Obtaining online mortgage quotes: some security tips

Every time you send details about yourself on the Internet, you have to take particular measures for protecting your identity. This is also applicable to obtaining online mortgage quotes from the website of a lender. Applying your common sense is very much important over here. If anything doesn’t appear right to you, you should always rely on your gut feeling and stay away from that specific website.

Given below are some useful tips to obtain online mortgage quotes through the web in a safe and secure manner:

• It is always advisable that you select the websites of companies that you’re familiar with. Most of the time, a familiar name is more dependable than a company that is unknown to you.
• Prior to completing a form on a website with details about yourself, see the address bar of that specific web page. The web address must begin with “https://….” The “s” after http signifies secure. If the address of the web-page begins with http://www…….. barring the letter “s”, it suggests you’ve not chosen a secure website. Go with the former and stay away from the latter when you’re looking for online mortgage q uotes.
• While visiting a website of a lender to apply for mortgage loan quotes, you must also search for a security certification sign at the bottom of the website or anywhere else on the page. It would usually state “verified by e Trust” or anything like that. This indicates a third party company has checked and authenticated the security of the website of the mortgage lender.
• Apply common sense and depend on your gut feeling. If you think that a specific website is requesting for excessive details or details that are not required for the mortgage quote procedure, then you must stop what you’ve been doing. When you’re in confusion, contact the customer service to make queries.
• While exploring mortgage lenders online, take the help of your favorite search engine. You can explore a company to find out whether they have any secret scandal like identity theft matters, history of customer complaints and so on.

As a whole, the procedure of obtaining online mortgage quotes is secure and simple. However, you need to be watchful and apply common sense that you would have applied while carrying out any type of online transaction. Always work with trustworthy companies, use the tips stated above and everything would work smoothly for you.

Getting a Mortgage When Self-Employed

Getting or refinancing a mortgage when you’re self-employed can be a real challenge these days. With the virtual disappearance of stated income loans, it’s become much more difficult for anyone who doesn’t get a regular paycheck to qualify for a home loan. But it still can be done.
Stated income/stated asset loans, also known as Alt-A mortgages, used to be one of the most common ways for the self-employed to obtain a mortgage. You simply told the bank what your income was and the bank took your word for it. When housing values were rising, it really wasn’t that big of a risk for the lender.

But Alt-A mortgages got a bad reputation as “liar loans” during the housing bubble, when they were abused to exaggerate incomes for borrowers who otherwise would never qualify for a loan. When the housing market and economy went sour, stated income/asset loans accounted for some of the highest rates of defaults and foreclosures, and most banks simply stopped offering them.
Proof of income is key

But for the self-employed, what that really means is that you’re going to have to be more thorough documenting your income when applying for a mortgage – the same rules apply to refinancing a mortgage as well. And if you’re in business for yourself, you’re probably already accustomed to filing tax reports and documenting expenses, so documenting your income for a mortgage application won’t be that much different.
Generally, you’re going to need to show detailed financial records for the past two years, as well as tax returns. You’ll probably need to file either IRS form 4506 or 8821; the former requests that a copy of your return be sent directly to the bank, for a fee; the latter allows the bank to inspect your return, for no charge. The bank may also want documentation on clients, investments, business financial records and perhaps a statement from your accountant, as well as a month or two of receipts to demonstrate current income.

One problem the self-employed sometimes have is that deductions for business expenses reduce their stated income on their tax returns. If you’re planning to buy a house next year or down the road, check with your accountant to see what can be done to avoid this effect while still getting the deductions you’re entitled to – you may want to defer some expenses to the following year, for example.

It also helps to be able to show that you have financial reserves or investments on hand as a cushion in the event of a business downturn. In addition, it’s a good idea to pay off any consumer debt or at least consolidate it into a single low-interest loan with a reduced monthly payment to improve your cash flow.
Broker may offer more options

When shopping for a mortgage, the self-employed can often benefit by working with a mortgage broker. A broker will be familiar with large numbers of lenders, including major banks and small local institutions, and can help you identify ones that are best suited to your circumstances.

As a self-employed person, you probably won’t be able to get the lowest interest rates that are available to those who draw a paycheck – banks often charge about a quarter of a percentage point more for mortgage loans to the self-employed. You’ll need to come up with a substantial down payment as well – at least 20 percent, preferably more.

