Showing posts with label foreclosure. Show all posts
Showing posts with label foreclosure. Show all posts

Thursday, September 9, 2010

foreclosure law

style="text-align: center;">

HK Local Practices Being Built at US Firms

The growing importance of Hong Kong as not only a gateway to China and Southeast Asia, but also as a regional financial center in its own right, has compelled many foreign firms to add a Hong Kong local practice. For the last two years, Hong Kong has been the world’s leading IPO center (surpassing New York and London) and clients are increasingly seeking one firm to handle both the US and Hong Kong side of the IPO. Even General Motors was reported to have seriously considered a Hong Kong listing along with its planned NYSE/Toronto listings, only to drop the idea in part because of Hong Kong’s more restrictive listing requirements. Hong Kong is already the preferred market for international share offerings by China’s behemoth state-owned enterprises, which previously might have considered listing in Europe or the US.

Not all US firms will see an immediate need to acquire a Hong Kong practice as long as they continue to land major deals because of the participation of their US clients (mainly US-based financial institutions) in Asia-based transactions. Yet, as long as Hong Kong continues to be the world’s IPO leader and Asia continues its financial dominance, there will be pressure on foreign firms to add a Hong Kong arm to their practice.

Furthermore, a US firm adding a Hong Kong practice to an already strong US law practice is a throwing down of the gauntlet, so to speak – a signal to the more-established Magic Circle firms that they are committed to Asia and intend to be “all in” as a major regional player. In response, some British firms in Hong Kong have recently invested heavily in expanding their already strong US practice in Hong Kong, with Allen & Overy being a perfect example.id="more-34640">

Increased Practice Complexity

Transactional work will remain many firms’ bread and butter in Asia. As is clear from the associate hiring trends, discussed below, the traditional transactional practices remain where the bulk of the hiring is occurring. But there is a growing belief among international firms that building a more full service offering, including white collar and regulatory compliance, as well as traditional litigation capability in Asia, is crucial to solidifying their long-term presence in the region. In addition to Gibson Dunn’s move to hire Kelly Austin, GE’s regional compliance chief, earlier this summer, Latham & Watkins launched a Hong Kong litigation practice, Skadden Arps last year launched an arbitration practice in Hong Kong, and top Australian firm Mallesons Stephen Jacques recruited a senior Clifford Chance litigation partner to its Hong Kong office. Last year Winston & Strawn also made a major move in the litigation practice, hiring partner David Hall-Jones from Heller Ehrman. Due to the local nature of litigation practices, opportunities for non-Hong Kong qualified litigators in Hong Kong are rare, but the trend is nevertheless a relevant indicator of general law firm strategy.

Hiring, Salaries and Popular Practices

Asian offices of foreign firms have historically been drawn to the region to take advantage of its importance as a regional financial center (especially in the case of Hong Kong) and the increased volume of inbound/outbound M&A/FDI as well as intra-Asia transactions. While certain regions might have a slightly shifted focus – for example, there is more project finance and energy work out of Singapore, more FDI work out of mainland China, and more capital markets work out of Hong Kong – the backbone of an Asia practice for a foreign law firm practicing in Asia is traditionally transactions-focused. One of the best indications of work flow has traditionally been the lateral associate hiring demand and compensation trends in law firms.

Most Desired Skill Sets for Associates

The most sought-after associates in Asia are those with strong capital markets and M&A skills. Commonwealth-qualified associates with capital markets, project finance, fund formation, acquisition finance, general corporate, real estate and even litigation skill sets can readily find open positions in Asia, whereas US-qualified associates who practice something other than capital markets or M&A might find it difficult to land in a US practice of an Asia firm.

The reason for this discrepancy is twofold: (1) the demand for a US-specific skill set is most often found in capital markets offerings where Asia-based issuers seek to avail themselves of US capital without triggering SEC registration requirements and (2) many transaction documents are governed by the laws of Hong Kong or England & Wales, not the laws of New York or another state in the United States, thus the demand for Commonwealth-qualified and Hong Kong-qualified lawyers is much higher in non-capital markets practice groups.

Language Skills

Relevant Asian language skills, particularly Mandarin Chinese, are almost a necessity for practicing within the region. It is currently very difficult to crack the legal markets in mainland China without Mandarin fluency, whereas as recently as 2008 it was not uncommon for English-only speakers to land at some top US firms in the mainland. Today, native speakers of Mandarin are much preferred to fluent Mandarin speakers with a different mother tongue. Many firms have grown in China in recent years with heavy-hitting transactional partners who do not speak Mandarin, but these partners desperately need associate assistance from those who do speak excellent Mandarin and can read Chinese. Thus, while Mandarin is arguably unnecessary for many transactions out of Hong Kong (for example, transactions with entities based in India or Southeast Asia), many employers are making Mandarin fluency a “preferred” criterion.

Further, even when US transactional practices in Hong Kong and China have an opening where Mandarin fluency is not a strong preference, the high number of very qualified US associate candidates on the market today with Mandarin skills makes it difficult for non Mandarin speaking candidates to get noticed at many firms. There are exceptions, where some groups in Hong Kong will make hires of English-only candidates and put no significant degree of importance on Mandarin skills, but firms operating that way are currently a small minority.

Due to the restrictive attorney licensing regime in Korea, US and UK firms remain unable to open offices there. However, UK firms expect to be in Seoul soon, as ratification of the recently agreed EU – Korea Fair Trade Agreement nears. It is uncertain when the US will ratify a fair trade agreement with Korea.

Hong Kong is the headquarters for most of the top international Korea practices, and so Korean language skills are also in demand in Hong Kong, especially with Korean biglaw associates based in Hong Kong typically spending a lot of time on the ground in Korea. The demand for Korean speakers waxes and wanes in accordance with the volume of work at the Korean practices in Hong Kong, as well as the volume of Korea-related work coming to Hong Kong firms without a Korea practice group.

Cantonese language skills are rarely sought after, and few foreign firms have ever, in our experience, sought out Cantonese skills among their foreign attorneys specifically.

In Japan, the biglaw lateral market has not been as hot as in other parts of Asia the past couple of years, due to the recent recession in Japan and also due to Japan relatively well developed market for foreign firms, relative to China. Things have picked up this year and firms are hiring, but Japanese language skills are now a requirement far more often than before the global recession. Firms seeking US associates with Japanese fluency have a much harder time finding good candidates than those seeking Mandarin fluent US associates. Thus, it is an extremely competitive hiring market for the handful of Japanese fluent mid-level to senior US associates coming from top 20 international firms.

In Singapore, few international law firm employers will specify language skills, but occasionally many will ask for an attorney who is barred in multiple jurisdictions – often one Western jurisdiction (New York or England & Wales) as well as India or one Southeast Asian jurisdiction. Because the environment (and client base) in Singapore is so multicultural, it is not unusual for hiring inquiries to include culture-specific “preferred” criteria. A firm which needs to make a hire for its India capital markets practice will often choose an Indian national even though the job does not require any Indian-specific language skills or legal qualification.

