There is no right to a “cash for keys” deal after a foreclosure

A cash for keys deal is an agreement after a foreclosure in which the former owner and/or tenants agree to leave for a sum of money in exchange for the bank not filing an eviction action.

I sometimes get calls from prospective clients who expect a cash for keys deal, and some who even think they have a legal right it. But no matter how common a cash for keys deal is, former owners or tenants don’t have a right to one. And if the occupants have refused to leave and have instead forced the bank or other owner to engage in unlawful detainer litigation, then the occupants’ chances of getting a cash for keys deal is slim. The whole point the new owner would offer a cash for keys deal is to avoid time-consuming and expensive litigation.

Courthouse eviction notice is not service of process

Service of process is not the same thing as a notice from the courthouse that you’re being evicted. The courthouses all started mailing notices to tenants informing them they’re being sued for unlawful detainer (i.e., evicted) once the summons and complaint has been filed in their case.

But the landlord or owner still has to serve you with a copy of the summons and complaint. Ordinarily, service of process is completed by either: 1, personally handing you a copy of the summons and complaint; or 2, personally handing a copy of the summons and complaint to a competent adult member of your household on your behalf; or 3, posting a copy of the summons and complaint at the property and then mailing copies to the property.

 

What is considered valid service of a 3 day notice to quit and a summons for unlawful detainer?

A 3 day notice, notice to quit, or notice of termination of tenancy may be served by personal service, substitute service, or posting and mailing.

A summons for unlawful detainer may be served by personal service, substitute service, mailing and acknowledgement of service, posting and mailing with leave of court, or publication with leave of court.

Personal service means someone hands you the document being served and tells you you’re being served with legal papers. Substitute service means someone serves a competent adult member of your household on your behalf. Posting and mailing means the notice or summons is posted (taped on or left at) and then mailed to your address. Mailing and acknowledgement of service means someone mails you the summons with a form to fill out and return to them, stating that you acknowledge you’ve been served (filling out and returning the form is optional and you don’t do it then you have not been served). Publication means that the summons is published in the legal notices section of a newspaper of general circulation in the county in which you live for 4 weeks.

When service is complete, the 5 day period to file your first response in an unlawful detainer begins the next day. Personal service is complete the same day you’re served. Substitute service is complete 5 days after someone else is served on your behalf. Posting and mailing is complete 5 days after the notice is both posted and mailed. Publication is complete on the 28th day after the first date of publication. That means if you’re served by substitute or posting and mailing service, you actually have 10 days to file a response.

Should I use a paralegal, document preparation service, or self-help office to respond to an eviction?

No. I see tenant after tenant in court, or come to my office seeking help, after being served with a summons for eviction, who were told to file an answer by a paralegal, document preparation or self-help office.

It’s important to remember that the decision about whether to file an answer, demurrer, Delta Imports motion, motion to quash, or motion to strike entails the practice of law, and can only be made legally and competently by a licensed attorney. Paralegal, document preparation, and self-help services that invariably tell their clients to file an answer in response to every complaint are doing a gross disservice. Clients who blindly follow advice from those types of organizations are doing themselves a gross disservice.

You should get help from a qualified attorney, because the decision about what to file is important and will have repercussions that last for the rest of the case.

Contact me. I can help.

Will a chapter 7 bankruptcy save my home from foreclosure?

If you are current on your mortgage payments and can stay current on your mortgage payments, then yes. Or, if you’re in default but can pay the past due mortgage payments not later than 5 days before the foreclosure, then yes. But if that’s the case, a chapter 7 shouldn’t be necessary to save your home from foreclosure.

If you’re past due on your mortgage and can’t afford to pay the arrears all at once, then you may need to look at a chapter 13. In a chapter 13, you can pay the past due amounts over time in the chapter 13 plan.

The problem with a chapter 13 case is that it’s often difficult to come up with a chapter 13 plan that’s feasible, i.e., one that pays enough to creditors while still leaving you enough to live on for 3-5 years. Also, you should be aware that most chapter 13 cases fail for one reason or another, such as the debtor’s default on plan payments, claims filed by creditors that the debtor didn’t tell his or her lawyer about and therefore weren’t taken into consideration, which render the plan infeasible, or a change in the debtor’s income (usually a drastic, sudden decrease).

What is the chapter 7 bankruptcy process and how long does it take?

The first step is to contact me for a free consultation to see if you need to file bankruptcy and, if so, if you’re eligible for chapter 7. Eligibility for chapter 7 is determined by the means test, which compares your total average gross household income for the last 6 months. To do that, I will need pay stubs or, if they’re not available, accounting records and/or bank statements. If your income is higher than the state median, then I look for certain allowable deductions from income to see if your adjusted income is lower than the state median. If it is, then you can file chapter 7. If not, I will evaluate your eligibility for chapter 13 or 11. However, if your debts are primarily business debts (or, more accurately, they are not primarily consumer debts), then you don’t need to worry about the means test regardless of how high your income is.

Once/if I’ve determined you can file chapter 7, I will give you the logon information and password for a secure website that will ask you to enter detailed information about your financial situation, such as what your assets and liabilities are, property transfers, gifts, etc. When that’s been completed I will download your information into my bankruptcy software and begin preparing and reviewing your bankruptcy petition and schedules.

While I’m doing that, you need to take an online debt counseling course from a list of approved agencies. When you’re done with that course, you will be issued a certificate of completion from the agency that you need to forward to me because it has to be included with the paperwork you file in your bankruptcy case.

Once I have created your petition and schedules you will review them carefully and initial the bottom of each page that you believe is correct. You will let me know of any pages that need corrections of any kind, after which I will correct them and resubmit them to you for your approval and initials. Once all the pages have been initialed by you, I will file them with the bankruptcy court online.