And, of course, you’ll need excellent credit – preferably 720, 740 or more. You can still get a mortgage with lower scores, but you’ll find that interest rates go up fast as credit scores go down.

If your spouse has a job that provides a regular paycheck and a W-2, it sometimes helps to have them be the primary applicant on the mortgage, with the self-employed partner as a secondary applicant. Another option, particularly for young people with a relatively new business, is to get a parent or other relative to co-sign the loan for you; of course, this means they’re liable for the loan if you’re unable to keep up with the payments, so this needs to be approached with caution.

Getting a mortgage for anyone these days is considerably tougher than it was in the past. But with good credit and proper documentation, it can be done. Banks still need to lend and make money – they’re just being more cautious about how they do it these days.

What If the Lender Rejects the House You’ve Chosen?

So you’ve found the house of your dreams. The price is right, the buyer accepts your offer and your lender has already prequalified you for a mortgage of that size. So you submit your paperwork, the lender takes it under consideration and then after a few weeks – rejects the sale.

So what happened? Getting that close to a sale, only to have it rejected by the lender, can feel like a punch in the gut. But it’s an increasingly common occurrence these days, as lenders take a more conservative approach to home loans and cast a wary eye on properties that they fear might not be up to snuff.

If your loan application for a home purchase is rejected after everything appeared to be in order, it could be due to any of several reasons. The bank may have decided that you’re a bigger credit risk than they initially thought. But another reason, one that’s becoming more common these days, is that they may have found some reason to be wary of the appraisal and the home itself.

Appraising the true value of a home is a not an exact science, and it’s become even more challenging these days with housing prices still in flux. Particularly if the house you’re looking at is atypical in some way, perhaps older or smaller than the surrounding neighborhood, or if there are few truly comparable sales nearby within the past year, a lender may have doubts about its true value, even if the appraisal supports the sales price.

So what can you do if the lender just doesn’t think the house will support the mortgage you’re seeking? Well, the first thing you should do is think again – if the bank is wary of this property, is it a home you really want to own? Will it be a property you might have trouble selling a few years down the road? Even if the appraisal came in ok, the bank’s reluctance may be a sign that you’d actually be overpaying for the house – think of it as a red flag.

You can also order another appraisal, to see if it will support the first and hopefully persuade the bank to reconsider. Or, if it comes in lower, the seller might be persuading to lower the price. In the current housing market, many home sellers have not come to terms with just how much their home has actually declined in value – they may need to come down even below what you offered before a lender will consider it appropriately priced and be willing to write a mortgage for it. However, bear in mind that if you do order a second appraisal, you’re the one who will have to pay for it – and there’s no guarantee of results.

But then, suppose you’ve been shopping around, the house is a perfect fit for you and you know you can’t get anything comparable in the area at that price? Then what?  You might consider looking around for a different lender. While large lenders can offer very attractive rates, they also tend to be less flexible in their lending criteria – they have to take a formulaic approach to process as many loan applications as they do. Small, local banks and credit unions are often more flexible in their lending criteria and a have a better understanding of area housing markets than the big banks do. A mortgage broker can also be helpful in assessing loan possibilities from a large number of lenders and find one that will fit your particular situation.

You may end up paying a slightly higher rate with a broker or “boutique” lender than you would at a large bank, but you’re getting a special service in return – a mortgage for that unique property that’s exactly what you wanted. And that might be worth paying a little extra for.

Planning for Maintenance Costs When Buying a Home

How much will you need to spend on home maintenance? It’s a crucial thing to know when figuring out what you can afford when taking out a mortgage to buy a house, but one that many potential homeowners pay shockingly little attention to.

Too many homeowners take a casual approach to budgeting for home repairs, figuring they can tighten their belts when occasional expenses like replacing the dishwasher pop up or borrowing for major expenses like replacing the roof or septic field. But that can lead to disaster, particularly in today’s credit markets, when you can no longer count on simply tapping a home equity loan to cover major repairs.

These days, you want to be sure you can cover at least part of the cost of a major repair yourself, to improve your chances of being able to borrow the balance to cover a major repair. Other credit options, including borrowing against a credit card, may still be available, but are going to be much more costly than a few years ago, particularly if you take longer than a year to pay them off.
Figure on 1 to 4 percent of home value per year

So you want to go into a home purchase with the ability to handle most home repairs on your own or with minimal borrowing. How much should you count on? While it depends in part on how old or well-built your home is, the general rule of thumb is that you should expect to spend about 1 percent of your home price on maintenance costs each year, although some put that figure as high as 4 percent.

