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Court programs, economy among focuses of foreclosure conference

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When it comes to the problem of mortgage foreclosures in Indiana, there appears to be no end in sight, at least not yet. The Hoosier state is no longer a national leader in foreclosures, but that is only because numbers are on the rise in other states.

That’s the bad news.
 

greg zoeller Zoeller

The good news is that many people are working to help homeowners, neighborhoods, and municipalities deal with the issue – the topic of discussion at the Civil Justice Summit at the University of Notre Dame Nov. 16. The summit was organized by the Indiana Attorney General’s Office and featured comments from AG Greg Zoeller and assistant AG Abby Kuzma, who leads the Attorney General Office’s Consumer Protection Division.

One program that has been helping Indiana homeowners since March is the Mortgage Foreclosure Trial Court Assistance Project.


kuzma-abigail-mug Kuzma

The counties involved in this program, listed in the order they joined, are Allen, Marion, St. Joseph, Monroe, Lake, Madison, Clark, Hamilton, Vanderburgh, Hendricks, and Tippecanoe counties. These counties were on board by November 2010, and Elkhart, Delaware, Parke, Bartholomew, and LaPorte counties will be added to the list by January.

While 16 out of 92 counties may seem like a small number, said Elizabeth Daulton, project manager of the MFTCAP, those counties make up about two-thirds of all foreclosure filings in Indiana. She added Marion and Lake counties combined make up about one-third of state filings.

For all courts with pilot programs, the process is similar. All borrowers in foreclosure filings receive notice in the mail that they are entitled to a settlement conference with their lenders per a statute that went into effect July 1, 2009.

Borrowers who have filings in courts that aren’t part of the pilot program can still request a settlement conference, but even with the state statute, the courts were receiving very few requests.

Of the 1,491 orders for phone conferences that were mailed in Allen, Marion, St. Joseph and Monroe counties between March 1 and Nov. 12, 737 phone conferences took place, 681 borrowers from those conferences were found to be eligible for settlement conference, 623 conferences were requested, and 541 conferences had taken place so far.


daulton-elizabeth-mug Daulton

Of the conferences that took place, about 40 percent resulted in a stay-in-home workout, about 9 percent resulted in other workouts, such as a short sale, and 30 percent resulted in foreclosure. The rest needed follow up from a facilitator, which was likely because the borrower or lender needed to supply more information than was available at the settlement conference.

If all borrowers in Indiana were part of an opt-out program like this one and numbers for foreclosure filings similar to those above were applied, Daulton estimated 18,406 borrowers would request a settlement conference and that 9,203 homes would be saved.

Foreclosure expert and summit participant Alan White of Valparaiso University School of Law said these numbers meant the outreach was effective and worthwhile. He added that while a similar program in Staten Island, N.Y., had about an 80 percent rate of settlement conferences, about half of those conferences resulted in a workout.

One of the common factors of the conferences in the pilot program that ended in a stay-in-home workout was that the borrower had some kind of income, Daulton said. They might have less income than before the foreclosure proceedings, but they still had something that was workable.

“I want to compliment their work,” Kuzma said. “It is making a huge difference.” She added that up to 97 percent of borrowers were unrepresented in mortgage foreclosures, which makes the job of the facilitator at settlement conferences that much more important.

Following the discussion of the MFTCAP, White explained that the country is still at the peak of the foreclosure crisis, and until the numbers go down, the economy cannot recover. He added that even if no more foreclosures were filed, it could take five to seven years for the housing market to recover.

He also explained that there is currently a 12-month housing inventory in the U.S., but with the number of homes that banks are keeping off the market, it is possible there is actually up to a 24-month housing inventory.

It is more likely for smaller, local banks to make modifications to mortgages, he said. However about 60 percent of mortgages are owned by the larger banks. If lenders are willing to come to the table and can make a modification to keep a borrower in his or her home, it’s a better deal for homeowners and investors.

It’s also a better deal for taxpayers, said Judith Fox, who spoke about vacant properties. Fox serves as a facilitator in St. Joseph County and also leads the legal clinic at Notre Dame Law School.

The reality, she said, is that there is almost $5.5 million in unpaid taxes in Indiana because of vacant bank-owned properties. This does not include the cost to a city of demolishing vacant buildings that have fallen into disrepair.

However, sometimes that cost can revert to the homeowner, who may have thought she no longer had a responsibility for the home.

In one example, a client’s home had been foreclosed on and she had moved out. Without her knowledge, the bank canceled the sheriff’s sale. The house sat vacant for a year and fell into disrepair. The home was still listed in the owner’s name, and she received a notice that the home was in violation of various codes and that she was responsible for the fines.

Fox said at the code enforcement hearing, she learned from the code enforcer that this was a fairly common occurrence.

Another case involved a borrower who moved out of her home because it was going to be foreclosed on as part of her bankruptcy proceedings. She wasn’t told the sheriff’s sale was canceled, and the home was vacant for two years. When another bank took over the mortgage, the new bank filed for foreclosure against the homeowner. The second bank couldn’t produce the note to prove it owned the mortgage, so the case was dismissed.

