Getting Divorced: Know Your Options When It Comes to Selling the Family Home




marital propertyDividing marital property?  Know Your Options:

When getting divorced, determining what to do with the marital property can be difficult.  As you figure out the most favorable way to divide assets, be sure to look at your primaryhome and other marital property within the big picture – as part of the whole – and try to detach your emotions from the decision-making process.

When handling your divorce and marital property division, it may be in your best interest to split the equity in the home.  If so, it is important to understand the pros and cons of the various approaches to splitting equity when getting divorced.

Before fighting to keep the family home, make sure you have taken all the costs to keep and maintain the home into account.  Remember, you will need to be able to pay these costs both during the marital property division process and after getting divorced.

If you decide to sell the marital property and split the net proceeds, you will benefit from dividing the assets right away and by getting the greatest capital gains exclusions.  On the other hand, in a down economy, the home may be upside down with negative equity, which means you may have to take a loss or even bring money to the closing table.

Another option is to refinance and pay your spouse with proceeds from cashing out some of the equity in the marital property .  If you choose to do this, you can benefit from dividing the funds right now and can take advantage of low interest rates.  Unfortunately, it may be difficult to qualify for refinancing with only one income, while using both incomes further complicate matters.

You might also choose to use other assets, such as cash, investments, or retirement funds to “buy them out.”  This could be a viable option if you really want to stay in the home, but cannot qualify for refinancing.  But remember that the assets you cash in may actually hold more value than the marital property and you may not be able to liquidate the assets again if you need them.

A final option, if you cannot qualify to refinance and one spouse wants to stay in the marital property , is a promissory note, which allows time to pay.  There are some problems that come along with agreeing to a promissory note, however.  For example, if the owing spouse files for bankruptcy, the other may not collect what is owed.  Also, if there is a lien on the home of the owing spouse and they lose it in foreclosure, this marital property would no longer act as collateral for the balance owed on the note.  And finally, this option keeps one spouse acting as a debtor over the other – not usually a good situation after getting divorced.

To help you make an informed decision for your particular case, consult someone with experience in financial matters and divorce, such as a Certified Divorce Financial Analyst (CDFA).  It is important to get the best support available so you can negotiate a favorable outcome for your divorce.

Marital property division, including splitting equity, requires the specified knowledge of a trained professional



Getting Divorced: What To Do If You Need to Sell Your Home But Nobody’s Buying




mortgage options

Can’t Sell Your Home Right Now? Options to Consider in a Down Market

If you are getting divorced and your home must be sold, possibly because the mortgage payment is not manageable by one spouse or you are ready to move on and leave the memories behind, trying to sell on the downside of a market may not be easy or desirable.

If you are unable to sell your home right away, some other options include Lease Purchase, Lease Option, Subject To, and Short Sale methods of buying and selling real estate.  If you do not need all of the equity in your home at the time you are getting divorced, these options might be of interest to you.

  • A Lease Purchase is where buyers “rent to own.”  Many times buyers in this situation have cash, but credit problems do not allow them to get a mortgage at the time.  By doing a lease purchase, they usually present a nice chunk of cash for the down payment and are committing to buy your home at a later date, typically one or three years down the road, giving them time to work on repairing their credit issues.  Rental payments may or may not include extra toward the down payment.  There are no hard and fast rules here. Everything is pretty much negotiable and allows for creative options on both sides to help you sell your home.
  • A Lease Option is almost identical in its features to the Lease Purchase.  The biggest difference is that the buyer has the “option” to buy, rather than the “obligation.”
  • An option called Subject To entails a buyer essentially taking over your payments “subject to” your current mortgage terms.  This should be carefully reviewed by a legal expert if you choose this route to sell your home as there can be big traps here.
  • A Short Sale means that the bank or the mortgage company agrees to accept less than the balance that you owe on your mortgage.  This is necessary when you are upside down in your home, meaning you owe more than what the house is worth.
  • And finally, Loan Modifications have become increasingly important due to the difficult economic climate.  This option seeks to change the terms of your current mortgage (modify it) to a rate and payment that you can afford to avoid foreclosure.