The four percent figure is generally going to be for someone who’s seeking to keep their home in pristine condition – frequent repainting, replacing carpet before it looks worn, upgrading appliances before they completely give out. However, even 1 percent of your home value each year is going to be equal to about two month’s mortgage and interest payments, depending on your interest rate – or about one-sixth your annual mortgage cost, not including taxes and insurance. So looking at it that way, it’s still a major cost to account for.
Life expectancies, typical repair costs

Though it’s difficult to predict exactly when you’ll need to replace or repair major appliances or household systems, the National Association of Home Builders has published report on typical life expectancies for many home components. Although the list tends to be a bit conservative, seemingly listing the minimum life expectancy one should expect from a given system or appliance, it is useful for estimating the relative life expectancy of certain home components.

Freddie Mac, the government supported mortgage lender, used to publish a list of expected repair and replacement costs for many home elements and appliances, but no longer does so. However, some writers have taken it upon themselves to update the list; one such list is available here.

Of course, home maintenance is not a constant expense – costs will vary from year to year. In some years, you may spend very little on needed maintenance, then find you need a new roof or septic field the next. Though there are general guidelines such as those above for the life expectancy of household appliances and systems, you never know exactly when something is going to give out, so you need to be prepared.
Set up a home maintenance fund

For this reason, it’s a good idea to set up a home maintenance fund you can tap into as needed, rather than trying to modify your regular budget when repairs occur. Setting aside 1 percent of your home value per year will at least cushion the blow when a major repair is needed and should enable you to cover most ongoing expenses such as exterior painting and replacing the occasional water heater, dryer or other appliances.

It’s also a good idea to go into a home purchase with a reserve on hand, about 4-5 percent of the purchase price, in the event an unexpected major repair or assessment (like if the city decides to replace your sewer lines) crops up in the first few years. And if your ongoing repairs end up costing significantly less than your accumulated reserve fund after 10 years or so, you can always put some of it into other investments or a major home improvement you otherwise might not have been able to do.
Problems with deferring “optional” maintenance

As the above suggests, maintenance costs depend in part on what type of condition you’re going to keep your home in. While some things, like a dead furnace in the middle of winter, will require immediate attention, other things, like replacing a battered garage door or painting the exterior, don’t have to be done immediately but will require attention immediately.

There’s several problems with deferring “optional” maintenance. For one, the problems just get worse. For another, deferring maintenance in some cases will end up costing you more over the long run as neglected repairs cause other problems to worsen, such as a leaky roof that leads to water damage on your ceilings, or an unsealed driveway that develops bigger cracks every winter. Finally, other needed repairs will pop up while you’re deferring maintenance on the original items, meaning your to-do list just gets bigger, more expensive and less manageable.

You’re probably heard about how home improvements can enhance the value of a home by adding an extra room, a deck or a finished basement. Neglected home maintenance is just the opposite – by not spending money on needed maintenance projects, your home value will go down, even though you appear to be saving money on the projects themselves. But you’re losing value over the long run.

Government Foreclosures – What are the Benefits and Tips on Buying Government Foreclosure Homes?

With the large scale popularity of foreclosed properties amongst investors and homebuyers, buying government foreclosures is one of the best and most lucrative options available at present. If you are looking for a suitable property then knowing about the benefits and important tips of buying government foreclosure homes could prove just the right thing for you.

Benefits of government foreclosures

• Discounted prices – The most unique benefit of buying government foreclosure homes is their affordable pricing which is nearly half of the current market rates. The added benefit of buying government foreclosures is that it comes at further discounts as they are driven by the sole motive of recovering the loans as fast as possible.

• Lower risks – As government foreclosure homes are free of any liens and have a very transparent purchasing process buying through them poses virtually no risks whatsoever thereby ensuring a safe and secure transaction.

• Negotiable rates – Sometimes the properties under government foreclosure listings are sold at lower rates than their asking prices due to further negotiation which is a great benefit for homebuyers who can look for a quality home and negotiate on its value.

• Varied options – Due to the large variety of government foreclosure homes in the recent times, there is a huge option of properties to choose from, ranging from small family homes to large residential houses.

