Law Offices of Michael J. Primus

Personal & Business Bankruptcy Attorney serving San Francisco Bay Area Since 1993

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What does my ex-spouse have to do with my bankruptcy?

July 25, 2021 by primuswebadmin

Bankruptcy law offers a fresh start to those bogged down by crippling debt.  But, alas, there is more to it.  To qualify for bankruptcy you need to document your finances and demonstrate a financial hardship.  In California, the bankruptcy system can look back four years to see if your divorce was a relatively fair deal between you and your ex-spouse.  Why do they care?

In some divorces people are so eager to get out of the marriage they find themselves thinking, and sometimes saying “Take everything, I don’t care just leave me alone.”  In other cases, the spouses collude to have one spouse take all the bills and the other take the house, retirement and other assets in order to allow one spouse to avoid bankruptcy altogether.  If your ex-spouse got a sweetheart deal that can be unfair to creditors which becomes a problem if you file bankruptcy.  The  bankruptcy system may question whether you can reopen the divorce to pursue adequate money to resolve your debts.  Perhaps you can or should have fought for half the equity in a house.  Perhaps you can or should have fought for alimony.  In an extreme case your bankruptcy can be dismissed (debts not forgiven) on the basis that your divorce was a scheme to defraud creditors.  Conversely, if you ended up with most of the assets from a divorce and nevertheless encounter financial problems and ultimately file bankruptcy, the bankruptcy system will not question the divorce.

That’s quite a bit of scare talk, right?  However, there’s no often no reason to worry.  The truth is divorce and bankruptcy commonly go hand-in-hand.  Financial problems strain a marriage and are often the root cause of divorce.  The bankruptcy system will inquire about a divorce but rarely is any action taken and in nearly all cases the bankruptcy is approved.

Another common question is: does my ex-spouse need to know that I filed for bankruptcy?  The answer is yes if you owe money to your ex-spouse for any reason including alimony, child support or have joint debts.  However, if you have no financial ties to your ex-spouse the court will not notify that person of your bankruptcy and usually that person will not find out.

At the Law Office of Michael Primus we have helped thousands of clients get out of debt, stop wage garnishments, and start fresh through bankruptcy.  If you live in Contra Costa, Alameda or Solano counties and have debt problems, contact us for a free in-office consultation.  We have offices in Walnut Creek, Antioch, and Hercules.

 

 

 

 

 

Filed Under: Bankruptcy, Blog, Marriage & Divorce

When can I get a mortgage after bankruptcy?

June 6, 2021 by primuswebadmin

This is one of the most common questions I am asked.  In order to answer, I need to briefly discuss the two types of bankruptcy cases.  The most common type of bankruptcy is chapter 7 which forgives debts like credit cards and medical bills. Chapter 7 runs about 3 months from the date the papers are filed with the court to the date the case is discharged.  Chapter 13, on the other hand, is a personal reorganization that requires monthly payments to the court for 3 to 5 years.  In chapter 13, the discharge occurs at the completion of the payments.  The date of discharge starts the clock to get a mortgage.

The law essentially says that a lender can loan money whenever it chooses, meaning as a potential borrower you need to submit an application and wait for a response.  That said, lenders have underwriting criteria used in reviewing loan applications.  Underwriting criteria and waiting periods vary and are summarized here.

FHA Loans – The waiting period is two years after discharge of a chapter 7.  There is no waiting period after discharge of a chapter 13.  The Federal Housing Administration or FHA insures mortgages made by FHA-Approved lenders.  The FHA is the largest insurer of residential mortgages in the world and its policies create a ripple effect for all mortgage lenders.  These government-backed loans are made by commercial banks and generally offer favorable terms.

Conventional Loans – Generally the waiting period is four years after discharge of a chapter 7 and two years after discharge of a chapter 13.  These loans are not backed by the government and are offered by most major banks including Bank of America, Citibank, Wells Fargo and Chase.

VA Loans – The waiting period is two years after discharge of either chapter 7 or chapter 13 but can be reduced with a letter of explanation.  The Department of Veterans Affairs or VA insures mortgages for servicemembers, veterans and certain surviving spouses thereby allowing the lender to offer better rates and terms.  These government-backed loans are made by commercial banks and generally offer favorable terms.