If you can’t sell your home now, you can explore your options.

Each option has its pros and cons and may still leave you open to considerable financial risk.  You should work with financial and real estate professionals who are well-versed in divorce and real estate.  When getting divorced and burdened with trying to sell your home, these methods can help you, but they also contain traps, so you are highly advised not to go it alone.

sell your home

sell your home



Getting Divorced: What You MUST Know Before You Sign a Quit Claim




Getting Divorced?

Before You Sign a Quit Claim Be Aware of the Risks

Risks in a Quit ClaimIf you are getting divorced, you should be aware of some potential complications when it comes to your home’s mortgage.  Divorce settlements may spell out who gets to stay in the home and who is obligated to pay the mortgage, but this does necessarily settle the score. So beware.  By educating yourself about potential pitfalls sometimes faced when getting divorced, you may avoid financial ruin down the road.

If your name is still on a mortgage, divorce does not relieve you of the obligation if your ex defaults, no matter what divorce decree states.

Divorce courts do not have the power to relieve your liability to lenders or mortgage companies. Often, the “out spouse” is advised to quit claim the deed on the house to the “in spouse” as part of a settlement agreement.  Doing so only removes your name from the title, not the mortgage.  Divorce court documents may give you a false sense of security, but unless the property has been refinanced into the name of the “in spouse” only, this situation can be very dangerous indeed.

Signing a quit claim serves to give up ownership rights, but not liability on the mortgage.

This can lead to big problems, because essentially you still owe on a home that you now no longer own. This issue is crucial for both parties to understand in divorce. Consequences may be severe.  You risk significant drops in your credit score if the “in spouse” gets behind on the payments or foreclosed on the mortgage – up to several hundred point drops.  And in the best case scenario, where your ex manages to keep up with the payments, your ability to purchase a new home can still be hampered because this mortgage still shows as a liability to you.  This means you might not qualify for a new home or you may have to settle for less of a home than you desire.

When getting divorced make sure you divorce your joint debts when you divorce your spouse!

Ideally it’s best to divorce all joint debts before or at the time of final settlement.  If that isn’t possible because maybe you can’t qualify to refinance at the present time, at least be sure  your  attorney includes an indemnity clause that allows you to have recourse against your spouse if he/she doesn’t live up to their obligations under the terms of your settlement agreement.    When getting divorced you should understand that the mortgage can leave you financially vulnerable over time.

Getting divorced can have a lasting impact on your financial well-being, so always be sure to get advice and support from a knowledgeable financial professional BEFORE you sign on the dotted line.

getting divorcedgetting divorced



My Case Study Published in a New Book!




I’m very excited to have my case study on Credit Matters published in the new book, “Living Life After Divorce and Widowhood – Financial Planning, Skills, and Strategies for When the Unthinkable Happens,” by Maurcia DeLean Houck. I’m one of only 6 selected in the whole country to be featured in the book!  I hope you’ll check it out!!

 



Government Assistance for Homeowners is a Farce!




I wrote this email today to a reporter at the NY Times regarding his story that came out today and my experiences with my clients in regards to the govt. assistance programs mentioned in it.  http://www.nytimes.com/2010/02/15/business/15housing.html?th&emc=th  My email to him below.

_______________________________________________________________________

Mr. Streitfeld,

I am writing regarding your article today, U.S. Housing Aid Winds Down, and Cities Worry.  I saw that you made reference to the home owner assistance programs through the government.  I wanted to share with you my experience in dealing with these agencies and lenders.

I am a CDFA (Certified Divorce Financial Analyst) and I have been trying to help several clients navigate the murky waters of divorce in a down real estate market.  

When the government announced the home owner assistance programs I was very excited to be able to offer a ray of hope for those buried under the debt of fallen housing values.  What I have found instead is a front and a farce with these programs.

Because the lenders can choose whether or not to participate these measures have no teeth.  I have yet to find one lender who is willing to participate and in my conversations with other professionals that deal with the same matters we are all finding the same thing – little to no participation from the lenders or servicers of the loans.