Asia’s “Biglaw” Lateral Market Has Become Much More Competitive Recently

In 2006 and 2007, US and UK law firms in Asia were hiring at the same pace as today, if not more quickly, but at the time there was a significant shortage of qualified US associate candidates on the market. Today, there are many more qualified US associates on the market than there are positions available and thus firms do not have to make very quick hiring decisions like they did a few years ago. There are several main reasons for this. First, the relatively stagnant economies in the US and EU since 2008 have caused associates with Asian backgrounds to consider Hong Kong and other Asia markets earlier than they had planned or to consider them as alternatives to New York or London for their long-term careers when previously they had intended to remain in the West indefinitely. Second, relatively early moves by young associates with Asian background during the hiring boom of ’06 through early ‘08, generally with positive results in terms of deal-flow and experience, have set a precedent. US associates with Asian background, especially Chinese, are today more confident than ever that they can have the same or better long-term career opportunities, in biglaw and in-house, in Asia as they can have in New York, London and other major Western markets. Other associates with similar backgrounds are considering such moves earlier as well. Third, although the “biglaw” lateral market in Asia is very competitive, it is still easier for an associate with Chinese background from New York or other major Western markets to lateral to a peer firm in Hong Kong or China today than it is for them to make a similar lateral move within their current markets.

Salaries and Expat Packages

One constant in legal hiring is this: law firms who want to be perceived as “top” law firms will seek to hire the best possible candidate of all those they are able to interview for any given position. If the number of possible interviewees increases, as it did in the past year as hiring of associates began anew in Asia, the standards applied to applicants will be dialed up as necessary to make the decision regarding whom to hire difficult and competitive. Since this is the case, there is rarely an opportunity to lower salaries and benefits for firms that wish to be competitive. The 2008-2009 downturn was no exception. The few firms able to hire at all in Asia then (mostly top 20 US firms and UK magic circle firms) wanted only to consider the very best candidates on the market. These firms had some of the highest salaries and expat packages and were competing for the top candidates coming from top five New York firms, each of whom expected those expat packages to continue. Further, these firms, already understaffed in some cases (mostly in their capital markets groups in Hong Kong and China), could not afford to lose their own US associates.

As a result, most top US and UK firms continue to offer expat packages in Asia. Of the firms that offer expat packages in Hong Kong, the range offered for US-qualified associates has been anywhere from US$30,000/year to US$90,000/year, with what is considered “competitive” expat packages being at US$60,000/year and above. Expat packages are not quite as prevalent in mainland China, but are offered there by the majority of US and UK firms, as well as all of the firms that pay competitive packages in Hong Kong. “Competitive” in the mainland is $45,000 and above and can be as high as $80,000. Expat packages are at the moment almost nonexistent in Singapore, but we expect that to change in the future. In Tokyo, the “competitive” range is $90,000 all the way up to $130,000. Keep in mind that all of the numbers mentioned above are for associates with no children, as some (but not all) firms do add to their expat package significantly for associates with children, especially school-aged children.

US associates will typically receive expat / COLA allowances in Asia regardless of their country of citizenship and whether they are liable for US federal income taxes. Some firms have tax equalization policies in Hong Kong and Singapore, but the trend for several years has been to do away with tax equalization in order to be more competitive in recruiting native Chinese and other top associates who are not US citizens or residents.

One of the most striking trends in 2010 regarding salary packages has been a shift toward paying New York-level base salaries to non-US qualified associates in Hong Kong. Traditionally, US-qualified associates have been paid about 20-30% more than their Commonwealth-qualified counterparts, and have gotten a much larger expat / COLA package as well. While an Australian-qualified associate might see a US$20,000/year expat package, her New York-qualified counterpart at the same firm could receive a US$65,000/year expat package, for example. Typically HK qualified associates have not received any expat / COLA package. These days, when a Hong Kong qualified junior to mid-level associate comes to us wanting to leave his or her current firm for another firm in Hong Kong, compensation considerations are usually a motivating factor. Of course, it is easier for a US firm building a new HK corporate practice to offer NYC top market base salaries to their few new HK qualified associate hires than it is for a well established and large HK practice to raise the salaries of their many HK practice associates.

As a result of rising expat packages, some mid-tier firms have begun specifying that they want to hire only non-US citizens for their open positions in order to save some portion of the expected expatriate compensation bonus. In view of the current trend to pay expat packages to even Commonwealth-qualified associates at many firms, this tactic seems to be losing its potency to reduce costs. Increasingly, the most qualified associates are all being tempted by potential expatriate benefits regardless of their country of origin.

While there was little change in expat allowances among the most highly regarded firms in Hong Kong during the global recession and hiring freezes, many among the less competitive firms dramatically lowered their allowances during ’09 and early ‘10, in many cases erroneously assuming that the top of the market were dramatically lowering theirs. Some of the firms that tried this were highly ranked US and UK firms. That trend (fortunately for associates) has reversed recently, with most firms that lowered their expat allowances now bringing those allowances back up to, and in some cases surpassing, the 2007 and 2008 levels.

Gaining Value from and Keeping Lateral Hires

In addition to attracting lateral hires through competitive salaries and benefits, firms know that they need to manage their talent so as to gain as much value as possible from their work over as long a period as possible. Whereas established New York and London offices of international firms typically have the size and deal flow predictability to support a full-fledged training program, complete with “mentorship,” “career development” partners, and the like, many Asia offices of law firms are only just beginning to acquire some of these structures. It is more difficult, therefore, for associates to obtain the necessary training. Associates in smaller overseas offices will have to rely on their supervising partner to play a strong mentoring role. Personality fit and partners’ desire and ability to train / mentor associates can thus be a bigger factor to associate retention in overseas offices than it is in large US or London home offices.

Corporate associates at US and UK firms in Asia usually move for one or more of the following reasons: a) compensation (usually having to do with expat / COLA allowances) concerns; b) desire for a more diverse corporate practice (usually due to more cap markets work than they expected; c) personality fit issue with supervising partner; d) concerns about long-term career advancement and security at current firm; e) a desire for more responsibility (every biglaw associate in Asia will know a number of same class year associates in the market that have higher levels of responsibility, based on a particular associate and firm’s circumstances); and f) being in an understaffed group and thus being overworked.

During boom times, the f) factor is the most prevalent reason for associate moves. Associate hires in US and UK based firms in Asia can be much more strategic and important than a typical associate hire in US and UK large home offices, for obvious reasons. Understaffing is a big problem in busy overseas offices, where one or two associates leaving a firm at the wrong time can cause the entire office to be overworked for months (replacement hires can take months, especially if the best candidates come from US or UK). Once a serious understaffing problem occurs, overworked associates will turn into unhappy associates and the firm involved will develop a reputation in the market (whether deserved or not) for being an unpleasant place to work.


Problem: Want of truthful, complete, and accurate education is what causes opinions to become based more on hearsay and faulty conjecture. Over stimulation and mind-altering propaganda coupled with intellectual lethargy cause a want of intellectual power and acuity among "should-be" students, which subsequently leads to the contentment of being spoon-fed your own opinion by others rather than the active, fervent, and diligent search for truth that will truly set most of you free.