Upon expiration of the waiting period (above) a lender will either disregard the bankruptcy or severely discount its importance.  Expiration of the waiting period alone does not qualify you for a mortgage.  After a bankruptcy, you should work to rebuild credit and gain or maintain documented income as well as save a down payment.  There are many lenders, and many types of loans so you need to carefully review your options.  Complicating matters, some lenders like Bank of America, Wells Fargo and many others are FHA and VA approved but also offer conventional loans.  All this may seem overwhelming, and if it does a mortgage broker can help you find the right loan for you.

In summary, with some determination and effort you will be able to qualify for a mortgage after bankruptcy if you wait at least two years and work to rebuild your credit. You can do this!

At the Law Office of Michael Primus we have helped thousands of clients get out of debt, stop wage garnishments, and start fresh through bankruptcy.  If you live in Contra Costa, Alameda or Solano counties and have debt problems, contact us for a free in-office consultation.  We have offices in Walnut Creek, Antioch, and Hercules.

 

References

www.fha.com

www.knowva.ebenefits.va.gov

Filed Under: Blog, Credit

Can bankruptcy forgive homeowners association dues?

March 23, 2021 by primuswebadmin

Bankruptcy law creates a court order forgiving most debts.  Discharge (forgiveness) of homeowners association dues related to California property is governed by a combination of bankruptcy law and California law.   Generally, past due HOA dues are dischargeable in either chapter 7 or chapter 13 but only as to dues owed on the bankruptcy filing date.  Dues that come due after bankruptcy are owed by the owner of the property, meaning it’s a good idea either sell the property or let it foreclose before filing bankruptcy to avoid being the owner after bankruptcy and owing post-bankruptcy dues.  Sounds simple enough, right?  I said generally, and unfortunately an HOA can file a lien which alters the result in many cases.

In order to address the impact of an HOA lien, I will first discuss liens in general.  A lien is a document giving the lienholder rights to your property which can survive bankruptcy.  Car loans are a common example of a lien.  The auto lender is entitled to repossess the car if the contractual payments are not made but is required to comply with the procedural requirements of California law.  Car loans survive bankruptcy unless the car is returned to the lender.  Conversely, a person can file bankruptcy and retain a car by continuing to make payments after bankruptcy.  An HOA can record a lien without the owner’s consent if HOA dues become delinquent.  Enforcement of an HOA lien is governed by California’s foreclosure laws.  Yes, your HOA has the power to foreclose!

Now back to bankruptcy.  In chapter 7 (full bankruptcy) an HOA lien filed before bankruptcy will remain after bankruptcy, meaning the HOA dues will need to be paid at some point.  In some chapter 13 (reorganization) cases, an HOA lien can be given special priority and paid in full while other debts are paid pennies on the dollar.  In other chapter 13 cases, the HOA lien can be removed from the title without payment in full.  If you owe delinquent homeowners dues, bankruptcy provides powerful rights to help you deal with the problem.

At the Law Office of Michael Primus we have helped thousands of clients get out of debt, stop wage garnishments, and start fresh through bankruptcy. If you live in Contra Costa, Alameda or Solano counties and have debt problems, contact us for a free in-office consultation.

References: Cal. Civ. Code 5650, 5675, 5680 & Bankruptcy Code 523(a)(16), 1328(a).

Filed Under: Bankruptcy, Blog

Can I use my tax refund to pay for bankruptcy and not get in trouble?

February 15, 2021 by primuswebadmin

Are you living paycheck to paycheck?  Planning to file bankruptcy but wondering how you’ll be able to pay for it?  A tax refund can be the opportunity to get it done.   Bankruptcy law gives you the right to have debts forgiven if you are in a financial hardship.  Between the high cost of housing and growing income inequality, financial hardship is common in the Bay Area.  Most people recognize when they are experiencing a financial hardship, but do not know the law regarding tax refunds and bankruptcy.  Caution is warranted.  There are two general prohibitions regarding use of money when planning to file for bankruptcy.  A person is not allowed to: (1) repay loans to family members and friends if they are not paying other creditors at least the monthly minimum payments when due and (2) give large (over $500) gifts with the exception of regular giving to a church or charity.  Conversely, a person is allowed to pay living expenses such as: monthly rent or mortgage(s), car payments,  utilities, and usual household expenses.  Of course, bankruptcy is not free and the law allows a person to pay for bankruptcy with a tax refund or other money.

