Our goal is to keep you in your home, foreclosure will only be considered after all other options have been exhausted.

We want you to have the facts about your options. There are several payment alternatives available that you may qualify for that may help you stay in your home.

Foreclosure is the legal process by which a lender takes possession of the mortgaged property when the borrower fails to make monthly payments in a timely way or otherwise violates the loan agreement. We never want to foreclose on a customer’s home. Only when all other options are exhausted will we initiate the foreclosure process. Foreclosure will affect your credit score and possibly your ability to obtain financing in the future.

Forbearance
The action of the lender to refrain from exercising a legal right, especially enforcing the payment of a debt. An example would be a temporary reduction or suspension of payments on a loan, followed by an arrangement to cure the delinquency.

Repayment Plan
This is a type of Forbearance in which an arrangement is reached to repay past due amounts over a period of time in conjunction with regular monthly mortgage payments.

Modification
One or more of your existing loan terms may be changed in order to help. This could include: a change in mortgage loan type (such as from an adjustable to a fixed), an extension of the mortgage terms, a step rate, capitalization of delinquent amounts, and/or reduction of your interest rate.

Partial Claims
For FHA Loans only, your lender may be able to work with you to obtain a one-time payment from the FHA Insurance Fund to bring your mortgage current.

Scam artists have stolen millions of dollars from distressed homeowners by promising immediate relief from foreclosure or demanding cash for counseling services when HUD-approved counseling agencies provide the same services for FREE.

If you receive an offer, information or advice that sounds too good to be true, it probably is. Remember, help can be found FREE.

How to Spot a Scam – beware of a company or person who:

  • Asks for a fee in advance to work with your lender to modify, refinance or reinstate your mortgage.
  • Guarantees they can stop a foreclosure or have your loan modified.
  • Advises you to stop paying your mortgage company and pay them instead.
  • Pressures you to sign over the deed to your home or sign any paperwork that you haven’t had a chance to read, and you don’t fully understand.
  • Claims to offer “government-approved” or “official government” loan modifications.
  • Asks you to release personal financial information online or over the phone.


How to Report a Scam – do one of the following:

  • Go to  and fill out the Loan Modifications Scam Prevention Network’s (LMSPN) complaint form online and get more information on how to fight back.
    • ​Note: you can also fill out this form and send to the fax number/email/address (your choice) on the back of the form.
  • Call (888) 995-HOPE (4673) and tell the counselor you believe you’ve been the victim of a scam or you know someone who has.

Pre-foreclosure or Short Sale
Occurs when a property is listed for sale and proceeds of the sale are accepted in exchange for a release of the lien, even if those proceeds are less than the amount owed.

Deed-In-Lieu of Foreclosure
This option voluntarily transfers the title and possession of the property to the Lender in order to satisfy the mortgage loan debt and avoid foreclosure.

Am I eligible?
Every situation is unique, and will be reviewed carefully to determine if foreclosure is the only possible remedy. Use this list as a general guideline of the information we look at to determine if you qualify for a payment alternative.

  • You must demonstrate an involuntary inability to pay
  • Account in question must be a mortgage or home equity line of credit (no overdraft lines of credit)
  • Home must not be vacant or condemned
  • Property must be a 1 – 4 family dwelling

Credit scores are a concern for most of us.  can help you understand what makes up a credit score, what affects it and what you can do to maintain good credit.
Be advised that as a lender/servicer, we are required to report the current status of your loan. Any missed payments or loss mitigation option will affect your credit.


The U.S. Department of Housing and Urban Development (HUD) has provided an extensive list of HUD-approved credit counseling agencies who can help evaluate your situation and address your needs. They can help you develop a budget, provide recommendations for freeing up cash, and provide housing counseling assistance.


Visit the official HUD.gov page containing tips for avoiding foreclosure as well as summaries of various government programs designed to help lower your monthly mortgage payment, modify or refinance your loan, transition to more affordable housing and more.


KnowYourOptions.com is an official Fannie Mae website filled with helpful information about every phase of home ownership, including detailed advice and resources for avoiding foreclosure, deciding whether to stay in your home or leave it, understanding reverse mortgages, and helpful advice for those who are already in foreclosure.


This site provides step-by-step information on how to become financially literate in order to make informed financial decisions. Learn about credit reports and scores, see the true cost of owning a home, compare the costs of renting vs owning, and get in-depth, easy-to-read home loan product information.

County Resources
Visit your county’s official web page to learn about the financial programs and related resources they may have to offer.


An official program from the Department of the Treasury and HUD, this site is filled with helpful information and valuable programs that can help you avoid foreclosure, lower your monthly mortgage payments, modify a second mortgage or apply for mortgage assistance if you are unemployed.


This site provides information on taxes, grants, housing finance reform, the Recovery Act, the Making Home Affordable program and much more. You’ll also find links to other helpful government bureaus.