Solution: Force yourself, no matter how hard it seems to be, to truly think and cogitate by yourself, without the aid of others. Force yourself to form your own conclusions that are not altered or influenced by social acceptability. Remember, if you come across a nugget of irrefutable truth, and others persecute you for either discovering it, or speaking it, then you should really re-think where their motivation comes from. Darkness HATES the light.


Facts for you all to chew on:

1. It appears to be true that the phrase "sovereign citizen" has been used by individuals and groups who may or may not have "good" or "moral" intentions.

2. It also appears to be true that it is important to certain individuals and groups to ascribe and associate the words "sovereign citizen" and their meanings to individuals and/or groups who have a perceivable negative connotation about them.

3. No one here has asked why that is.

4. In 1913, the federal constitution was illegally and unconstitutionally amended by a de facto congress among highly suspicious circumstances to create the Federal Reserve Banking System. A central bank. An idea, made clear by their own writings to be abhorrent to the founding fathers and in no way by an authority granted by the People through the constitution. The word "bank" is nowhere to be found in the constitution. The writers knew of banks, knew of the word "bank," yet never included it in the constitution.

5. During the 1930s and 40s in particular, the congress, without authority, unconstitutionally granted essentially dictatorial authority and power to president in response to the dire circumstances created by the fraudulently initiated depression.

6. The depression was a direct result of the inflation/deflation caused by the very nature of the new banking system coupled with the market manipulation of the "elite" families of this country and their foreign friends.

7. In the 1930s, the president ordered the closing of banks (bank holiday). Private banks. Then he ordered the American People to surrender their gold, all of it except a very small amount (small jewelry).

8. The REAL money that the American People had used (gold & silver) since day one, was confiscated and replaced with FIAT paper money backed by debt/credit, not real valuable materials with inherent and stable value. Effectively and actually what was essentially done was Americans gave everything that gave them economic power, the private ownership of their own money, over to the PRIVATE owners of the "Federal" Reserve Bank. Which by the way is NOT OWNED OR OPERATED BY THE GOVERNMENT OF THE UNITED STATES. The assets (gold, silver, real property, present and future LABOR/productivity) of the American People were pledged to international bankers in return for practically UNLIMITED CREDIT.

9. Around the same time period, the common law (the law UNDER which the constitution was written) was being extinguished and replaced by equity law. (ROMAN CIVIL LAW). Despite the information speard around about the "common law" and despite what attorneys are taught in their 3 years at law school, the common law is the system of law that allows the people of a republic to remain as free as possible. It is inherently an adversarial system that applies "real world" concepts, logic, and reason to issues for resolution or settlement. Equity law is a fictitious law system that is like playing Monopoly and making your own rules, and enforcing those rules your way. Civil law allows government to have power, sometimes more power than the citizens. Common law leaves ALL OF THE POWER in the hands of the People. That is why according to the original constitution, the founding fathers acknowledged the common law as the supreme law and made SURE it was made available through the courts to the people in all cases.

10. The fictitious "law" that equity or civil law is, is a needed tool to make things legal that ought not to be legal. Under the common law, there shall be a remedy for every wrong. Under equity/civil, the government can make murder and theft "legal." And in civil law, if there is no "law" against it, it's not a crime.

11. Under this equity law system, the government been able to make "legal" many unlawful and wrong activities perpetrated by individuals, agencies, corporations, governments, etc. Keep in mind that statutes, codes, and regulations, are called such BECAUSE THEY ARE NOT LAWS.

12. The American people existed long before the constitution or the United States. The constitution does NOT create a true nation or country. That is why there is no governor or ruler of the U.S.

13. The constitution creates a trust (corporation). That is why it has a president, vp, secretary, and treasurer, LIKE ALL CORPORATIONS.

13. Logic: according to the constitution of each State (republic/country), the People ordained and established the governments to manage the interstate and international commerce, defense, etc. of and between the states. Does it say "we the citizens" ordain and establish....? Clearly, citizens are a different term and mean something different. The term "citizen of United States" is interestingly not specifically defined as different from the common meaning until the 14th amendment in 1868. They are specifically defined as persons being born or naturalized within the united States, AND subject to the jurisdiction of the United States. This is the first time it is seen that the Federal Government has created subjects to itself. The federal government cannot possibly have jurisdiction over the people, because the people created it and are "sovereign" in relation to it. This new "entity" called a citizen of the Unites States was created right at a time coincidentally, when African slaves were now freed by law. The government created this subject entity to be a "status" to put the newly freed slaves into, so the slaves would not have the full freedom and power that the People have enjoyed. While they were at it, it did not take long for the idea to catch on that the elite could also subjugate the People using this system. People consent to it all of the time up to the present day. "Are you a U.S. CITIZEN"......"Yes, of course."

14. The People own the government, created the government, and cannot be subject to government or any acts, or "laws" it passes or propagandizes. That is why, when a crime is committed against another or his property, the government may catch the criminal and bring him/her to the GRAND JURY for indictment and trial, not to a government employee JUDGE. Because the grand jury represents and is comprised of PEOPLE, not citizens. The State and/or Federal Government has NO AUTHORITY to , itself, prosecute one of the People. UNLESS YOU CONSENT TO IT. Next time you get a traffic ticket (victimless equity crime) and go to court to fight it, tell me what you see on the docket or caption. It will say, "STATE OF MISSOURI v. JOHN SMITH, defendant." You're listed as the defendant, why is the state not listed as plaintiff? The state will NEVER declare itself as a PLAINTIFF. BECAUSE THE STATE HAS NO STANDING. IT DOESN'T ACTUALLY EXIST FACTUALLY, AND IT'S NOT SOVEREIGN RELATIVE TO YOU.

15. That is also why "arraignment" exists. The people are all sovereign. Therefore, if the government in any way wishes to prosecute you or punish you for breaking one of it's rules, especially one that didn't involve an injured party (adversary), they need to secure your consent (whether you or your attorney know it or not) to proceed in a court NOT OF LAW, but of civil rule. By entering any plea in a court that is not a court of record, (look that term up in Black's 4th) (a court of record is your birth right in this country, and it is what protects you from government oppression and tyranny) you have consented to be prosecuted according to THEIR rules and by THEM. Usually at arraignment, you are asked by a JUDGE, "You are charged with violating section 1410.9 of the California Penal Code and Title 3 section 328 of the California General Statutes, do you plead guilty, not guilty, or nolo contendere?" What he is REALLY saying is, "Do you give up your full right to a court of record, and all of your common law rights, and all of your constitutionally secured rights, and your right to NOT be under our jurisdiction by agreeing that the statutes and codes I have cited are VALID by entering a plea of any kind? Or do you object to this star-chamber kangaroo court and wish to be brought to justice in the highest and fairest court in the land?"

16. We live in a REPUBLIC. Not a Democracy. If you plan to argue this, at least look up the legal definitions of each of these terms. My guess is you won't even find the definition of "republican form of government." In a republic (esp. the one to which you pledged your allegiance) the people are free and fully sovereign. The government exists solely as an agency to aid in the affairs of the people and has no legal authority to tread in any way on your rights FOR ANY REASON.

