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Chapter 13 with a 2nd Mortgage, Property Taxes, or Income Tax Lien

December 4th, 2017 at 8:00 am

Chapter 13 can work much better than Chapter 7 if you have a second mortgage, get behind on property taxes, or have a tax lien on your home.

The last two blog posts were about situations in which a homeowner is current on the mortgage but has other debts on the home.  We showed how Chapter 7 “straight bankruptcy” can work well enough in the 6 debt situations we covered.

But Chapter 7 is often not the best option when you have a lien on your home. Chapter 13 comes with better tools for dealing with such debts against your home. Even if you’re current on the mortgage itself, these tools may make Chapter 13 highly worthwhile for you.

We’ll show how Chapter 13 helps in the same 6 debt situations covered in the last two blog posts about Chapter 7. We’ll cover the first 3 today and the other 3 in a couple days.

Here are the first 3 debt situations:

  1. Second or third mortgage
  2. Property tax
  3. Income tax lien recorded on your home

1. Second or Third Mortgage

Chapter 13 helps in two major ways with a second or third mortgage that aren’t available under Chapter 7.

First, you may have the option to “strip” a junior mortgage from your home’s title. If so, that debt would no longer be secured by your home. You would not have to pay your monthly 2nd/3rd mortgage payment. You would only pay on the 2nd/3rd mortgage balance during your Chapter 13 payment plan to the extent you had available funds to pay it, if at all. Then at the end of your case the remaining balance would be “discharged”—legally, permanently written off.

Your home qualifies for a 2nd mortgage “strip” if it is worth less than your first mortgage debt balance. Then Chapter 13 allows you to have the bankruptcy judge declare that the second mortgage debt is unsecured. After all, then there’s no remaining equity for the second mortgage. (This also works with a third mortgage if the home is worth less than the combination of the first and second mortgage debt amounts.)

The second way that Chapter 13 works better on a second or third mortgage is if you’re way behind on the monthly payments. Chapter 7 is fine if the lender will give you enough time to catch up at a reasonable pace. But second and third mortgage lenders usually have more exposure than first mortgage lenders. They have less equity protecting them. They could lose their entire debt by being foreclosed out by the first mortgage lender. So second/third mortgage lenders tend to be more demanding and less flexible about catch-up payments.

Chapter 13 is a great way to force them to give you more time—up to 5 years if needed. Plus, your Chapter 13 catch-up payments can work around other important debts that you need to pay.

2. Property Tax

If you fall behind on your home’s property taxes, your mortgage lender will become quite unhappy very quickly. Even if you’re current on your mortgage, falling behind on property taxes is a separate basis for your lender’s foreclosure. It usually takes years of being behind before your property tax authority itself would do a tax foreclosure. But your mortgage lender gets very nervous because if that were to ever happen it would lose rights to the property as well. Plus, your lender sees falling behind on property taxes as a sign you’re not financially responsible or capable. For these reasons it’s a breach of your mortgage contract.

After falling behind on property taxes it’s difficult to catch up in the midst of your other financial pressures. Chapter 13 can help tremendously through a combination of two benefits. First, you get up to 5 years to catch up, making doing so more feasible. Second, you are protected from BOTH a tax foreclosure and your lender’s foreclosure. So using Chapter 13 to bring our property taxes current is often the best way to do so.

3. Income Tax Lien

Chapter 13 can be the best way to deal with an income tax lien on your home, in various scenarios.

First, consider if there’s no equity in the home covering that tax lien and the tax itself is dischargeable. (There’s no equity because the mortgage and any other prior liens total more than the home’s value. The tax itself is discharged usually because it’s old enough.) If so, then in Chapter 13 that tax is treated as a general unsecured debt. It’s lumped in with your other general unsecured debts, usually not increasing how much you pay into your plan.

Second, if equity in your home covers the full amount of the tax lien, Chapter 13 provides a flexible and safe way to pay the tax. The IRS/state loses most of its scary leverage over you. You simply arrange to pay the tax (and interest) over the 3-to-5-year life of your Chapter 13 payment plan. You protect your home while fitting that tax obligation into your budget and around any other urgent debts.