In essence, it appears that the homeowners have been offered hope, but really there is nothing behind the curtain when it is pulled back. The HUD counselors have no authority to make anything happen either.

I have called my Senators offices, Johnny Isakson and Saxby Chambliss (Ga.) and emailed the White House several times about this to no avail.  Not one of them has returned my phone calls or emails.

No one in the media is talking about this as I don’t believe many are aware.  I am trying to get the conversation going because I truly believe that the institutions that were bailed out when they needed help are now stalling in the hopes that the programs will simply run out of time before anyone realizes what is going on.

Please do a follow-up story on this as families are losing their homes while the stalling game is played.

Thank you for your time and attention.

Lisa C. Decker, CDFA
www.DivorceMoneyMatters.com

________________________________________________________________________

I would love to hear your experiences with any of the government sponsored home owner assistance programs – HAMP,  HARP, H4H and their newest HAFA.  Please leave some comments below.  And be sure to contact your Congressmen, Senators and the White House to keep the pressure on to help the taxpayers who bailed out the big banks when they needed it!



Consumer Financial Stress Test – How do you score?




 

NFCC CREATES CONSUMER FINANCIAL STRESS TEST

National Financial Literacy Survey Serves as Benchmark for Financial Stability

 

 

This is reprinted from the National Foundation for Credit Counseling website. 

Take the test and see how you rank.

 

May 7, 2009  Silver Spring, MD – As Americans await news of the stress test evaluation of banks, many may wonder if they’d pass a similar test if applied to their personal finances. It’s a valid question, and one that should not be ignored.

 

To help consumers measure their own financial stability, the National Foundation for Credit Counseling (NFCC) created the following Consumer Financial Stress Test based on the findings of the NFCC’s 2009 Consumer Financial Literacy Survey.

 

See how your finances measure up relative to the rest of Americans.

 

Q: On a scale of A to F, what grade would you give yourself in terms of your knowledge about personal finance?

Results: It appears that many of us would not be moving to the front of the class, as 41 percent of U.S. adults, or more than 92 million people, gave themselves a grade of C, D or F on their knowledge of personal finance.

 

Q: Which best describes how you manage your money?

Results: Less than half, 42 percent, keep close track of their spending, with 7 percent, or nearly 16 million, admitting they don’t know how much they spend on food, housing, and entertainment, and do not monitor their overall spending.

 

Q: What best describes your financial situation?

Results: 26 percent, or more than 58 million adults, admit to not paying all of their bills on time, with 13 million admitting to having debts in collection, or are seriously considering filing for bankruptcy, or have done so in the last three years.

 

Q: In which ways did the terms of your mortgage turn out to be different than what you initially expected?

Results: 42 percent, or more than 94 million people currently have a mortgage. Of those, 28 percent say that the terms of their mortgage somehow turned out to be different, including either the payment amount or terms of the loan, the interest rate or its duration, or they had no knowledge of the required Private Mortgage Insurance.

 

Q: What percentage of your household income do you save toward retirement?

Results: More than 74 million people do not put any part of their annual household income toward retirement. This number is up from 28 percent in 2008 to 33 percent in 2009.

 

Q: Compared to one year ago, how has the current economic climate affected your spending, and if you are spending less now, if your financial situation were to improve, would you be likely to spend more?

Results: Although 57 percent of adults report spending less than they were a year ago, 45 percent of those now spending less admit that if their financial situation were to improve, they would resume their previous spending habits.

 

Q: Have you ordered a copy of your credit report, and do you know your credit score?

Results: In spite of it being free, nearly two-thirds, or 144 million people, have not ordered a copy of their credit report in the past year. Additionally, more than one-third admit that the do not know their credit score.

 

"Would your finances be viewed as solvent, or would you be told to raise more capital?" asks Gail Cunningham, spokesperson for the NFCC. "The survey reveals startling deficiencies related to financial stability. That’s the bad news. The good news is that tools are available for consumers to take control of their financial future, but it is up to the consumer to reach out for that help."