Visit the official site of United Way’s 2-1-1 / First Call For Help initiative. This free community service provides confidential information and referrals for help with food, housing, employment, health care, counseling and more. Click to visit the site, or simply call 2-1-1 to get started.

Foreclosure Prevention

View Resource Foreclosure Prevention

Getting ready to buy a home is an exciting time. But with so many important decisions to consider, it can also be a little challenging.

Being prepared can help you stay on track, making your home purchase a more efficient, rewarding experience.For a more detailed home-buying guide, try this helpful step-by-step Home Loan Toolkit created by the Consumer Finance Protection Bureau CFPB and our Ultimate Homebuying Guide. They’re packed with helpful tips and information about the entire home-buying process.

  • Property address of your current home and desired new property
  • Estimated value of your current home and the new property
  • Social Security Number for all borrowers on the loan
  • Income estimates for all borrowers on the loan
  • Loan amount- either the current balance on the loan for a refinance or the loan amount for a purchase.
  • Copy of your photo ID (driver’s license, state ID, passport etc.)
  • Pay stubs for at least the last 30 days. If self-employed, tax returns from the past two years
  • Last two years’ filed tax returns (and all schedules) for all borrowers
  • W2s from the past two years for all borrowers
  • Bank statements for the past two months, all accounts and all pages for all borrowers
  • Any retirement and investment account statements for the past two months
  • If divorced, copy of divorce decree, child support order, alimony
  • A copy of your current mortgage statement
  • Home owners insurance policy information
  • Home equity account information (if applicable)
  • Landlord information and address, for most recent two years (if applicable)

1. Failure to properly disclose all monthly financial obligations
Inform your Mortgage Loan Originator at the time of application of all monthly obligations including mortgage payments, loans, alimony/child support and revolving credit accounts. Additional documentation may be required, which could delay financing.

2. Changes in employment
Changes in employment may affect the underwriting process, especially if there is a job loss, lower salary/wage, or position change. Inform your Mortgage Loan Originator immediately if there is a change or you are considering a change in employment.

3. Change in banks/investments or moving funds to another financial institution
Changing banks or investment institutions, or moving funds between accounts prior to loan closing may result in delays, as deposit re-verification may be required during the underwriting process.

4. Paying off bills/loans prior to loan closing
Paying off existing bills/loans may affect the underwriting of the loan as important debt-to-income ratios may change, requiring re-verification of existing credit reports or loan balances

5. Making a large purchase
A large purchase that involves withdrawing funds from a bank/investment account or the extension of additional credit after a loan application is made may negatively impact loan underwriting or cause delays in processing.

Home Buying Basics

View Resource Home Buying Basics

Do you know what it means to be a mutual bank? It is at the heart of everything we do!

What’s a Mutual Bank?

View Resource What’s a Mutual Bank?

So, you’re ready to buy a home, but don’t know how much you can afford? Discover the simple steps you can take to determine the right amount!

How Much Home Can I Afford?

View Resource How Much Home Can I Afford?

Making an extra mortgage payment reduces the interest you pay over the life of your loan, but does it make sense for you? We lay out the pros and cons.

Is It Worth Making An Extra Mortgage Payment Each Year?

View Resource Is It Worth Making An Extra Mortgage Payment Each Year?

A HELOC, or Home Equity Line of Credit, is one way homeowners can borrow money. Let’s dig into the pros and cons.

Is a HELOC Right For Me?

View Resource Is a HELOC Right For Me?

When interest rates drop, how do you know if you should refinance your mortgage? These tips will help you decide if a refi is right for you.

Is a Refi Worth It?

View Resource Is a Refi Worth It?
Credit cards provide you with financial freedom. However, if you do not use them correctly, these cards can also leave you with mounds of debt and a bad credit score. The problem? If you charge items on your credit card and then don’t pay them off when your next statement arrives, you’ll be charged interest. That interest can add up more quickly than you think. Interest Say you purchase an item — anything from a TV to an audio system to a home computer — that costs $1,000. Even if you have an attractive rate of 10 percent on your card, you might still pay more than $100 in interest charges depending upon how quickly you pay off your purchase. For example, if you pay only the minimum monthly balance on your credit card of $40, it will take you 29 months at an interest rate of 10 percent to pay back your $1,000 purchase. While paying this back, you’ll be charged $126 in interest. This means that your $1,000 purchase actually cost you $1,126. It gets worse with higher rate credit cards. Consider if you made the same purchase with a card with an interest rate of 25 percent and you made just the $40 minimum monthly payment. It would take you 36 months to pay back your purchase. Over that time, you’d be charged $427 in interest, making the total cost of your purchase $1,427. Minimum payment This is why it is always important to pay more than the minimum monthly payment. The University of Minnesota says that most credit card companies charge a minimum monthly payment of 4 percent to 6 percent of the card’s total debt. This means that, depending on the size of your debt if you make only the minimum payment each month, you might not pay off your credit card debt in your lifetime.