Third, if equity in your home covers a portion of the tax lien, you only pay that portion as a secured debt. And as just stated, you pay this through your plan safely and flexibly. This is much better than being leveraged into paying the full amount at the risk of losing your home.


Qualifying to File a Chapter 13 Case

July 19th, 2017 at 7:00 am

You can file a Chapter 13 case if you are an “individual,” have “regular income,” and don’t owe too much.  

If you qualify, a Chapter 13 case is an extraordinarily powerful tool for dealing with certain kinds of debts. For example:

  • vehicle loan cramdown may allow you to significantly lower your monthly vehicle loan payments, not have to catch up on any late payments, and reduce how much you pay overall for your vehicle
  • catch up on child and spousal support arrearage based on what you can afford, stopping support enforcement against your wages and accounts and against your driver’s or occupational licenses
  • pay newer income tax debts over time—as long as 5 years—usually without any accruing interest and penalties
  • strip your second mortgage from your home’s title in some situations, permanently ending those monthly payments, reducing the debt against your home
  • write off non-support debts owed to an ex-spouse after paying little or nothing on those debts

Must be an “Individual”

Only “individuals”—human beings—can file a Chapter 13 case. See Section 109(e) of the U.S. Bankruptcy Code.

You as an individual, and “such individual’s spouse,” may file a joint Chapter 13 case together.

A business—a corporation, limited liability company (LLC), or business partnership—cannot file under Chapter 13 in its own name. This is unlike a Chapter 7 “liquation” or Chapter 11 “reorganization,” which businesses can file in their own name.

If you own such a business, you can file a personal Chapter 13 case. It would deal with the debts—personal and business—for which you are personally liable.  But the business itself cannot file under Chapter 13.

If you own a business that’s a “sole proprietorship,” you can file bankruptcy in your name, including under Chapter 13. That’s because your personal and business assets and debts are all legally in your name. The business is not its own legal entity.

Have “Regular Income”

To qualify under Chapter 13 you must be an “individual with regular income.” That phrase is defined as one “whose income is sufficiently stable and regular to enable such individual to make payments under a plan under Chapter 13.” Section 109(e) of the Bankruptcy Code.

This definition is quite ambiguous. So bankruptcy judges have lots of flexibility about how they apply this requirement. Usually they give you the opportunity to make the monthly Chapter 13 plan payments to see if you can establish that your income is indeed “stable and regular” enough. But if your income has truly been inconsistent, you and your bankruptcy lawyer may have to persuade the judge that your income is steady enough to qualify.

Secured and Unsecured Debt Limits

If you file a Chapter 13 case there are legal limits on how much debt you can have. There are separate maximums for your combined secured debts and your combined unsecured debts. This is unlike Chapter 7 for which there are no debt maximums.

Why does Chapter 13 have debt limits when Chapter 7 doesn’t? These debt limits were established in the late 1970s when the modern Chapter 13 procedure was created.  Congress wanted to restrict this comparatively streamlined procedure to relatively simple situations. For people with very large debts, the more complicated Chapter 11 “reorganization” is supposed to be more appropriate.  

The debt limits were originally $350,000 for secured debts and $100,000 of unsecured debts, but have been raised significantly. They are now adjusted every 3 years automatically with inflation. The most recent adjustments apply to cases filed from April 1, 2016 through March 31, 2019. The secured debt limit is $1,184,200 and the unsecured debt limit is $394,725.


  • Reaching EITHER of the two limits disqualifies you from Chapter 13.
  • These limits apply whether the Chapter 13 case is filed individually or with “such individual’s spouse.” They are NOT doubled for a joint case.


A Second Mortgage “Strip” through Chapter 13

July 8th, 2016 at 7:00 am

“Stripping” off a second mortgage has major immediate and long-term benefits.


In a blog post last week we listed 10 ways Chapter 13 helps you keep your home. Here’s the second one of those:

2. Stripping Second or Third Mortgage

Under Chapter 7 you simply have to pay any second (and third) mortgages on your home or lose the home. However, Chapter 13 gives you the possibility of “stripping” that junior mortgage lien off your home’s title. This could potentially save you hundreds of dollars monthly. You could also end up paying just a fraction of the entire balance, or sometimes paying none of it all. That could save you many thousands or even tens of thousands of dollars in the long run.