In a third case, Fox learned that refinance papers were robo-signed. In other words, they were forged to look like someone else signed them. The clinic couldn’t afford to do a deposition, but they were able to get an affidavit from the person whose name was signed to the paperwork. That was in 2007, Fox said.

Fox said she would like to see either local ordinances or a state statute that would require notice to homeowners that they can stay in their homes until the sheriff sale occurs. That is probably in the homeowner’s best interest, she said, to avoid vandalism. She added if sheriff sales are canceled, someone should notify the borrower.

To wrap up the conference, U.S. Trustee Nancy J. Gargula and Gabrielle Owens, deputy director of the AG’s Licensing Enforcement & Homeowner Protection Unit, discussed common fraud.

A common threat involves agencies that file bankruptcy on the borrower’s behalf, then collect the checks but don’t make payments toward the borrower’s debt. Bankruptcy stops collections efforts, and there’s an automatic stay on foreclosures, sheriff’s sales, and lawsuits, so the borrower has a false sense of security that everything is OK.

There are also a number of schemes involving flipping, where fraudsters tell borrowers they’re investing in properties, but the borrower overpays and the fraudsters collect the difference; and reverse mortgages, where the borrower gives power of attorney to the fraudster, who then receives a lump sum payment but does not give the borrower his fair share.

A newer scheme involves California homes facing foreclosures. In that case, non-California residents who have filed for bankruptcy are named as 1 percent owners of the California homes without the knowledge of the person who has filed for bankruptcy. Whenever there’s a bankruptcy on a homeowner, it stays the foreclosure, which is the reason for this scheme.

While the conference highlighted a number of issues regarding foreclosures in Indiana, the underlying theme seemed to be how to help people and what to look out for in the future.•

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  1. Am I the only one who sees that the City is essentially giving away the MSA site AND giving millions to build new buildings on the site when this site would be the perfect place for the Justice Complex? Across from City-County, check; keeping it centrally located, check, etc. It's my understanding that the GM site must be purchased by the City from Motors Liquidation Company. STOP WASTING WHAT WE ALREADY HAVE AND OUR TAX DOLLARS! The Ballard Administration has not been known for it's common sense...never voted for him and never will!

  2. This guy sounds like the classic molester/manipulator.

  3. Louis D. Brandeis was born in 1856. At 9 years of age it would have been 1865. The Brandeis family did not own slaves. My source Louis D. Brandeis: A Life, by Melvin L. Urofsky.