17. A democracy is a society in which either directly or through representation, the majority has all of the rights and power and can do whatever they want, while the minority have no rights but only privileges granted to them by the majority. Individual rights do not truly exist. If the majority thinks you're a waste of air, then you are executed and your property taken. This is half a step away from pure communism.

18. So generally, the common law is the people's only real protection against the government exceeding it's authority. So don't scoff at it. If you only knew what it really was and how to use it, you might shut your trap and begin suing officials and agents who are obviously grossly out of line. They can't get off on technicalities and b .s. in your court. The shift toward Roman Civil Law (Equity/Statutes) represents an effort by the elite to crush your opportunity to protect your rights lawfully, and to bring into existence a system in which fake money, fraud, and unlimited credit can exist "legally." Ever notice "lawful" and "legal" are used together in the same sentence in some of the statutes and codes and other instances. That's because they have different meanings. Find out what they are.

19. As far as this whole "strawman" idea. I can't speak to that very much because I have not tried it or used it. But, the concept is fairly simple, it's just so obvious yet antithetical to everything we all have been led to believe, that it is a hard sell. But again, in terms of fact and logic, an accessible "trust" system must exist in order to facilitate the unlimited credit that the people bought back in 1933/35, and their must be a strawman or other corporate entity attached to you because the simple fact is, that in the equity and fiat money systems, everything is fictitious, and only fictions can interact with fictions. Think of it like playing a board game. You must have a token that represents you and your position in the game. It's all a game.

20. Also, check out the Internal Revenue Code, Title 26 U.S.C. Section 7806. Read it carefully and look up definitions if you have to. Related, did you ever wonder why it's called a tax "return" when all you seem to be doing is "paying" taxes out?

21. In ending here, I just want to be clear that my only wish is for people to seek the truth and stop arguing and asserting views like schoolchildren. Search for FACTS and use your brain to reach logical conclusions on your own. Then compare those facts with what you believe, and be better off for it. Because KNOWLEDGE IS POWER. And "he who slumbers on his rights, has none." (paraphrased)



eric seiger

Pentax K-r mid-level DSLR announced with brief hands-on: Digital <b>...</b>

Pentax Kr mid-level DSLR announced with brief hands-on: Pre-Photokina 2010: Pentax has announced the Kr, its latest mid-level DSLR. Initially sitting above the Kx in the range it offers more angular, K-7-esque styling, 6 fps continuous ...

<b>News</b> of the World hacking: Why Simon Hughes is misguided | Media <b>...</b>

It was a cast-iron certainty that at least one MP would go off at a diversion during the News of the World phone-hacking debate.

Betaworks and The Times Plan a Social <b>News</b> Service - NYTimes.com

Betaworks, a technology incubator in New York, is teaming up with The New York Times to introduce a social news service.


























Thursday, September 2, 2010

foreclosure list






Time to add “able to save homes from foreclosure with a single issue” to Superman’s already massive list of superpowers—that’s just what happened to one family in Baltimore who was on the verge of losing their home. While packing up their possessions, the family discovered an issue of Action Comics number one, the first comic to ever feature Superman.



They then contacted an expert from New York’s ComicConnect.com, who told them the issue might fetch up to $250,000, far more than enough to save their home. The company owner called the bank and asked them to postpone the foreclosure to give the family time to sell the book in auction and repay their mortgage. “You couldn’t have asked for a happier ending,” he said, “Superman saved the day.”



[Image courtesy of Flickr user Fonzie's cousin.]






With office space selling 30% below the 2007 high in the top-10 US office markets, and with lease rates still falling, one should expect to see more foreclosures in major cities.

Chicago is about to be hit says Crain's Chicago Business in Office tower at 500 W. Monroe flirts with foreclosure — again

A Georgia firm that holds two junior mortgages on the 46-story tower at 500 W. Monroe St. says the building's loans went unpaid when they came due this month and that the company may foreclose and take control of the property.

It would be the first foreclosure of a major office tower in the Loop in 11 years and a sign that the market remains mired in the hangover of the debt-stoked valuation bubble that peaked in mid-2007. That's when Broadway Partners Fund Manager LLC, a once high-flying New York firm, bought 500 W. Monroe for $336.7 million, with a package of loans that made up more than 95% of the purchase price.

“These are the situations that have gotten awfully complex,” says Dan Fasulo, managing director at New York-based Real Capital Analytics Inc., a commercial real estate research firm. “This one looks untenable.”

Mr. Fasulo reckons that 500 W. Monroe could be worth about $240 million today, based on an estimate of the building's net operating income and the return investors would expect since the tower is just 70% leased. That would put its current value at roughly 30% below the 2007 purchase price, a decline in line with national trends. A report last week by New York-based Moody's Investors Service showed property values in the top 10 U.S. office markets have plummeted 31% since the 2007 peak.

Should 500 W. Monroe fall into foreclosure, it's unlikely to be the last, given the recession-stymied demand for office space and the wave of big loan maturities in coming years. Lenders so far largely have been willing to extend those loans, but that could change.

“This is an early canary in the coal mine,” says Rick Schuham, a Chicago-based executive vice-president at Studley Inc., a firm that represents office tenants. “There are plenty of tough stories out there.”
Big Wave of Commercial Foreclosures Coming

Bernanke's stimulus efforts did next to nothing for residential housing, and absolutely nothing for commercial real estate. With a wave of maturities coming due, and with lease prices still dropping, pressures on commercial real estate are enormous.

Moreover, it is crystal clear that the economy is headed back towards recession, assuming of course one believes the recession that started in 2007 ever ended.

I suggest the recession never ended in light of the fact 3rd Quarter GDP Likely Negative.

How much patience lenders have in a weakening economic environment to restructure loans remains to be seen, but surely it isn't infinite.

Big Wave of Bank Failures Coming


Given that regional banks are in general the ones with the most commercial real estate exposure, it should not be too difficult to look one step ahead and see the effects of another economic downturn on mid-sized banks.

Recovery a "Statistical Mirage"

Brace yourself because the recovery of 2009 was nothing but a statistical mirage fueled by unsustainable government spending and bank bailouts. That mirage is rapidly fading off into the sunset.

Mike "Mish" Shedlock
http://globaleconomicanalysis.blogspot.com
Click Here To Scroll Thru My Recent Post List



make money from home jobs

Modern house with foreclosure sign by BackyardImage


























Tuesday, July 27, 2010

foreclosure help


I wanted to circle back to this point I made on our foreclosure panel that I really do think expresses both the frustration and the danger I and some other commentators are feeling about the situation. Simply put, HAMP is hurting liberalism. It’s putting a face of bureaucratic incompetence on a program designed to help people. It’s making the lives of its participants worse while promising to make it better. It’s adding to their indebtedness and failing to reduce their principal.