 

The 2009 Financial Literacy survey was conducted by telephone within the United States by Harris Interactive on behalf of the NFCC between March 13 and March 16, 2009 among 1,000 adults ages 18+. Results were weighted for age, sex, geographic region, and race where necessary to align them with their actual proportions in the population.

 

If you need help raising your grade on the Consumer Financial Stress Test, reach out to an NFCC Member Agency. To reach the agency closest to you, dial (800) 388-2227, or go online to www.DebtAdvice.org. For help in Spanish, call (800) 682-9832.

 

The National Foundation for Credit Counseling (NFCC), founded in 1951, is the nation’s largest and longest serving national nonprofit credit counseling organization. The NFCC’s mission is to promote the national agenda for financially responsible behavior and build capacity for its members to deliver the highest quality financial education and counseling services. NFCC Members annually help more than three million consumers through close to 850 community-based offices nationwide. For free and affordable confidential advice through a reputable NFCC Member, call (800) 388-2227, (en Español (800) 682-9832) or visit www.nfcc.org.

 



New divorce video has lots of useful information!




I am very excited about the addition of video to my repetoire of ways to reach out and connect with others.

Recently I was interviewed by Bruce Towers of Freedom Builders about my divorce practice and how I help my clients.  If you want to know more about different divorce options, more peaceful ways of divorcing, what you need to know about divvying up assets and debts, then check this out.  I hope you find this information interesting and helpful!

http://tinyurl.com/Lisa-C-Decker-CDFA

I welcome your comments.

~ Lisa ~



Credit Money Matters in Divorce




Many thanks to William Mikula, a/k/a Dr. Credit, for the guest blog post today.  Credit money matters in Divorce….http://thecreditline.blogspot.com/

He writes a great blog with a lot of helpful information on credit matters.  I hope you’ll check it out!

 

 



Divorce Dollars and $ense Webinar




Attention – Those considering or in the process of Divorce 

Are You confused and overwhelmed in your

divorce and don’t know where to begin?
 

Am I really getting my fair share?

Will I be able to afford to stay in the house?

What am I entitled to in retirement?

 What steps can I take now to avoid being saddled with my ex’s debt? 

How can I protect the payments I am entitled to if something should happen to my ex-spouse? 
 

If you answered yes to any or all of these questions then you don’t want to miss this teleclass:
 

Divorce Dollars and $ense 

Wednesday, March 11, 2009 

8:00 pm EST

We are offering this free teleclass so that you can be educated and armed with useful tips, tactics and tools to help you manage and survive your divorce! 


During this call we’ll be discussing:

·      What you MUST know about how to get your best settlement.

·      What kind of divorce options are available and who should be on your divorce team.

·      How a financial advisor can make a HUGE difference in your settlement – now and in the future.

·      What you MUST know about credit issues and bankruptcy to avoid getting burned.

·      Understanding spousal and child support issues.

·      Ways to protect your income stream or settlement agreements.

·      What you NEED to know about divvying up the marital pot.

·      What you MUST know about retirement – special issues around pensions, IRA’s, 401K’s and Social Security.

·      Why all assets are NOT created equal and how to get YOUR fair share.

·      And much, much, more….


I hope you’ll join us on this FREE call to learn more about how you can take control of your financial destiny and make your dollars go further with:
Divorce Dollars and $ense

Sign Up here – Divorce Dollars and $ense

 



Bankruptcy and Divorce Issues




Here’s a great article with information on bankruptcy and it’s effects on divorce. For more information on bankruptcy and divorce issues, don’t miss my next teleseminar this month, “Bankruptcy Basics and How to Avoid Being Burned in Divorce" with Christine Stadler, divorce and bankruptcy attorney.  February 25, 2009 7:00 pm.  Details for sign-up to be posted soon.