  4. My name is Matthew Lucas Major, I recently went through a jury trial in Bloomington , In. It was the week of Feb 19-21. Although I have been incarcerated since August 5, 2014. The reason I 'am writing to you sir is on the 21 of February the jury came in with a very excessive and wrongful verdict of guilty on 6 child molesting charges against my daughter who was 9 at the time I was accused. I also had 2 other Felonies one of Intimidation and 1 of Sexual Vicarious Gratification. Judge Marc Kellam on the second day of trial gave me a not guilty on those 2 felonies. The jury was sent out during that time and when brought back Judge Kellam told them to not concern themselves with the 2 Felonies that he ruled on them. They were told to not let evidence they had already heard influence there verdicts. I never in my life touched any child sexually and definitely not with my own daughter. When I was arrested Detective Shawn Karr told me I would be convicted guilty just on my daughters word even without evidence. That's just what happened. my public defender did me so wrong he never once proved to the court and jury all the lies the child told, and Jeremy Noel my public defender could of proven the lies easily. The stories in Serenity's depositions and Forensic interview changed and were not consistent as Prosecutor Darcie Fawcett claimed they were. Yet my attorney never mentioned that. The facts that the child accused me of full penetration in her vagina and rectum was proven lies. Doctor Roberta Hibbard of Riley hospital in Indianapolis confirmed Serenity's hymen intact, no scars, no tearing, no signs of rape to her. Yet my attorney didn't use that knowledge . the DNA was all in my favor. I tell you I will spend my entire life in prison going through rape and beatings etc. even Judge Kellam abused his authority by telling the jurors to listen and believe what the prosecutors side in evidence like my daughters testimony. In one interview with the detectives my daughter got flustered with her mom and said on camera " I'm saying what you told me to mom"!! Yet Mr. Noel said nor did anything to even resemble a defense attorney. Judge Kellam allowed edited version of a taped conversation between the child and her mother. Also Judge Kellam allowed the Prosecutor too bring in to my case a knife found under my seat, the knife wasn't part of my case. She was allowed by my attorney and the judge to put a huge picture of it on the screen and huge picture of my naked privates in a full courtroom and open court. Ms. Fawcett says to jury see how easy Mr. Major could reach the knife and cut his Childs throat. Even though I had no weapons charge against these cases. This gave the jurors prejudice thought against me thinking I threatened her with that knife and how scared she would of been knowing i could get it and kill her. On my sentencing court March 19, 2014 my public defender told Judge Kellam he wish to resign from being my attorney and wished for the court to give me outside council to file a error to trial or appeal. We were denied. Now after openly knowing my public defender don't want to represent me he has to. Well when as parents we make our kids clean a room when they really don't wish to, well the child will but don't mean she will do a good job, that's where I'm at with Mr. Noel. please dont ignore mine and my families pleas for your help . we have all the legal proof you could need to prove Im innocent. Please dont make my spend years in prison innocent when you can fix this wrong. Im not saying Im a perfect man or that I was a perfect dad to my 2 children none of us are. Ive made some bad choices in life and I paid for them. But I didnt ever touch or rape my daughter . I love my children with all my heart. And now through needing attention and a ex-wife who told my granny several times she wish she could put me in prison to get me out of their lives. Well my ex finally accomplished her goal. Sad part is she is destroying our daughter with all this horrific lies and things she taught my daughter to say. My daughter will need therapist to ever hope for a chance of a normal life after what she had done to her by her mom and their side of the family. My daughter told everyone even on stand she had a dream months before i supposedly molested her in this dream I was molesting her and when I finally did it matched her dream perfectly. She admitted to watching movies about little girls being molested and watching U-Tube videos about child molesting all before it happened supposedly to her. Doesn't that sound very unusual that a non molested 9 yr old would need to know so much about being molested? The only reason I could think a 9 year old would need so much information is to be prepared to know what to say and be able to say how it felt what took place etc.. So when questioned by authorities she would be prepared. And there again sir if a parent is pre grooming a 9 year old child she would need intimate details . Like telling her daughter about a couple moles on my private area. The child admitted to sneaking my cell and looking many many times at nudes of me and my girlfriend even one where my penis was entering my girlfriends vagina. In that picture my moles are obvious. Yet when prosecutor showed everyone in court my privates and pictures of the moles she said the only way the child would know about them is if she saw them for herself. My attorney once again said nothing about the pictures my child saw. Or could a ex-wife be able to describe my moles to help her case against getting rid of me? I beg you help me. This is my very existence. Ive lost everything , a good job, a wonderful girlfriend, my freedom, but worse thing Ive lost is my children. They were my reason to get up every morning and strive to be better. The wonderful bond I had with my Serenity is gone. After this I would be afraid to even hug her for fear of what next can they do to me. I'm not afraid to tell you I sit here in this cell and try to hold back my tears. Everyone knows you cant show weakness in prison. My life has already been threatened here at Wabash Valley Prison. After only 3 days of arrival. I was tricked into signing a waiver now Im in G Block General Population with 6 child molesting felony charges. Mrs. Hart as a 18 year old I almost died hooked to machines in hospital almost 1 month and now I know that fear was childish compared to this . I cant help but put emotions in this, after all Mrs. Hart Im human and God help Me I never been more afraid in my life. I didnt hurt my little girl I didnt touch her sexually. As much as it shreds me and fills my mind what Im facing I worry more about my mom and granny because of their great love for me mam they are suffering so deeply. I aint done this things but my loved ones suffering right along beside me and If you take my case you will be in essence freeing them also. I sent momma this letter and asked her to email it to you. I'm scared I have been done so unjustly by our legal system and I need you to fix this and give me freedom. I ask you please don't just ignore my pleas. Here in America its nice to be able to trust our legal justice system, well they destroyed my and my loved ones trust in our justice system . And I'm trusting in You !!! My entire family is suffering this nightmare with me. My 77 year old granny had a stroke and isn't doing so well. My single mother that raised 3 kids alone is dying from Lupus and since my arrest has stayed so sick and weary. Our lives torn to peices by a government I was taught I could trust in. my momma has tried so many innocent project and wrongfully accused and cant get anywhere. please please help me. A quote from the late Nelson Mandela: To be free is not merely to cast off ones chains, But to live in a way that respects and enhances The Freedom Of Others. I have Faith in you and your clinic to cast my chains off and give me freedom I do deserve as a wrongfully accused Man, son, brother, father, friend. Matthew Major DOC# 246179 Cause # : 53c02-1308-FA-000779 God Bless you. Please contact me with your decision so I know you made a life changing decision for me , just please at least write me so I know you care enough about your citizens to respond to cries for your help. You can speak openly with my mother Charlotte Spain (828) 476-0406: 71 Lakeview Dr. Canton, NC 28716 Thank You Matthew Major I know yall get thousands of request and inmates claiming innocence, and each person who are innocent deserve to have organizations like yours willing to fight for them and I give yall so much Thanks and I thank God everyday yall are out there caring enough to help free the innocents. Since discovering firsthand how easily lives and families can be destroyed by Poor Defense attorneys not doing their job . And Prosecutors allowed to do as they please in court

  5. Frankly, it is tragic that you are even considering going to an expensive, unaccredited "law school." It is extremely difficult to get a job with a degree from a real school. If you are going to make the investment of time, money, and tears into law school, it should not be to a place that won't actually enable you to practice law when you graduate.

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