Of course, we know that it’s not a liberal program in any way, with its maddening structure as a public-private partnership where the lender doesn’t have to make any changes to the mortgage unless they determine it in their best interest to do so. And that design was a conscious choice, not the result of legislative compromise. I have to laugh at that sliver of the liberal commentariat who constantly excuses the President and the Administration for having to make painful choices given the Congress they have. The President, you see, isn’t that powerful, and must work within those legislative constraints. But none of this is true with respect to HAMP. The Administration designed this entirely on their own, using money already appropriated. And they designed it terribly.


In fact, they lied right from the beginning, according to Sen. Jeff Merkley, who was also on the panel. He was told that the White House would devote $50-$100 billion in TARP money to homeowners and that they would fight for cramdown (what he would rather call lifeline bankruptcy) when it came up in Congress. These were the conditions under which Merkley voted to release the second tranche of the TARP money. And neither of these two things really came to pass. The White House stood mute as cramdown failed, and though HAMP is supposed to have $75 billion in backup, they’ve spent less than one-half of one percent of it.


Without the threat of a bankruptcy judge modifying the mortgage as a hammer on the side of homeowners to get lenders to comply, the HAMP design totally failed. It was no longer in the financial interest of the lenders to do anything, and so millions of people come into a system and get really nothing out of it. They end up more indebted and just float along, propping up the banks who don’t want to acknowledge the bad loans still on their books. This was the Administration’s design, specifically Gene Sperling’s design, according to reports. And as I said on the panel, he should be fired for the damage he’s causing. Obama is famous for saying he only cares about what works. Well, this isn’t working.


The more important damage is to those getting no relief on their mortgages, falling victim to predatory lending for the second time, first from the loan officers and now from the government. But on another level, it’s only confirming what Ronald Reagan famously said, that the most dangerous words in America are “I’m from the government and I’m here to help.” That’s true when a neoliberal, extend-and-pretend scheme designed more to save the banks from reality than help people gets implemented. Those people getting foreclosed or losing everything they’ve got can point the finger at one thing, that government didn’t provide a safety net for their struggles. As Elizabeth Warren said on the panel, in the 1930s we had a belief that government could step in and help us with our problems. And that has faded. It faded over the last thirty years with a coordinated demonization of government and it’s fading now because the group in the White House has a different worldview, one oriented toward the banks over the people. And so how can you tell the guy in this story to vote for Democrats ever again?
























WASHINGTON – The Obama administration’s effort to help those at risk of losing their homes is failing to aid many and could spur a rise in foreclosures that would further depress the housing industry.


More foreclosures would force down home prices and that would deter already-ailing homebuilders from starting new projects.


As a result, the economic rebound could suffer. Each new home built creates, on average, the equivalent of three jobs for a year and generates about $90,000 in taxes paid to local and federal authorities, according to the National Association of Home Builders.


“Foreclosures hold down the pricing for everybody,” said Marty Mitchell, vice chief executive officer of Mitchell & Best Home Builders in Rockville, Md. “As a builder, we have to be cognizant of foreclosures, if there are more coming along, because it affects pricing across the board.”


Home construction plunged in June to the lowest level since October, the Commerce Department said Tuesday. Driving the decline was a more than 20 percent drop in condominium and apartment construction, a small but volatile portion of the housing market. Construction of single-family homes, the largest part of the market, was essentially flat.


Applications for building permits, a sign of future activity, were up slightly. But that was also the result of the volatile apartment market.


The home construction report was released one day after the National Association of Home Builders said its monthly reading of builders’ sentiment about the housing market sank to the lowest level since March 2009.


“We’re going to see very minimal new construction until the stream of foreclosures has ended,” said Jack McCabe, a real estate consultant in Deerfield Beach, Fla.


The glut of homes being sold at foreclosure or as short sales – when a bank agrees to accept less than the total mortgage amount – could rise even faster in the months ahead.


More than 40 percent of the 1.3 million homeowners enrolled in the Obama administration’s mortgage relief effort have fallen out of the program, the Treasury Department said Tuesday.


“The program really hasn’t helped a lot of people, or at least not nearly as many had been hoped for,” said Mark Zandi, chief economist at Moody’s Analytics.


Zandi predicts that about 2 million homes are likely to be sold over the next 12 to 18 months as foreclosures or short sales.


Many borrowers have complained that banks often lose their documents and then claim borrowers did not send back the necessary paperwork.


The banking industry said borrowers weren’t sending back the necessary paperwork. They also have accused the Obama administration of initially pressuring them to sign up borrowers without insisting first on proof of their income. When banks later moved to collect the information, many troubled homeowners were disqualified or dropped out.


Obama officials dispute that they pressured banks and they defend the program. Lenders are making more significant cuts to borrowers’ monthly payments than before the program was launched. And eight of the largest mortgage companies in the program have offered alternative programs to 45 percent of those who fell out of the program.


The government’s program “only reflects a portion of what’s happening in the broader marketplace,” said Raphael Bostic, an assistant secretary for at the Department of Housing and Urban Development.


While developers have cut back on construction and the number of new homes on the market has fallen dramatically, they still must compete against foreclosed homes.







penis enlargement

Fox <b>News</b> Audience Just 1.38% Black

Fox News may be the undisputed ratings champion in cable news, but not among black viewers. The New York Times' Brian Stelter tweeted that, according to Nielsen Media Research, Fox News has averaged just 29000 black viewers in primetime ...

Is Illegal Immigration Bad for America&#39;s Health? « FOX <b>News</b> Health <b>...</b>

Dr.Manny and Fox News-C'Mon Man-Do Ya think we are STUPID? I ain't no rocket scientist but even a dumb Polack like myself figured this one out a LONG time ago.Let's get serious on securing the Border instead of throwing out a Bucket ...

Family: NATO Recovered Body of Missing US Sailor Justin McNeley in <b>...</b>

(July 27) -- NATO has recovered the body of one of the two US servicemen who disappeared in Afghanistan last week, the international force said today, and the military pressed the search for his comrade who's believed to have been ...



Stop Foreclosure billboard - Santan Freeway Loop 202 - Chandler, Arizona by azbillboard


internet marketing course

Fox <b>News</b> Audience Just 1.38% Black

Fox News may be the undisputed ratings champion in cable news, but not among black viewers. The New York Times' Brian Stelter tweeted that, according to Nielsen Media Research, Fox News has averaged just 29000 black viewers in primetime ...

Is Illegal Immigration Bad for America&#39;s Health? « FOX <b>News</b> Health <b>...</b>

Dr.Manny and Fox News-C'Mon Man-Do Ya think we are STUPID? I ain't no rocket scientist but even a dumb Polack like myself figured this one out a LONG time ago.Let's get serious on securing the Border instead of throwing out a Bucket ...

Family: NATO Recovered Body of Missing US Sailor Justin McNeley in <b>...</b>

(July 27) -- NATO has recovered the body of one of the two US servicemen who disappeared in Afghanistan last week, the international force said today, and the military pressed the search for his comrade who's believed to have been ...


big white booty

Stop Foreclosure billboard - Santan Freeway Loop 202 - Chandler, Arizona by azbillboard


Thursday, July 15, 2010

foreclosure victims






ANAHEIM, Calif. — Money problems and marital troubles were being investigated as possible motives in a couple's murder-suicide and the critical wounding of their 3-year-old son, police said.



