______

Name of client and/or Diversion docket number

What To Do When No Further Conciliation Conferences Are Granted

-Please call the SaveYourHomePhilly Hotline 215-334-HOME (4663) for free legal consultation-

The Court has decided not to schedule you for another conference; therefore, the mortgage company will ultimately get a judgment against your property.

Here is what will happen next:

1.  The court order you received today states that a “Default Judgment” may be taken by a certain date (perhaps in 30 or 60 days now). Once there is a judgment entered in the Court docket, your house will be scheduled for a Sheriff’s Sale as soon as 3 months thereafter.

2.  If you wish to save your home, you can continue to try to negotiate a resolution to the foreclosure even if a judgment is entered. Please follow the instructions given to you by the legal services representative in Court. The instructions may include:

continue working with your housing counselor and follow the Action Plan; or,

contact an attorney from the list your housing counselor will provide you to work on the following legal matter:

___ Answer the complaint; ___ File Bankruptcy ; ___ Other legal action:

______; or

Other option(s): ______

3.  You must start saving as much money as you can.

4.  If your efforts to obtain a workout have failed and the date of the Sheriff’s Sale is near, you can petition to have the Sheriff’s Sale postponed. Your housing counselor can assist you with preparing this petition. Sheriff’s Sales are scheduled to take place the second Tuesday of each month. Your petition should be filed early the week before, but no later than the Friday before the Tuesday sale. Your housing counselor even may accompany you to the court hearing. If you need further assistance to postpone the sheriff sale after talking to your counselor, call the Hotline.

5.  In some cases, and long before a default judgment is entered, you may also receive a Notice from the Court scheduling you for a pre-trial conference some time in the next 3 to 4 months. Your housing counselor may still continue to assist you with negotiating with your mortgage company during this period. Usually, the pre-trial conferences are a way for the Courts to speed up the foreclosure process. You may wish to attend the pre-trial conference but your counselor will not attend it with you. If you or your counselor are able to negotiate a resolution to the foreclosure (by way of loan modification, repayment plan, lump sum payment), you should explain this to the judge at the pre-trial conference.

Rev May 8, 2014