• Prime locations – Most of the properties under government foreclosure listings are located in prime areas which gives the buyer a unique opportunity to buy a home in a great locality within an affordable price

Important tips

Find the right sources – Looking through online government foreclosures listings is one the most efficient ways of finding suitable properties in a targeted manner. You can also visit the local county offices of your preferred location to get genuine information on properties available.

Act fast – Government foreclosure listings of good quality and affordable price is a very viable option for home buyers and investors alike therefore it is very important to act immediately and contact the concerned parties and make a good offer as soon as you find a suitable property on sale.

Keep your finances ready – Deciding on your budget and keeping your finances in place by applying for a loan in advance is a good idea while looking for government foreclosed listings as the best deals are picked up instantly.

Summary – Benefits of buying government foreclosure homes include discounted prices, lower risks, negotiable rates, varied options of government foreclosure homes and prime locations. Some important tips like searching through online government foreclosure listings and county offices, acting fast on finding a good deal and keeping your finances in place go a long way in getting a good deal.

Pre-Inspections: The Right Move for Home Sellers

Most people are aware of the importance of a qualified home inspection when buying a home, but the advantages of a pre-inspection for the seller may not be immediately obvious. Several arguments are frequently made against pre-inspections. Skeptics note that buyers usually will perform a home inspection before buying, rendering the seller’s inspection redundant. The cost of a home inspection is raised as an objection, as well. Sellers sometimes argue that since they live in the home, they are already aware of its condition and thus do not need a home inspection to confirm what they already know.

In fact, performing a pre-inspection can actually be a selling point for your home. Knowing the exact condition of your home before it goes on the market can allow you to plan for repairs, if necessary, and will give you a better idea of your home’s real value, essential for pricing it correctly in today’s volatile housing market. Additionally, a pre-inspection can provide potential buyers with confidence, allowing them to offer a higher price for your property than they might otherwise be prepared to do.

If your property qualifies for Federal Housing Administration (FHA) mortgage insurance, pre-inspections are especially important. FHA regulations require certain minimum property standards be met; a pre-inspection will ensure that your home meets the eligibility requirements for FHA insurance, increasing the number of qualified buyers for your home.

Because a pre-inspection takes place before your house goes on the market, you will have additional time to make any necessary repairs. Your home inspector will explain the extent of the problems and may even make suggestions about possible ways to repair them yourself, saving you money and avoiding the necessity of hiring a contractor or scheduling a repair. By performing needed repairs and replacements before the buyer sees the property, you ensure that your home makes the best possible first impression. Additionally, the decision about who will do the repairs will be in your hands, not the buyer’s. This will allow you to better control costs and allow you to plan your expenditures more accurately.

Precise knowledge of your property’s condition will allow you to price your home competitively. Especially in current housing market conditions, an accurate assessment of your home’s worth can make the difference between a home that sells quickly and one that remains on the market for months. A pre-inspection will give you the edge in determining your home’s asking price and in negotiating the best possible financial outcome for you.

Perhaps most importantly, a pre-inspection report can reassure prospective buyers about the condition of your home. It will showcase your home’s assets, describing in detail the improvements and upgrades your home has to offer. Potential buyers can place their offers with confidence, knowing that your home has been thoroughly inspected for any defects or problems. Pre-inspections eliminate the worry of last-minute negotiations, demands for repairs or, worst of all, having a sale fall through due to problems discovered during the standard pre-closing home inspection.

Pre-inspections provide many advantages to home sellers. In fact, most Realtors recommend that a pre-inspection be performed prior to placing your home on the market for the reasons listed here, and for one more reason: peace of mind. A thorough pre-inspection of your home will let you avoid unwanted surprises while selling your home, allowing you to relax and concentrate on your upcoming move.

Moroccan Mediterrania Saidia Property Launch

The King of Morocco, Mohammed VI recently inaugurated the prestigious Mediterrania Saidia community, the most exclusive new coastal development in Morocco, and the ‘Cote d’Azur’ of this region with 5 star facilities front line to the best beaches in Morocco.

The event launched the 2nd part of the enormous marina with capacity to host 1350 boats, El Palmeral golf course, an 18 hole championship course to be managed by Troon Golf, the Medina Saidia, a 40-hectare shopping area built just like the traditional Moroccan medina in Marrakech and two beach front hotels: the Barcelo and the Iberostar.