The boy, who hid behind a trash can in the backyard for more than 12 hours before he was rescued Monday, remained in critical but stable condition, recovering from at least three bullet wounds to his hip, shoulder and torso, Sgt. Rick Martinez said,




The boy's father, Wayne Zickefoose, 51, shot his 39-year-old wife Herminia Zickefoose Sunday night and tried to kill his two sons, police said. The 3-year-old was trapped in a corner of the backyard. A shot aimed at his 5-year-old brother missed. The boy was inside the house, and the shot was fired through an open doorway, Martinez said.



The family had money troubles and their home was in foreclosure, police said.



The home was purchased in 2001 with help from a loan backed by the U.S. Department of Veterans Affairs, according to records obtained by The Orange County Register.



In 2007, the couple borrowed $462,000 from Countrywide Home Loans and began missing mortgage payments on that loan last year. The bank sent a notice in March that the home could be sold at public auction on April 1. At the time, interest and other charges added to the main loan had pushed the debt on the mortgage to nearly $500,000, the newspaper reported.



Civil court records also show that a woman identified in one case as Hermie G. Zickefoose and in another as Herminia Zickefoose had amassed more than $26,000 in debt on four credit cards, according to the Register.



The shooting was discovered Monday when a co-worker of Wayne Zickefoose stopped by because he had failed to show up for work at an auto body shop.



The 5-year-old boy came to the door and told the co-worker his parents had been shot. The co-worker's wife, who was waiting in a car, called 911, Martinez said.




And another also relevant to the "foreclosure anxiety" case of Faisal Shahzad:



Fitzgerald: "Nut cases" and learning from experience



Jihad Watch Board Vice President Hugh Fitzgerald discusses a case of a non-Muslim Westerner learning from experience -- and ponders why such cases are so rare among Western dhimmis.



On NPR recently I heard the mellifluous Robert Siegel -- so mellifluous that he punches above his weight, and one is disinclined to pluck out his idiocies because he is well-spoken -- describe a friend of his who had had relatives, or his own friends, die in the World Trade Center Attacks. That friend, hitherto an opponent of capital punishment, had described to Siegel his own new-found willingness not merely to contemplate, but to wish with his own hands to execute, the death penalty on Moussaoui, Osama Bin Laden, and the others he connected to that attack.



So, Siegel's friend turns out to be a former death-penalty opponent who begins to see the matter differently because of his close ties to the victims of murder. He is one more of those souls who have a limited imagination, and who must endure experiences himself in order to learn from them; anything that might be learned, through the experiences of others, recorded and accessible to others, will not do it. The imaginative sympathy, a faculty once encouraged by literature and the study of history, is merely vestigial in him. But still, at least he was able, this friend, to arrive at some home-truths, while there are some who not only lack the wit to learn from the experience of others (as found in works of history and, often, of literature) but even lack the wit to learn from their own experience. For there are now many who continue to interpret away, in ways that prove most comforting to them, even the evidence of their own senses.



Siegel goes on to tell us that his friend describes Moussaoui as a "nut case." That, of course, is nonsense. Had Siegel's friend, had Siegel himself, had others at NPR, taken it upon themselves -- and a certain leisure is required for this task -- to study Islam and jihad and to think clearly about how such belief-systems can operate, none of them would think Moussaoui was anything but sane. Here one must not think of the local etiolated church service, but rather of the kind of indoctrination given to those admitted to the Army of True Communists (in the early days), or True Nazis (at any time).



Moussaoui is not a "nut case." He is a perfectly rational and devout believer in what the Qur'an, and the Sunna, tell him. And he is not unusual in his understanding of what Qur'an and Sunna stand for, of the hostility, even murderous hostility, those immutable texts teach Muslims to feel toward all Infidels. Unless Robert Siegel is willing to study those texts, those of Qur'an and Hadith, and the life of Muhammad, he has no business assuming, and passing on that assumption to unwary listeners, that Moussaoui must, of course, be a "nut case." For there are tens or even hundreds of millions of Believers who, like Moussaoui, divide the world uncompromisingly between Believer and Infidel, between the Domain of Islam, Dar al-Islam, and the Domain of War, or Dar al-Harb, and are perfectly aware of the duty imposed on them to push back the boundaries of Dar al-Harb until, ultimately, the rule of Islam is established everywhere. This is not a fabrication of perfervid mad-dog Infidel brains. It has been studied, at great length, by a great many Western scholars -- the scholars who lived and wrote and published in an earlier, less frightened and less inhibited age. Many of these scholars are represented in the anthology "The Legacy of Jihad." Islam has not changed. What has changed, since 1973, is the wherewithal that Islamic peoples and polities have acquired, including the nearly ten trillion dollars in OPEC oil revenues, and the other instruments of Jihad, including the foot-soldiers, the millions of Muslims who, in roughtly the same period, were admitted into, and allowed to settle deep within, the countries of Western Europe -- that is, within the Lands of the Infidels, behind enemy lines, as Muslims (but not those innocent Infidels) regard them.



There are millions who may not do as Moussaoui (who grew up in France) has done, but who support what he did, and who understand perfectly what prompted it. And it was not a matter of his being a "nut case." It is Moussaoui, and Osama bin Laden, and all the members of Jaish-e-Muhammad, and Laskar Jihad, and Hamas, and Hezbollah, and Al Qaeda, and As Sayyaf, and a thousand other groups, and millions who belong to no groups, who have the Qur'an and the Hadith and the example of Muhammad on their side. Unless and until a great many more people cease to soothe themselves with the comforting idea that all these people are merely "nut cases," and begin to look at, and to study with comprehension the Qur'an, and also -- this should never be overlooked -- the still more telling Hadith, they will continue to be surprised by a steady stream of such “nut cases.”



Mere reading of the Qur'an will not be enough. In both French and English it is far softer in its meaning than the original. And the reader may not be aware that Islamic tradition has resolved contradictory statements using the interpretative device of "naskh" or abrogation, resolving them always and everywhere in favor of the harsher verses, with the softer ones being cancelled.



And even reading and rereading the Qur'an and the most authoritative collections of the Hadith, and then studying the most salient aspects of the life of Muhammad, uswa hasana, al-insan al-kamil, that Perfect Man, will not be enough. It takes time for it all to sink in -- and to imagine, to begin to comprehend, the effect it has on the minds of hundreds of millions, and even how the effect of filial piety, or civilizational pride, can cause otherwise intelligent people born into Islam to accept the monstrousness of it all, and to defend it and apologize for it in front of questioning and skeptical Infidels.



But let us pretend that Moussaoui, and tens of millions of others, are merely "nut cases." Suppose that were true. Suppose, that is, that only "nut cases" would take the passages of Islam and seek to act on them as Moussaoui did. And suppose, further, that the only thing we Infidels had to worry about were acts of terrorism, and not the slow transformation of our own societies (beginning with the sudden self-imposed limits on the practice of freedom of speech, by almost the entire American press, and now even by that supposed total iconoclast and brave disrespecter of all pieties, Comedy Central).