At the Law Office of Michael Primus we have helped thousands of clients get out of debt, stop wage garnishments, and start fresh through bankruptcy.  If you live in Contra Costa, Alameda or Solano counties and have debt problems, contact us for a free consultation.

Reference: 11 U.S.C. 547 and 548

Filed Under: Bankruptcy, Blog, Student loans, Taxes

The Ugly Facts About Debt Settlement

November 11, 2020 by Michael Primus

Blackboard-truth-liesDebt settlement or bankruptcy?  These days unemployment, health problems, a failed business, or a divorce can leave honest people with insurmounable debts and limited options.   For many cash-strapped folks in Antioch, Brentwood, Concord, or Richmond, debt settlement seems like the best choice.  You’ve probably seen their ads.  Debt sett lement companies promise to settle your debts for pennies on the dollar without you filing bankruptcy.  Their commercials usually feature testimonials from people who claim the debt settlement company saved them by negotiating with their credit card companies and bill collectors. These TV and radio commercials spread the message that debt settlement is an honorable alternative to personal bankruptcy.

Unfortunately, the debt settlement industry has a notoriously poor success rate.  According to a 2010 Government Accountability Office report using data from the Federal Trade Commission and 43 state attorneys general, less than ten percent of consumers successfully complete debt settlement programs!  Nor does the debt settlement industry explain that creditors can (and frequently do) refuse to settle for pennies on the dollar.  Nothing about debt settlement stops collection letters or harassing phone calls either.  Eventually most consumers in debt settlement get sued by creditors. Yes, they can and do sue you despite the fact that you’ve enrolled with a debt settlement company.  They then get judgment(s) that include all the interest, court fees, and even attorneys’ fees.  Next step: wage garnishment, account seizure, etc.

At this point, you realize the Federal Trade Commission is right: Debt Settlement is a scam.  In fact, the Federal Trade Commission shuts down debt settlement companies as quickly as they can, but they continue to spring up all over to prey on the desperate and poor.  Don’t be tricked.

At the Law Office of Michael Primus, we have helped hundreds of clients get out of debt, stop wage garnishments, and start fresh through bankruptcy.  If you live in Contra Costa County and have been sued or are having your wages garnished due to a civil judgment, contact us for a free consultation.

Call now for a free in office consultation regarding bankruptcy.  Offices in Walnut Creek, Antioch and Hercules.

Filed Under: Blog, Featured

Served With A Lawsuit? Consider Bankruptcy!!

October 9, 2020 by Michael Primus

lawsuit documentServed with a lawsuit?  Consider bankruptcy!!! Michael Primus can help.  Getting served with a lawsuit by a credit card company, collection agency, or any other creditor will ruin anyone’s day. Often it motivates people to come see me for a free consultation about filing personal bankruptcy here in Contra Costa County. The trouble is, many people procrastinate after being served with a lawsuit before they consider bankruptcy. People often (mistakenly) think they just need to go to the court on the date shown.  In fact, when a creditor files a collections lawsuit in California, the defendant has just 30 days to file a formal written response in court.  A court date is given on a document called a Notice of Case Management Conference; however, that court date only goes forward if a formal written response is filed within 30 days (including weekends) of the date the person was served. That court date is irrelevant if no response is filed.

So what happens if you have a judgment against you?  Bankruptcy law is federal law and can wipe out most judgments.  That means it’s not too late to file bankruptcy.  You can still discharge this debt provided that you are eligible for either Chapter 7 or Chapter 13, and that the debt was not incurred through some fraudulent act or other reason that might bar it from being discharged.

Call now for a free consultation.  Offices in Walnut Creek, Antioch and Hercules.

Law Office of Michael Primus

Filed Under: Bankruptcy, Blog

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Determining if bankruptcy is right for you requires specific guidance from an attorney because each situation is different.
The information here is general in nature and is not a substitute for an in office consultation with a lawyer.