How do you qualify for this junior mortgage lien “stripping”? The key factor is your home’s value. The second mortgage can be “stripped” from the home’s title if the entire value of the home is fully encumbered by liens legally superior to the second mortgage lien. “Legally superior” liens are those liens ahead of the second mortgage lien on the title.  All of the home’s equity is fully absorbed by liens ahead of it on the title. So the second mortgage debt is declared to be an unsecured debt, and is treated accordingly.

To bring this explanation to life let’s show how this incredible tool works by example.

An Example

Assume that your home is worth $200,000. It lost a lot of value during the “Great Recession” of 2008-2010 and hasn’t gained it back yet. You owe a first mortgage of $210,000 and a second mortgage of $18,000. The second mortgage has monthly payments of $250, with a bit more than 8 years to pay on it. It has a high interest rate of 8%—your credit wasn’t the best when you got this second mortgage loan.

Also assume that you were unemployed for a spell and so fell behind on both mortgages, as well as on other debts. You have a new job but it doesn’t pay as well as the earlier one, so you need help.

You very much want to keep your home. You’ve had it forever and it’s close to your new job. Home and apartment rents are rising in your area. You know that mortgage qualifying standards are tighter now than they were before the Great Recession. So for good reason you’re afraid that it would be a long time before you could buy a home again.

So you need a Chapter 13 “adjustment of debts” to catch up on your home obligations and to deal with your other debts.

“Stripping” Your Second Mortgage

In this scenario you’d be able to “strip” your $18,000 second mortgage off your home’s title through Chapter 13. Your bankruptcy lawyer would file special papers in the bankruptcy court to do so. Those papers would show that the home’s value—$200,000—is less than the amount of the first mortgage—$210,000. So all of the home’s equity is fully absorbed by the lien legally ahead of the second mortgage. As long as the bankruptcy judge accepts this to be true, he or she would declare the second mortgage lien to be “stripped” off your home’s title. Then the debt you owe on the second mortgage—the $18,000—would be treated as an unsecured debt.

The Great Benefits

A number of very good consequences would flow from this.

  • You could immediately stop making the $250 monthly payments. This would make it easier for you to pay the first mortgage’s monthly payments.
  • To the extent you were behind on the second mortgage, you would not need to catch up. This means that during your Chapter 13 case you could concentrate on catching up on your first mortgage. If behind on 6 payments of $250 on your second mortgage, that’s $1,500 you would not have to pay.
  • Your now-unsecured $18,000 second mortgage balance is treated in your Chapter 13 payment plan just like any other unsecured debt. That is, you’d pay it only as much as you could afford to during the 3-to-5-year life of the plan. In most plans there is only a certain amount available to pay all unsecured creditors. So adding the second mortgage balance often doesn’t increase what you pay into your payment plan. It’s not unusual for the second mortgage balance to be paid only a few pennies on the dollar. In fact, sometimes you pay NOTHING on that second mortgage balance (and on your other general unsecured debts).
  • At the end of your successful Chapter 13 case the entire unpaid second mortgage balance is “discharged”—legally written off. Assume for a moment that your payment plan allowed you to pay nothing on this second mortgage balance. Realize that the resulting savings would be substantially more than the $18,000 present balance. That’s because of the substantial amount of otherwise accruing interest that you would also avoid paying. The $18,000 balance at 8% with $250 payments would take a little more than 8 years to pay off, thus including about $6,600 in interest you’d also avoid paying.
  • Lastly, “stripping” the second mortgage off your home’s title would greatly improve your potential equity picture. Instead of owing $228,000 ($210,000 first mortgage + $18,000 on the second mortgage), you’d owe only $210,000. You’d be that much closer to building equity in your home as you paid down the first mortgage and as the home increases in value.


Chapter 7 and Chapter 13–Selling Your Home in the Near Future and Protecting Its Increased Equity

October 30th, 2015 at 7:00 am

Have the flexibility to sell your home when you want, giving time for it to add equity, while keeping creditors away from that equity. 