What then? How many "nut cases" are there? Well, the problem is that in any society, millions and millions of people at one time or another fall into depressions. In the United States, more than 15 million people at any one time are said to be severely depressed. When this happens to Infidels, they can blame all sorts of things: their parents, their children, their siblings, Amerika, The System, The Man, the Republicans, the Democrats, immigration, affirmative action, lack of affirmative action, crooked financial analysts, Wall Street speculators, Chinese and Indian competition, Fate, the stars in their alignment, their cholesterol level, their serotonin level -- even, at times, themselves.



What happens when a Muslim finds himself in disarray? You are Muhammad Atta, and things are not working out in Hamburg, where you set off to study urban planning, and you are not the great success you were supposed to be, and the Western world is so baffling, so confusing. You are Raed Albanna, dancing the night away in cocaine-soaked clubs of West Hollywood, and you are piling failure upon failure, for you failed to establish a practice as a lawyer in Jordan, and you need to find a solution more permanent and steady than that offered by that cocaine, those girls, that music by Nine Inch Nails.



When "Mike" Hawash, an Intel engineer with an American wife and three American children, earning $360,000 a year and the respect of his colleagues, turned to Islam and more Islam, and then deeded over his house to his wife, and made plans to fight the Americans in Afghanistan after the Al Qaeda attacks in New York and Washington, was he a "nut case"? Or was he someone who, in his recent return to Islam, was only reflecting his need for Islam and more Islam as a stay against confusion and depression? And if the Answer for Muslims, even those who are not especially observant, and who seem to be thoroughly Westernized and to have been the recipients of the best the West has to offer, is Islam and more Islam, then the Western world, the world of Infidels, owes it to itself to protect its own legacy, and to scrutinize closely and carefully control the immigration of those who, in moments of the kind of doubt or depression that come upon all of us, will always and everywhere turn, or return, to Islam.



[Posted by Hugh on April 16, 2006]




astorino


WI Sen Poll: More Bad <b>News</b> For Feingold - Real Clear Politics <b>...</b>

Opinion, News, Analysis, Videos and Polls.

Eric Boehlert: When Does Fox <b>News</b>&#39; Ugly Race Baiting Become The Story?

The conservative movement is now wallowing in the kind of unapologetic race-baiting that mainstream American politics hasn't seen in decades, if not generations.

EMMYS: PBS, &#39;60 Minutes&#39; Dominate <b>News</b> and Docu Emmy Noms; Jailed <b>...</b>

PBS once again leads the News and Documentary Emmy nominations announced today with 37 noms, followed by CBS with 31 noms, including 16 for venerable newsmagazine 60 Minutes, the most nominated program by a mile; HBO (20); ...




























Friday, July 9, 2010

foreclosure listings


From a report emailed to me over the weekend:



At the core of the foreclosure-prevention strategy is ignoring delinquencies. The percentage of older delinquent loans not yet in foreclosure is startling: 60% have at least 12 missed payments, and 35% have at least 18 missed payments. Add to this that three-fourths of delinquent loans are not in foreclosure, and we see that hidden losses well exceed those in the open.


Uh, they're not being "ignored" - this is systemic and intentional fraud.


Remember, these loans are either being held by someone or securitized into some sort of package.  When you have a loan that has no chance of "curing" (to cure a loan with 12 missed payments the borrower would have to come up with the 12 payments to bring it current!) that loan should be carried at its recovery value - that is, the value of the collateral that can be seized and sold, LESS the cost of eviction, remediation and resale.


Does anyone recall all the entries I've written about getting competent legal and accounting (tax) advice before proceeding with any sort of action regarding walking away, short sales or foreclosure?  This same report says:



Many homeowners would be better off going into foreclosure, than doing a short sale. Short sales are fraught with potential legal, credit, and complicated tax issues. For example, someone who refinanced could owe capital gains taxes, which are not forgiven under federal and California temporary debt relief acts. In the foreclosure route, borrowers can live in their house mortgage-free for at least one year, maybe two years. Both short sales and foreclosures are reported as “account not paid in full”, and are equally damaging to a credit score. An exception exists if short sellers can negotiate better terms with their lender on recourse liens. The other possible advantage to a short sale is the ability to get a mortgage again in 2 years (Fannie, Freddie), rather than having to wait 3-5 years after a foreclosure.


Homeowners pursue short sales, unaware of the problems they are creating for themselves. Their agents never warned them of deficiencies, ruined credit, taxes due on forgiven debt, or legal consequences. Agents made flowery promises to get listings, and now the lawsuits are starting.


No, really?  You mean that people in the real estate business are less than truthful with their clients?  That would never, ever happen with licensed professionals, right?


Then there's this, which I also have written about:



Another gray area is junior lien holders asking buyers for additional payments. As the market improved, juniors were no longer content with $3k thrown to them from the senior. They now want 10% of the junior note. They argue the additional payment is legal practice because the payment is made to escrow and appears on the HUD-1. However, they are actually hoping the senior lien holder does not read the HUD-1. The California Association of REALTORS® position is that all payments made by the buyer or agent in the purchase of a short sale must be part of the written short sale agreement signed by the senior lien holder. Concealing payments from seniors is loan fraud, and omitting these payments from the HUD-1 closing statement may violate RESPA. Some seniors reinstate their security interests because of the fraud. It’s surprising that the biggest banks are responding, when pressed on the fraud of their request, “just do it if you want the deal done”.


Right.  Big banks saying "just do it"?  Why would they do that?  Is it so they can re-instate their security interests?  No, nobody would ever do anything that hoses the consumer, would they?  Naw.....



Few people understand that the bank that gave them their mortgage turned around and sold it into a mortgage bond, and the “bank” on their mortgage statement is actually a servicer.


Actually, it's a bit more complicated than that.


As I've been working on (and writing on) for a long time, and as a few attorneys are now starting to understand, the entirety of this process was corrupted and is rife with outright fraud from top to bottom.


Let's go through a (partial) list of the problems:




  • From a report emailed to me over the weekend:



    At the core of the foreclosure-prevention strategy is ignoring delinquencies. The percentage of older delinquent loans not yet in foreclosure is startling: 60% have at least 12 missed payments, and 35% have at least 18 missed payments. Add to this that three-fourths of delinquent loans are not in foreclosure, and we see that hidden losses well exceed those in the open.


    Uh, they're not being "ignored" - this is systemic and intentional fraud.


    Remember, these loans are either being held by someone or securitized into some sort of package.  When you have a loan that has no chance of "curing" (to cure a loan with 12 missed payments the borrower would have to come up with the 12 payments to bring it current!) that loan should be carried at its recovery value - that is, the value of the collateral that can be seized and sold, LESS the cost of eviction, remediation and resale.


