for three consecutive weeks. 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, which must be acknowledged within 5 business days and investigated within 30 days. A QWR can dispute the amount owed, request loan documents, or challenge fees, and if the servicer fails to respond properly, the homeowner may have grounds for damages or injunctive relief.
Loan modification remains one of the most common foreclosure defense strategies in Laramie. While the federal Home Affordable Modification Program (HAMP) ended in 2016, its legacy continues through proprietary modification programs offered by major lenders like Fannie Mae, Freddie Mac, and private banks. These programs typically require the homeowner to demonstrate a financial hardship, such as job loss, medical bills, or divorce, and show that the modified payment is affordable, usually no more than 31 percent of gross monthly income. Documentation requirements are extensive and include recent pay stubs, tax returns, bank statements, a hardship letter, and a completed application form. Once submitted, the lender may offer a trial period plan (TPP) lasting 3 to 4 months, during which the homeowner makes reduced payments. If all trial payments are made on time, the modification becomes permanent. Common denial reasons include incomplete documentation, insufficient income to support the modified payment, the property being vacant or not owner-occupied, or the homeowner having filed for bankruptcy without proper court approval. An attorney can help ensure the application is complete and challenge a wrongful denial through appeals or litigation.
When hiring a foreclosure attorney in Laramie, homeowners should understand typical fee structures and what to expect. Many attorneys charge a flat fee for foreclosure defense, ranging from $1,500 to $5,000, depending on the complexity of the case. A simple case involving a single property with no bankruptcy or litigation may cost $1,500 to $2,500, while a contested case requiring court appearances, motions, or a trial can range from $3,500 to $5,000. Some attorneys charge hourly rates between $200 and $400 per hour, with a retainer required upfront. The flat fee usually includes an initial consultation, review of the foreclosure complaint, filing an answer or response, negotiating with the lender for a loan modification or short sale, and attending the sheriff sale to protect the homeowner rights. It does not typically include filing a bankruptcy petition, which is a separate fee ranging from $1,500 to $3,500 for a Chapter 13 case. The timeline for foreclosure defense varies: a loan modification can take 60 to 120 days, while a contested lawsuit may take 6 to 12 months. Realistic outcomes include stopping the sale, obtaining a loan modification, completing a short sale, or negotiating a deed in lieu. In some cases, the attorney may only delay the foreclosure, giving the homeowner time to find new housing or save funds.
Alternatives to traditional foreclosure defense include short sales, deeds in lieu, cash for keys, bankruptcy, and forbearance agreements. A short sale involves listing the property for sale at a price below the mortgage balance, with the lender agreeing to accept the proceeds as full satisfaction of the debt. The process takes 2 to 4 months and requires the lender approval, but it avoids a foreclosure on the credit report. A deed in lieu of foreclosure is a voluntary transfer of the property title to the lender, which can be completed in 30 to 60 days. The lender may forgive the remaining debt, though a deficiency judgment is still possible unless waived in writing. Cash for keys is an arrangement where the lender pays the homeowner a sum, typically $2,000 to $10,000, to vacate the property quickly and leave it in good condition. Bankruptcy, specifically Chapter 13, allows the homeowner to catch up on missed payments over a 3 to 5 year plan through a court-approved repayment schedule. The Chapter 13 cramdown provision can reduce the principal balance on a second mortgage or investment property to the current market value, though this does not apply to primary residences under federal law. Forbearance agreements are temporary payment suspensions or reductions granted by the lender, usually lasting 3 to 12 months, with the missed payments added to the end of the loan term. Each alternative has distinct legal and financial implications, and an attorney can advise which option best fits the homeowner circumstances in Laramie.
Frequently Asked Questions
What is the right of redemption period in Wyoming after a foreclosure sale in Laramie?
In Wyoming, the right of redemption allows a homeowner to reclaim their property after a sheriff sale by paying the full sale price plus interest at 10 percent per year and any costs incurred by the purchaser. This redemption period lasts for 3 months from the date of the sheriff sale. During this time, the homeowner may remain in possession of the property, but must vacate if they do not redeem. This right is a key protection under Wyoming Statute Section 1-18-103.
How much does it typically cost to hire a foreclosure attorney in Laramie, Wyoming?
Foreclosure defense attorneys in Laramie generally charge flat fees ranging from $1,500 to $5,000, depending on case complexity. Simple cases with no litigation may cost $1,500 to $2,500, while contested cases requiring court appearances can reach $3,500 to $5,000. Hourly rates are also common, ranging from $200 to $400 per hour, with a retainer required upfront. Bankruptcy filing fees for Chapter 13 are separate and typically range from $1,500 to $3,500.
What is the timeline for a judicial foreclosure in Wyoming, and what steps should I expect?
A judicial foreclosure in Wyoming takes 6 to 12 months from the initial lawsuit filing to the sheriff sale. The process begins when the lender files a complaint in Albany County District Court, and you have 20 days to file a response. If no response is filed, a default judgment may be entered. After a judgment, the sheriff schedules a public sale, which is advertised in a local newspaper for three consecutive weeks, and the sale occurs at the county courthouse. You have a 3 month redemption period after the sale to reclaim the property.