If you are feeling overwhelmed by debts and wondering if you should file bankruptcy, and if in the midst of this you own a home, you might also be wondering whether you should be selling it. Let’s assume that you’d rather not sell right now, because it’s not the right time for personal or family reasons. Or maybe the home doesn’t have much equity now but its value is increasing and so you think it will likely have significantly more equity two, three years from now.

But the problem is that you have creditors threatening to sue you, get judgments and put liens on your home, eating up any equity that’s there now and any future equity as well. How can bankruptcy help here?

The Chapter 7 Solution

Our last blog post was about the advantages under Chapter 7 “straight bankruptcy” if you currently have some equity in your home but no more than is protected by the homestead exemption. Assuming you were current or close to current on the home’s mortgage(s), you could keep your home and its equity would be protected from your creditors. Pending lawsuits would be stopped and future ones would be prevented, avoiding judgment liens against your home. Judgment liens that were already on your home would likely be removed. All that would happen within about 3 or 4 months after your Chapter 7 case was filed. Then you could sell your home immediately afterwards, or later if you wanted to wait for a better time or after the home’s value increased.

When Chapter 7 Doesn’t Help Enough

But what if you are way behind on your home’s mortgage(s), on its property taxes, or homeowners’ association fees? Or what if you have debts that would not be discharged (written off) in a Chapter 7 case, such as recent income taxes, back child or spousal support, or student loans?

In these situations Chapter 7 doesn’t help enough. Having a little equity in your home doesn’t help if you are behind on the mortgage, property taxes, or homeowners’ association fees, all of which could result in your home being foreclosed out from under you. And debts that aren’t discharged could become liens against your home after the Chapter 7 case is over, sometimes giving their creditors the ability to foreclose, and at least their liens eat up your equity.

The Chapter 13 Solution

These two sets of problems are both solved by instead filing a Chapter 13 “adjustment of debts,” allowing you to protect your home’s present and anticipated equity.

First, if you are behind on a mortgage, property tax, or homeowners’ association obligation, filing a Chapter 13 case will prevent the creditor from taking action against you and your home while giving your 3 to 5 years to catch up on that mortgage, tax, and/or obligation. Under certain circumstances you’d get significant advantages, such as being able to “strip” your second (or third) mortgage so that you would no longer need to make the monthly payment and could write off most of the balance, setting your home up for future building of equity. Or you could “avoid” judgment liens—remove them from your home’s title—freeing up equity that they were tying up.

Second, if you owe debts that can’t be discharged in a Chapter 7 case, such as income taxes or support arrearage, in most situations those types of creditors would be stopped from taking any collection action against you while you paid the obligation, again over 3 to 5 years, through payments that fit your budget. You would get various breaks with many of these kinds of debts. For example, with income taxes, usually no future interest and penalties would accrue once you filed your Chapter 13 case, reducing the total you’d need to pay. Income tax liens on your home would be resolved in beneficial ways, minimizing what you’d need to pay on them before they were released from your home’s title.

Selling When You Want

Chapter 13 often gives you tremendous flexibility about the timing of the sale of your home.

When you file a Chapter 13 case or very shortly thereafter, you and your attorney put together a formal payment plan, laying out your intentions with all your creditors. That plan goes through a bankruptcy court approval process, with limited opportunities for creditors to object. If you are intending to sell your home during the 3-to-5-year length of the Chapter 13 plan, you could state in your plan when you intend to do so, what creditors you would pay when that happens, and then what the rest of your payment plan would look like afterwards up to the completion of your case.

This allows you to, in the right circumstances, to hold off paying some creditors until when you sell your home. Holding off selling the home could well give you more equity to work with when you do sell. You could also have more equity then because of removing certain liens on the home as mentioned above.

Or if you are just considering selling your home down the line and are not yet sure about it, you would not necessarily say anything about that in your Chapter 13 plan. Instead you would put together a payment plan assuming that you’d keep your home, giving you time for your personal/family/employment situations to play out, as well as to see whether your home value increases.

Then you could decide a couple years into your Chapter 13 case to amend your payment plan and sell your home, if that is in your best interest. You may be able to complete your case with the sale or else finish off the case after you sell.

Or instead you could wait until the completion of your case and sell at any point afterwards.