    Does anyone recall all the entries I've written about getting competent legal and accounting (tax) advice before proceeding with any sort of action regarding walking away, short sales or foreclosure?  This same report says:



    Many homeowners would be better off going into foreclosure, than doing a short sale. Short sales are fraught with potential legal, credit, and complicated tax issues. For example, someone who refinanced could owe capital gains taxes, which are not forgiven under federal and California temporary debt relief acts. In the foreclosure route, borrowers can live in their house mortgage-free for at least one year, maybe two years. Both short sales and foreclosures are reported as “account not paid in full”, and are equally damaging to a credit score. An exception exists if short sellers can negotiate better terms with their lender on recourse liens. The other possible advantage to a short sale is the ability to get a mortgage again in 2 years (Fannie, Freddie), rather than having to wait 3-5 years after a foreclosure.


    Homeowners pursue short sales, unaware of the problems they are creating for themselves. Their agents never warned them of deficiencies, ruined credit, taxes due on forgiven debt, or legal consequences. Agents made flowery promises to get listings, and now the lawsuits are starting.


    No, really?  You mean that people in the real estate business are less than truthful with their clients?  That would never, ever happen with licensed professionals, right?


    Then there's this, which I also have written about:



    Another gray area is junior lien holders asking buyers for additional payments. As the market improved, juniors were no longer content with $3k thrown to them from the senior. They now want 10% of the junior note. They argue the additional payment is legal practice because the payment is made to escrow and appears on the HUD-1. However, they are actually hoping the senior lien holder does not read the HUD-1. The California Association of REALTORS® position is that all payments made by the buyer or agent in the purchase of a short sale must be part of the written short sale agreement signed by the senior lien holder. Concealing payments from seniors is loan fraud, and omitting these payments from the HUD-1 closing statement may violate RESPA. Some seniors reinstate their security interests because of the fraud. It’s surprising that the biggest banks are responding, when pressed on the fraud of their request, “just do it if you want the deal done”.


    Right.  Big banks saying "just do it"?  Why would they do that?  Is it so they can re-instate their security interests?  No, nobody would ever do anything that hoses the consumer, would they?  Naw.....



    Few people understand that the bank that gave them their mortgage turned around and sold it into a mortgage bond, and the “bank” on their mortgage statement is actually a servicer.


    Actually, it's a bit more complicated than that.


    As I've been working on (and writing on) for a long time, and as a few attorneys are now starting to understand, the entirety of this process was corrupted and is rife with outright fraud from top to bottom.


    Let's go through a (partial) list of the problems:


Friday, July 2, 2010

bank foreclosure


Foreclosure Mediation Programs Succeed Across The Country — Will Pawlenty Give Minnesota’s A Chance?


Today, across the country, mortgage mediation programs aimed at helping struggling homeowners stay in their homes are getting underway. Programs are launching in Maryland, as well as Florida’s 6th and 10th judicial circuits — encompassing Pasco, Pinellas, Hardee, Highlands, and Polk counties — while Cook County, Illinois is beginning a huge round of outreach for its burgeoning program.


In all, “the number of jurisdictions with foreclosure mediation programs is nearly double the number a year ago, with jurisdictions in 21 states now offering foreclosure mediation or negotiation programs.” Not on this list, however, is Minnesota, where Gov. Tim Pawlenty (R) saw fit to veto a program last year.


The Minnesota state senate recently passed the bill again, sending it to the state House, so Pawlenty could very well get a second shot soon. And there’s simply no reason for him to oppose the program, as mediation — during which a bank meets face-to-face with a borrower, often in the presence of a judge and housing advocates, to try and forge a mortgage modification or other arrangement that prevents a foreclosure — is one of the most successful methods of helping struggling borrowers stay in their homes.


Connecticut’s mediation program, for instance, has kept 60 percent of its borrowers out of foreclosure. Philadelphia’s success rate is also 60 percent, while Nevada claims an 85 percent success rate:



About 80 percent of homeowners at risk of losing their homes don’t engage in any efforts to negotiate with their lender. And those who do so on their own often run into a bureaucratic mess, including hours on hold, lost records, and customer service representatives who know nothing about the borrower’s situation. Mediation helps to ensure that situations like that don’t happen.


“These new protections empower our fellow Marylanders, putting them on a more equal footing with mortgage companies that too often can’t be bothered to pick up the phone before beginning a foreclosure proceeding against a Maryland family,” said Governor Martin O’Malley (D). And lest Pawlenty think this is a purely partisan issue, it has also won the praise of Gov. Jodi Rell (R-CT). “Clearly, mediation is an effective tool homeowners can use to ward off foreclosure,” she said. “This program is a beacon of hope for hard-pressed homeowners and a real alternative for lenders.”


In mediation, there’s no requirement for a lender to accommodate a borrower, but it’s often the case that preventing a foreclosure is in the best financial interest of both the borrower and the lender. As CAP’s Andrew Jakabovics and Alon Cohen wrote, “the simple act of participating in mediation consistently yields solutions short of foreclosure that are acceptable to both sides.” Hopefully, should the Minnesota legislature do the right thing and create a program, Pawlenty will allow it to stand.








The information is based on April data and is therefore consistent with
the CS report. Both New York and Florida are at the top of the list of
states with the longest period between initial default and final
foreclosure. For the nation as a whole the number of days has nearly
doubled over the past few years. NY and Florida are 31% and 21% higher
than the national average.



This is not a coincidence. This is cause and affect in action. I live in
metro NYC and own property in S.Fl. I see what is going on. There are
many middle to upper price homes on the market that have not seen an
offer for more than a year. A good number of these are already in
default. The borrowers are underwater and there is nothing they can do. A
HAMP style ReFi accomplishes nothing. I know people in both areas who
have contacted their lender and have been told to come up with an
acceptable short sale or deed in lieu transaction. The borrowers have
been told by the bank(s) that if they do not cooperate they will have
their credit wrecked and be subject to default judgments. So the
borrower puts the house on the market and hopes for an offer that is
acceptable to the lender. In the mean time they stay in the home for up
to two years and pay very little (if anything) on the old mortgage.
There is substantial evidence that these people are buying IPhones and
going on vacation with the money they are saving by not paying the debt.
Some thoughts:



-This “extend and pretend” at its worst.



-The lenders will not let this continue forever. The day of reckoning is
coming. It well be felt in all of the states. It will be felt hardest
in the states that have the highest days to foreclosure numbers.



-As a former owner is foreclosed they will be forced to rent. Given that
few in this category are paying any meaningful amount of their current
monthly mortgage it is likely that they will have less disposable income
post foreclosure.



-My conclusions:





(A) RE in Fl and NY is going to tank this fall.



(B) Consumer demand for things from clothes, gadgets and leisure is
going to suffer an out sized decline.



(C) The extend and pretend policy is catching up with us. This approach
was a “buy some time” idea in the hope that things would work out. They
have not worked out. We are about to pay the price for that failure.



If we revert to more traditional levels in the ratio of initial default
and foreclosure we are going to hit an economic wall. This is just one
more thing stacking up against us.








natural penis enlargement

Foreclosure protest at San Francisco Federal Reserve Bank by Steve Rhodes