Today is Tuesday 25th of July 2017

FOR SELLERS

Mortgage Forgiveness Debt Relief Act

 

In a speech given recently to a housing industry group, Michael Stegman, assistant Treasury Secretary for Housing Finance Policy, made a plea for renewal of the Mortgage Forgiveness Debt Relief Act, which expired at the end of 2013.  The act, first passed in 2007 and extended in 2009 and 2011, is what is commonly called a “tax extender.”

Under the legislation, a homeowner for whom some portion of his mortgage balance is forgiven through a loan modification or following a short sale, a deed-in-lieu, or a completed foreclosure does not have to treat that forgiven debt as income for purposes of federal taxes.

Stegman said, “Failing to extend this provision could force struggling families to settle for a less effective mortgage modification, or choose foreclosure over better alternatives for families and their community. Congress should do the right thing and extend this targeted tax forgiveness now.”

With the law no longer in effect, here is a rough example of what could happen.  A homeowner who has lost his job is no longer able to maintain payments on his mortgage on a home he purchased in 2004 for $200,000.  His original mortgage has been paid down to $150,000 but $8,000 in unpaid interest, late fees, penalties, and legal fees has accrued. The house, in an extremely distressed part of California, is now valued at $130,000.   The homeowner is able to find a buyer for the home at the current market value and the proceeds after real estate commissions, back taxes, and other costs results in a payment to the bank of $122,000.   At the conclusion of the short sale transaction, the lender writes off the remaining balance of $36,000 and gives the seller a 1099 showing that amount as unearned income for the year.  On April 15 of the following year the IRS will expect the homeowner, even if he had no other income for the year, to pony up over $1,000 in taxes on that forgiven debt.

Two bills authorizing extension of the law were introduced last summer.  HR 2788, sponsored by Joe Heck (R-NV) is currently sitting in the House Ways and Means Committee and S1187 sponsored by Debbie Stabenow has been referred to the Senate Finance Committee.  In his appeal for passage of the extensions, Stegman notes, “Congress often passes tax extenders late in the year and makes them retroactive to the beginning of the tax year. While this is generally well understood and incorporated into firms’ decision-making, it does not work for families in danger of losing their homes today.”

Critics of the bill note that the debt forgiveness costs the government a lot of tax money and that the worst of the crisis has passed so homeowners no longer need relief.  Supporters claim that the crisis is far from over.  While the level of distress has certainly abated from its peak, RealtyTrac says that 1.2 homes are still in the process of foreclosure.  Many of those homeowners who will find the ultimate resolution of their situation will result in a mortgage deficiency balance.  Perhaps more of a reason for extending the law is the estimated 6.4 million homeowners nationwide (13 percent of all mortgaged homes) who CoreLogic says remain underwater on their mortgages and another 1.5 million who have less than 5 percent equity in their homes.  Any one of these people could have an event triggering a default on their mortgage or forcing them to sell their home at a loss and thus face a tax liability.

Beyond the economic hardship, Stegman alludes to another potential result of failing to extend the law.  If a tax liability looms at the end of the road, a homeowner may lose enthusiasm for working through the process of a loan modification.  There is even less reason for giving a deed-in-lieu or completing a short sale because at the end of those sometimes difficult negotiations the homeowner might have a tax bill but no longer has his home.  Either of these outcomes could result in a higher rate of default as homeowners decide they have little to lose by simply walking away.

Edward J. DeMarco, an opponent of allowing Fannie Mae and Freddie Mac to use principal reduction as a loan modification tool, was recently replaced as head of the Federal Housing Finance Agency by Mel Watt who favors it.   In addition, some recent legal actions such as JP Morgan’s $13 billion settlement with the Justice Department contain provisions requiring principal reductions.  Therefore, while it is possible we will see an increase in the use of principal reduction, it is conceivable that any impact on default and foreclosure rates it may have will be muted by the potential of homeowners being taxed on the result.

In a video prepared for his constituents (Nevada has an estimated 32.5 percent negative equity rate) calls forgiven debt “shadow income” and says of his reason for sponsoring the extension, “This isn’t income.  The homeowner never sees a dime of that money.  The government should not tax income never actually received.”

–This article excerpted from Mortgage News Daily 1/24/2014.

 

What Escrow Does

A buyer, seller and lender have certain biased interests in any real estate transaction. Escrow is a nonbiased entity that protects all parties. This is why escrow was developed. As a buyer, seller, or lender, you want to be certain all conditions of sale have been met before property and money change hands. Escrow is defined as a procedure in which a third party acts as a stakeholder for both the buyer and the seller, carrying out both parties’ instructions and assuming responsibility for handling all the paperwork and distribution of funds.

The job of the escrow holder is to impartially carry out written instructions given by the principals. This includes receiving funds and documents necessary to comply with those instructions, completing or obtaining required forms, and handling final delivery of all items to the proper parties upon the successful completion of the escrow.

The escrow needs all necessary information to close the transaction. This includes terms of sale, any seller-assisted financing, requests for payment for various services pertinent to escrow, tax statements, fire and other insurance policies, title insurance policies and loan documents, among other miscellaneous items. It is the buyer’s responsibility to make the necessary arrangements for new financing. Finalized documentation of the new loan agreement must be presented into the escrow before the property transfer can take place. Your Realtor can help you identify appropriate lending institutions.

When all instructions in the escrow have been carried out, the closing can take place. This is when all outstanding funds are collected and all fees are paid; such as title insurance premiums, pest inspection/treatment charges, real estate commissions, etc. Under the terms of the escrow instructions, title to the property is then transferred and appropriate title insurance is issued.

Escrow does:

  • Serve as the liaison to all parties in the transaction
  • Act as a neutral “stake-holder”
  • Prepare escrow instructions; requests a preliminary title search or title commitment to determine the present condition of title to the property
  • Comply with the lender’s requirements as specified in the escrow agreement
  • Receive purchase funds from the buyer
  • Prepare or secure the deed or other documents related to escrow; prorates taxes, interest, insurance and rents according to instructions
  • Secure releases of all contingencies or other conditions required
  • Records deeds and any other documents as instructed
  • Close escrow when all instructions from buyer and seller have been carried out
  • Disburse authorized funds
  • Prepare final statement

Escrow does not:

  • Offer legal advice
  • Negotiate any transaction
  • Offer investment advice

Life Of An Escrow