Or finally at any point during your Chapter 13 case you could convert it into a Chapter 7 case and sell your home a few months later as soon as that was finished.

We’ll talk about these delayed selling options in our next blog post in a couple days. But you can see how Chapter 13 can be a tremendously flexible way to keep your creditors at bay while you address your obligations in a manageable way, and while keeping open your options for selling your home.


Chapter 7 and Chapter 13–Surrendering Your Home

October 14th, 2015 at 7:00 am

If you are leaving your mortgage(s) behind, what are the advantages and disadvantages of doing so within the two main bankruptcy options?


Do You Need a Bankruptcy to Surrender the Home?

If you’re thinking about surrendering your home to your mortgage holder, most likely you are struggling to pay other debts besides the mortgage. You may have other voluntary obligations that are on the title of your home, such as a home equity line of creditor or some other kind of second mortgage. Or the home’s title may be burdened by debts which had resulted in involuntary liens such as income tax or construction liens. And you probably have debts that are unrelated to your home and do not attach to the home’s title.

However, you may have no debts, or at least no unmanageable ones, other than the home mortgage. Then you likely don’t need to file bankruptcy. Under many state’s laws you would not owe anything to the mortgage holder after surrendering the home, regardless of the amount of the mortgage debt compared to the value of the home. But that may depend on seemingly obscure factors such as what procedure the mortgage lender is using to foreclose (say, judicially or non-judicially—with a lawsuit or without). So it’s critical that you check with a local attorney whether you’ll owe anything on the mortgage.

If You Have a Second Mortgage

In many situations if you owe a second (as well as a third) mortgage, you would end up owing the full balance on that second (and third) mortgage, even if you owe nothing to the first mortgage holder after its foreclosure. That’s because usually the first mortgage holder’s foreclosure also wipes the “junior” mortgage(s) off the home’s title without paying anything on the debt(s), leaving you owing the entire balance.

In rare circumstances the junior mortgage holder bids in at the foreclosure sale and buys out the rights of the first mortgage holder. Then you may have a chance that the junior mortgage debt will be satisfied out of the proceeds of the sale of the home.

But you never know. The junior mortgage holder is taking a chance, so its debt may not be paid after all, or may only be paid in part, leaving you liable for the rest. And so you may need bankruptcy relief from that debt, and from the rest of your debts.

Other Liens on the Home

Almost all debts that are secured by liens on your home will still be debts that you are legally liable to pay after surrendering the home, and will not likely get paid by the mortgage lender or a purchasing bidder at the foreclosure sale.

The main exceptions are property taxes and sometimes homeowner association dues or assessments. That’s because the liens related to these debts often come ahead of even the first mortgage holder’s lien, and tend to attach to the property no matter what. So the first mortgage holder may well have to pay those special debts, often out of the proceeds of the sale of the home. That would leave you without any personal liability on those debts and with no reason to file bankruptcy as to those debts.

As to other debts secured by liens on the home, when the foreclosure sale happens these liens will likely be wiped out but the debts related to those liens will survive. They would be unsecured but valid debts against you nonetheless. You may well need to protect yourself from such debts with a bankruptcy.

Chapter 7 “Straight Bankruptcy”

Simply put, file a Chapter 7 case when the debts related to the surrendered house, as well as your other debts, can be “discharged” (written off) in bankruptcy.

For example, if you owe a bunch of medical bills and credit cards, some of which turned into lawsuits and then judgements against you, resulting in a couple judgment liens on the home, most likely a Chapter 7 case would result in the discharge of all those debts, and the fresh start that you need.

Chapter 13 “Adjustment of Debts”

Similarly, file a Chapter 13 case when enough of the debts—those related to the house and others—cannot be discharged in a Chapter 7 case and so you need the extra protections of Chapter 13.

For example, if you are behind on child support payments and income taxes, resulting in liens on your home, after a mortgage holder’s foreclosure of the home you would still owe those debts and have to pay them. Under Chapter 13 you are protected from those often-aggressive creditors while catching up on the child support and income taxes with flexible payments that fit within your budget, and that adjust around other important debts that you have to pay—such as  your vehicle loan.