Mediterrania Saidia is the first and only government-backed project on the Mediterranean coast of Morocco and this Government funding means a very low risk, very important in today’s market. Prices are a fraction of other established luxury marina reference points in the region like Puerte Banus, Vilamoura and the Cote d’Azur

The new community is close to Oujda airport and direct flights from the UK will be available once the hotel bookings start flooding in. To give you an idea, there will be over 20 global hotel groups working in Saidia including the Riu, Barcelo, Globalia, Iberstar, Radisson, Best Western, Golden Tulip, World Hotels to name but a few.

Special tax rules granted by the government add to the excellent investment credentials of Saidia and strict planning rules limit development to the absolute minimum. The Mediterrania Saidia resort covers 7,000,000 m2 and will have a capacity of 30,000 beds, and generate 8,000 direct jobs and 40,000 indirect ones by 2013. Very low-density build enhances the 5 star luxury environment. Up to now, 33% of the accommodation capacity has been achieved, and 1,700 direct and 8,500 indirect jobs have been created.

For you entertainment, service and safety there are:

* 6 kilometres of beach with 17 exclusive beach clubs
* 3 designer golf courses – one championship standard
* Commercial areas including the large Moroccan Souk
* Top international brands, bars, restaurants, and shopping centre
* Spa, fitness clubs, water parks and a medical centre
* Comprehensive 5 star sports facilities including David Lloyd tennis club
* Football stadium, indoor and outdoor public pools including one Olympic size
* 1,000-seat business auditorium and exhibition centre
* Diving, sailing centre and yacht club
* Medical centre and heliport
* Water park

The 1.5 billion dollar Saidia community is part of the Moroccan Government’s “Plan Azur” programme that aims to create new tourist destinations and increase the GDP contribution of Moroccan tourism to 20% by 2010. This will be achieved with the development of coastal resorts amongst other key initiatives. Saidia is considered the most important of the Plan Azur projects, as it is the largest and first to be launched.

Short Sales Easy Way To Do Short Sale In Real Estate

Short sales – easy ways to do short sales and learn how to get into a smooth transaction. Millions of people are now facing home foreclosure and a lot of families lost their homes because of mortgage delinquencies. These delinquencies continue to increase and it is expected to rise in the following years. It seem like we’ve got a hard road ahead of us. If you are yearning to avoid foreclosure, there are various options to get out of this dilemma. Here we will show you how to use today’s market to make profit by learning the effective short sale process. These methods won’t be that tough anymore, once you started it and learn how to do that in basic manner , you will realize how easy they are to get done. Traditionally, short sale process is not short at all, since it is hard to get the deal and approval from the bank because they basically hold up everything. Aside from banks, you have to make an appointment with the sellers and buyers.

Now we want you to get over with those long and crappy procedures as they are just a waste of time and effort. We will now reveal an easy way to recession-proof real estate investing using the effective techniques in doing short sales without money, credit, previous experience,etc. Through our Short Sale Training you’ll find out that it there’s no need for you to deal with banks and wait for months just to get their approval or talking to several buyers and sellers. We will help you how to do it without leaving your home and believe it you can do it all from the comfort of your house or office and you will surely make more money.

You’ll discover the complete and thorough paint-by-numbers method that simplifies the so-called “complex steps” of the short sale. You will absolutely feel how to deal with them in a short time as we share our proven short sale secrets. We know you are very much eager to learn why visiting the property is optional, meeting the seller is optional, meeting the buyer is optional, and dealing with the bank is optional where you can spent your time better on finding more properties through the Internet without worrying to meet the people involved in your short sale deal.
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How to Keep Your Car Insurance Rates Low

Car insurance rates are calculated accounting in various factors that determine the “risk” of the driver.

A “high-risk” driver will have a higher car insurance rate while a “low-risk” driver will pay a lesser premium.

The factors that are considered for calculating your car insurance rates are:

• Age – According to studies, teen and elderly drivers are more likely to be involved in a car accident than other age groups.

• Car model – Insurance companies also consider the possibility of your car being stolen. A more expensive car is much more likely to be stolen than a simple car.

• Accident History – Involvement in previous accidents automatically makes you a high-risk driver. If you are liable for multiple accidents, some insurance companies may even label you as “uninsurable.”