Within 7 days after filing the case I must send your tax returns for the last 2 years to the trustee.

At the time the case is filed, we will find out two important things: 1, who the trustee is; and 2, when the meeting of creditors will be.

The trustee is a randomly appointed official who will review your eligibility to file chapter 7, and check your petition and schedules for completeness. The trustee’s job is to look for assets to sell for profit and then distribute the profit on a pro rata basis to your creditors. The trustee’s power to do so is limited by the exemption system, which permits you to claim certain cash values for each asset. If the trustee sells an asset, you must be paid that cash value and the remainder goes to the creditors. However, a liquidation of assets rarely, rarely happens either because the exemptions usually claim the majority of the value of the asset, or the cash that would go to creditors would be so minimal that it wouldn’t be worth the time, effort and expense for the trustee to liquidate it.

The meeting of creditors is a public meeting at creditors can, but rarely, if ever, show up. It takes about 5-10 minutes and consists of a recorded oral interview of you by the trustee. The trustee will ask you all of the same questions that I will have asked you by that time: are your schedules complete, are there any mistakes of which you are aware, did you list all of your assets, liabilities, and income, have you sold, bought or otherwise transferred any significant assets in the last 2 years, do you expect a large tax refund this year, do you expect a significant change in your income in the near future, etc.? Your answers will be under oath and subject to the penalty of perjury under federal law. I will be present with you at the interview. Most meetings of creditors are completed painlessly and without a hitch. There are no trick questions and, unless you’ve lied to me or the trustee, there won’t be any problems. You must take your social security card or passport and driver’s license to the meeting of creditors.

After the meeting of creditors, you must take another financial counseling course, which you will most likely be able to take from the same agency from which you took your pre-filing course. The agency will issue you another certificate of completion which you must forward to me.

The next step is to simply wait….and wait, and wait. After the meeting of creditors, the court will enter an order discharging your debts. A discharge of debts means your creditors of unsecured debts cannot ever attempt to collect, in or out of court, those debts again. About a month or so later, the court will enter an order closing your case.

The entire process takes about 9-12 months once your case has been filed. How soon I can file the case to begin with depends on how quickly you complete the online questionnaire and provide any documents that I request. Slow or incomplete responses by you will make the pre-filing planning stage take longer.

Will filing bankruptcy delay my eviction?

Maybe, but it depends on when the bankruptcy is filed in relation to the progress of the eviction case.

When a bankruptcy is filed, an automatic court ordered prohibition against many types of debt collection activities. That prohibition is called the automatic stay.  The automatic stay comes into effect regardless of the chapter of bankruptcy you file (for example, chapter 7, chapter 11, or chapter 13), subject to the following exceptions (among others).

A bankruptcy will delay an eviction of a tenant with a lease if the bankruptcy is filed before the eviction/unlawful detainer court/judge files an order granting possession in favor of the landlord. In residential lease evictions, the automatic stay does not apply if the bankruptcy case is filed after the eviction court enters judgment for the landlord.

There is no exception to the automatic stay for post foreclosure evictions. This means if you’re being evicted after a foreclosure and you file bankruptcy, the automatic will delay your eviction regardless of whether the eviction judge has entered judgment for possession in favor of the eviction plaintiff (property owner).

Where can I learn about tenants’ rights?

Besides the information on this blog, a good source is the California Tenants’ Handbook, a free publication by the California Department of Consumer Affairs. You can get a copy of the handbook from the DCA’s website here.

However, there is no substitute for a consultation with a tenants’ rights lawyer who can review your particular situation and give you customized advice. Feel free to contact me for a consultation through the contact form, email me at matthew@matthewgaryevanslaw.com, or call me at 1-800-417-0938.

What happens when a tenant files bankruptcy?

When a tenant files bankruptcy, a court imposed prohibition against all debt collection activities, including for rent, comes into effect automatically. That court injunction is called the bankruptcy automatic stay, or more commonly the automatic stay.

If the tenant is current on the rent, then he must keep paying the rent during bankruptcy. Filing a bankruptcy cannot ever be deemed a reason for the landlord to terminate the lease. It can however be used as a reason to decline to renew the lease or to offer a lease to a prospective tenant in the first place.

If he defaults on his rent during bankruptcy, then the landlord must file a motion for relief from stay in the bankruptcy court. If (when) the motion is granted, the landlord can then begin the collection process (contacting the borrower to ask for the rent, issuing a 3 day notice to pay or quit, filing an unlawful detainer (eviction) suit). However, the landlord can only collect on rent that comes due after the bankruptcy was filed, because all the rent that was past due before the tenant filed bankruptcy is discharged, i.e., wiped out, and cannot ever be collected unless the tenant voluntarily agrees to pay it.

If the landlord has already begun the eviction process and the tenant files bankruptcy, then all proceedings in the unlawful detainer case must cease and cannot resume until the landlord obtains an order in the bankruptcy court granting relief from stay.

There is one big exception to the automatic stay: if the landlord had already begun the eviction case against a tenant for nonpayment of rent and the eviction court had already entered judgment for possession in the landlord’s favor and then the tenant files bankruptcy, then the automatic stay doesn’t apply and the landlord can proceed with getting the writ of possession, delivering it to the Sheriff, and the Sheriff can do the lockout (enforce the writ of possession).

 

Can I have a clause in a lease or settlement agreement saying that filing bankruptcy is a default of the agreement?

No. A clause in the lease or any other agreement saying that filing bankruptcy constitutes a breach of that agreement is called an “ipso facto” clause and such clauses are void and unenforceable under California law. So technically the correct answer is “yes, you can have such as clause in your agreement,” but it won’t do you any good.