 

Bankruptcy During Divorce (posted at Lawyers.com)

by Sherrie Bennett

If you think you’re headed for divorce and have a lot of debt between the two of you, it might make sense to file for bankruptcy before starting a legal divorce proceeding. Filing bankruptcy first can simplify the divorce by clearing out some of your debt. This can make it easier to negotiate how the remaining debts should be divided, and protect you from your soon-to-be-ex’s bankruptcy filing down the road. Also, you and your spouse might want to consider filing a joint bankruptcy before the divorce. Not only will this make the final division of any remaining debts even easier, but filing a joint bankruptcy is cheaper than filing two separate ones. In either event, bankruptcies and divorces have serious impacts on each other, especially with respect to your property and personal finances.

Effect of Bankruptcy on Divorce

When one or both spouses file bankruptcy, all the community property, that is, property that was bought or acquired during the course of the marriage, becomes a part of the bankruptcy estate and is available to pay debts. The bankruptcy estate is simply all of your property that you own at the time the bankruptcy is filed.

When you or your spouse file a bankruptcy, an automatic stay immediately prevents creditors from collecting on most debts. But the automatic stay doesn’t prevent you from asking a divorce court to order your spouse to pay child support or alimony. Once a bankruptcy court decides property is "exempt," that is, it is not part of the bankruptcy estate and so it is not available to be sold to pay debts, a divorce court can then divide that property.  Property exemptions are defined not only by federal law (the "Bankruptcy Code"), but also by the laws of the state in which the bankruptcy is filed.

Some examples of federal exemptions include:

    * A specified dollar amount for real property that is for his or her residence, and

     * A specified dollar amount for one motor vehicle, such as your primary car.

Property Settlements and Bankruptcy

Negotiating a property settlement in the midst of bankruptcy is complicated. Debts related to a property settlement are presumed to be "nondischargeable" in bankruptcy, meaning that the person who files bankruptcy can’t have those debts wiped out and must still be responsible for them.

But the bankruptcy court will wipe out those debts if the person filing for bankruptcy can show:

    * That he or she can’t pay the debt and still take care of him or herself and any dependents, or

     * That wiping out the debt would result in a benefit to the person filing the bankruptcy that outweighs any harm done to his or her former spouse or child by nonpayment.

So if you think your spouse is contemplating bankruptcy after your divorce is final, you’ll want to word your property settlement in such a way that your soon-to-be-ex’s obligation looks and acts as much as possible like a support obligation instead of a property settlement. That is so simply because support obligations are more difficult to have discharged.

How do bankruptcy courts decide what’s support and what’s property settlement? It varies greatly by state, but courts have based their decisions on such questions as:

    * Does the obligation terminate or reduce with the occurrence of certain events, like remarriage or a child turning 18?

    * Is the obligation in installments or a lump sum?

     * Are there minor children? * What is the relative health and education of the parties?

    * Was there a need for support at the time of the divorce?

If your bankruptcy hasn’t been filed yet, these distinctions and problems probably won’t effect you. For many bankruptcies filed on or after October 17, 2005, any obligation between former spouses can’t be dischargedin bankruptcy. So, a spouse with an alimony and/or child support obligation can’t have that obligation discharged in bankruptcy if the bankruptcy petition was filed on or after October 17, 2005.

Property Liens

One way to protect yourself in a divorce negotiation if you think your spouse may be contemplating bankruptcy in the future is to take a security lien as a backup to debts your spouse is to pay you after the divorce. The lien should be on property your spouse is to be awarded in the divorce, preferably property that means a lot to your spouse. That way, if your spouse later asks the bankruptcy court to discharge the debt he or she is supposed to pay, you can seize the property to pay the debt.

Indemnity Clauses

Another precaution in the face of a soon-to-be-ex-spouse talking about bankruptcy is to have a "hold harmless" or "indemnity" clause written into the divorce decree, requiring your spouse to pay certain debts or repay you if a creditor makes you pay the debt. If your ex-spouse later files bankruptcy, you can go to bankruptcy court and ask the judge to enforce the indemnity agreement. While an indemnity agreement won’t guarantee you’ll get paid, it’s one more factor for the bankruptcy judge to consider.

As you can see, the issues of going through divorce and bankruptcy at the same time are confusing at best, and highly damaging at worst. If you find yourself in this position, it makes sense to find a bankruptcy lawyer who can help you with all the issues.



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