• Location – If you are living in a highly populated area, your insurance rate will be higher as there is more possibility of being involved in an accident than in areas with a small population.

• Gender – According to statistics, males are more involved in an accident than females, giving them a higher car insurance rate. However, recent studies show that female related accident rates are catching up to men.

These calculations may seem unfair to some, but it is the way it is and insurance companies are not likely to change its methods anytime soon.

The least you can do is to try and decrease your car insurance rates. The key to that is showing that you are a low-risk driver.

Here are some tips you can follow to decrease your car insurance rates:

Take a Driver’s Education Course

Although it is not required before getting a license, a driver’s education course could slash about 10% from your car insurance rate.

It will show that you are serious about being a responsible driver, and who knows, you might actually learn how to be a defensive driver after.

Buy a Safe Car

An expensive sports car is more likely to be stolen and an SUV is prone to rollovers. Buy a simple car like a sedan.

It will greatly lower your car insurance rates.

In addition, some insurance companies also give discounts for cars that are environment friendly.

Use One Insurance Company

If you insure your home and other properties together with your car with one insurance provider, you should receive discounts.

This also applies to multiple cars. Insuring all cars under one insurance company will lower your car insurance rate.

Add Safety Features to your Car

Safety features such as automatic seatbelts and side airbags will prevent or lessen injuries during an accident.

Less injuries means less claims for insurance companies, so it should lower your car insurance rate.

Add Anti-Theft Devices

Adding anti-theft devices and parking your car in a garage reduces the risk of your car being stolen.

The reduced risk of theft would reduce your car insurance rate. Discounts can reach up to 25 percent.

Those are just some of the ways to keep your car insurance rates low. The best way to keep them low, though, is to avoid accidents.

That is why it is important that you consult a car accident attorney if you are involved in one. They will help make sure that if the accident is not your fault, then the claim will be made from the liable party’s insurance company and not your own.

Foreclosure Lenders to the Rescue

Everyone wants to become home owners but the majority of people do not have enough ready money to buy houses. They have mortgages and loans that allow them to own the house. Sadly, sometimes there comes a time when a home owner cannot repay the loan or cannot pay the installment due to various reasons. At such times foreclosure and foreclosure lenders are the answers to solve such problems.

Foreclosure allows a bank or a financial institution holding the mortgage of the house to recover the amount owed by the owner. When they do this they have a legal ownership of the property and they can recover the funds by selling the house or taking complete ownership of the home.

There are several foreclosure lenders who save the situation by stepping in and helping out the owner. Foreclosure lenders bail out the people in distress by offering a variety of foreclosure loans and foreclosure bailout loan options to stop the foreclosure. These foreclosure lenders generally try to assist anyone and everyone in need. They do not bother about the situation or the credit history as they have a different set of principles. They try to help out people from difficult situations and not create further difficulties.

Foreclosure lenders say that time is of the essence and that the owner has to act fast to protect his rights. If you are facing a foreclosure, it is better to approach a foreclosure lender rather than sit tight and hope for a miracle which many people do. Foreclosure lenders have a lot of options to suit all types of people in all types of situations. For these hard money lenders it is all in a day’s work. It is their job, their business and they do it.

Foreclosure lenders are sometimes the only choice which a home owner who is facing a foreclosure has. They finance people and though their services do not come cheap, they are sometimes the only option. However they do improve the situation for the time being by giving the home owner enough time to get back into the normal stream. There are private foreclosure lenders and there are registered and organized ones. You have to look around and choose the best foreclosure lender possible who will be reliable, lend money at a lower rate of interest and not create problems in any way for you in the future.

Also some people cannot get finance in a regular way because of some credit problems. It is to such people that foreclosure lenders are of great help. Their fees may be high but they do assist financially without asking too many questions and without probing too deeply into the person’s financial conditions. Sometimes regular financiers balk at the idea of assisting people who are not financially sound and who cannot repay the loan in time. The foreclosure lender helps first at the right time and then discusses later when the situation is under control.

Foreclosure is a sad thing and apart from those who knowingly got into mortgage fraud, others have reached this situation because of job loss, unemployment, some emergency usually medical, death, and divorce, loss of second income, too many debts, unexpected major home expenses, job demotion and the like. It is at such times that the foreclosure lender helps.

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