Understanding Credit Costs

View Resource Understanding Credit Costs
You’ve made bad financial decisions in your past, and now you have the debt to show for it. You’ve maxed out your credit cards and can no longer afford your minimum monthly payments. Alternatively, maybe you’ve financed a car that you could not afford, and you’ve fallen behind on your car loan payments. Large amounts of debt can easily overwhelm you. Fortunately, you do have some options. You might be able to work with your creditors to reduce the amount of money you owe. Alternatively, you might be able to persuade your creditors to give you more time to pay back the money you’ve borrowed. Before negotiating Before starting negotiations with your creditors, take a honest look at your financial situation and your debts. You need to know before you begin talking with your creditors exactly how much money you can afford to pay each month to reduce your debt. To do this, create a household budget. Determine how much money comes into your household each month. Then total the amount of money you need to spend on expenses each month. This can include mortgage payments, utility bills, groceries, car payments, insurance and other items that you must pay each month. Once you compare your monthly debt obligations to your monthly income, you’ll see how much you have left over. You can then decide how much of this money you can dedicate to paying back your creditors. Don’t enter into negotiations with creditors until you know this number. What to negotiate Once you are ready to talk with your creditors, you can ask for several concessions to help you repay your debt. For instance, you might be able to negotiate a lower interest rate with your credit card company; something that will reduce the amount of money you must pay them each month. You might be able to negotiate new terms with the lender who provided you with your car loan, maybe persuading this lender to extend your payback period, lowering your monthly payments in the process. Maybe a creditor would be willing to allow you to skip two payments without penalty to help you catch up on what you owe. You might even be able to negotiate bigger-impact solutions. Many lenders might agree to a settlement that would allow you to pay 50 percent of what you owe them. Others might decide to set up a repayment plan that allows you to pay what you owe over a timeframe that works for you and without any added interest or fees. Don’t, though, expect to get off without having to pay anything back. Your creditors remember, don’t have to negotiate with you at all. Don’t ask for everything; if you do the odds are higher that you will not get anything. Tips There are certain tips you should remember while negotiating with creditors. The first is that federal law protects you from harassment from your creditors and collection agencies. Your creditors are not allowed to call you several times a day or at odd hours. They also are not permitted to threaten you. You also can’t be jailed for failing to pay back your debt. The United States does not have debtors’ prisons. Don’t be impatient. Negotiating with creditors is a complicated process. These negotiations can last for weeks and include several rounds of offers and counter-offers. Finally, always remember what you can afford to pay back each month. Never agree to a settlement that requires you to pay more each month than you can afford. This will just get you in more financial trouble.

Working with Creditors

View Resource Working with Creditors
Before applying for a mortgage, car or personal loan, you need to know if you earn enough income every month to pay back your new debt. Fortunately, there is an easy way to do this: You just need to calculate your debt-to-income ratio. Debt-to-Income Ratio Lenders will calculate this ratio every time you apply for a loan. They do this for a simple reason: They want to make sure that you will not be so overwhelmed with debt that you will not be able to repay their loans. You should determine your debt-to-income ratio yourself to make sure that you will not be placing too much of a financial strain on yourself when you take on new monthly debt. You do not want to take on a new mortgage or car loan only to discover two months later that you do not make enough income each month to afford the payments. The guidelines Lenders typically rely on two debt-to-income ratios, depending on what type of loan you are seeking. Your front-end debt-to-income ratio looks at how much of your monthly income that your total housing payment — including principal, interest and taxes — consumes. In general, lenders want your monthly housing payment to take up no more than 28 percent of your gross monthly income, your income before taxes are taken out. Your back-end debt-to-income ratio looks at how much of your gross monthly income that all of your debts — everything from your mortgage payment and car loan to student loans and minimum monthly credit card payments — take up. Lenders want your total monthly obligations to equal no more than 36 percent of your gross monthly income. Your personal debt-to-income ratio Calculating how much you should be spending on monthly debt payments is pretty straightforward. First, determine your gross monthly income. If you make $36,000 a year, your monthly income is $3,000. Next, multiply that figure by 36 percent. This will give you $1,098. This means that you should be spending no more than $1,098 each month on debt payments. What if you are spending more than this? You’ll want to calculate your back-end debt-to-income ratio to determine how much you are paying on debt each month. First, calculate your total monthly payments. You can do this by digging up your recent credit card bills, mortgage loan statement, car loan statements, student-loan bills and any other loan payments you make each month. Don’t include household expenses such as the money you spend on groceries or utilities. Once you’ve determined this figure, divide it by your monthly gross income. This will give you debt-to-income ratio. For instance, if you are spending $1,000 on debt each month and your gross monthly income is $2,500, you have a back-end debt-to-income ratio of 40 percent, which is too high. You have two options when it comes to reducing your debt-to-income ratio. You can either boost your gross monthly income or reduce your monthly expenses. Whatever approach you take, know that lenders of all kinds will pay close attention to your debt load. Make sure, then, that you do the same.

Understanding Your Debt Load

View Resource Understanding Your Debt Load