Mistakes to Avoid–Selling Your Home under Pressure instead of Waiting until a Better Time

September 11th, 2015 at 7:00 am

Bankruptcy can buy you a few more months or even several years, so you can sell your home when you’re financially and personally ready.


Selling under Pressure

If you are being pushed to sell your home quickly because of serious financial pressures, please know that there’s a good chance that there’s a way to get rid of that pressure and sell the home on your own schedule.  

Selling on somebody else’s schedule is no good. Whether it’s because of an upcoming foreclosure or the threat of one, or because of overall creditor problems, it’s understandable that you want to try to cut your losses by getting out from under your biggest debt. But selling hurriedly means that your home is probably not getting the market exposure to sell for its highest price.  There are lots of important financial and personal considerations that should govern your decision, not creditor demands.

Waiting to Sell for Financial Reasons

If you weren’t feeling forced to sell now, but had the opportunity to sell when you were ready, you could benefit financially in a bunch of ways.

First, as just mentioned you could get full value out of the home instead of selling it at a desperation price. It could go on the market priced right, gauged to sell within a reasonable amount of time but to a buyer more willing to pay on the high end of the home’s value.

Second, if your home is appreciating in value relatively quickly—as homes are in many parts of the country right now—holding off selling for a year or two may be highly worthwhile. You may be able to build some equity if you don’t have any now. Or if you do have some equity now, building some more could give you the ability to pay off some special creditors that would not be written off in bankruptcy, like recent income taxes or unpaid child or spousal support.

Third, bankruptcy itself comes with tools that can make selling during or after your bankruptcy case financially much better for you. This is especially true with Chapter 13 “adjustment of debts.” For example, see our most recent blog post of a couple days ago about “stripping” second or third mortgages off your home’s title, which may gain you tens of thousands of dollars.

Waiting to Sell for Personal Reasons

Here are some to the personal reasons that in normal circumstances would likely be the main reason you’d be selling your home. Consider whether it would make more sense for you to hold off on selling your home until one of these reasons is primarily motivating you to sell at that time.

  • You’re downsizing because your kids have left the family home.
  • You’re ready to pursue a job opportunity somewhere else, perhaps after finishing some current re-training or schooling or after getting a certain amount of experience at your present job.
  • You’re getting married or moving in with a significant other.
  • You’re getting divorced and are both leaving the marital home.
  • You or your spouse have reached retirement and want to downsize.

Buying Time under Chapter 7

Chapter 7 “straight bankruptcy” buys you time in two ways.

First, if your home is facing foreclosure, filing a Chapter 7 case with the right timing would stop an immediately pending foreclosure sale.  At some point that foreclosure would likely be rescheduled, anywhere from weeks or month later, but the time it buys may be crucial.  

Most Chapter 7 cases last only 3 or 4 months, and the “automatic stay” protection from foreclosure lasts only that long. In fact a mortgage lender may ask the bankruptcy court for permission to proceed with the foreclosure before the case is over. On the other hand, once a Chapter 7 filing stops a foreclosure sometimes the lender takes no further action to foreclose for quite a few months.

So if you have a home sale in process with a looming foreclosure is jeopardizing it, filing a Chapter 7 case may buy you enough time to complete that sale

Second, if you can’t afford your home then writing off all or most of your other debts under a Chapter 7 case may make your home more affordable, at least for long enough until you sell the home. So, if you’ve been able to keep current on your mortgage payments (likely by not paying other debts), getting rid of those other debts would more likely allow you to stay current until you were ready to sell. And if instead you were behind on your mortgage, you may be able to enter into a “forbearance” agreement getting the lender to “forbear” from starting a foreclosure as long as you kept up on an agreed catch-up payment plan. You may be all the more motivated to make those payments since doing so would likely create more equity for you on an accelerated basis for when you do sell the home later.

Buying Time under Chapter 13

A Chapter 13 case can usually buy you much more time than a Chapter 7 case. Depending on your circumstances your home sale could occur many months or even a few years after the time your case is filed.

The “automatic stay” protection from foreclosure (and from most other creditor collection actions) seldom lasts more that 3 or 4 months under Chapter 7 BUT lasts 3 to 5 YEARS in a Chapter 13 case. You often have to do a lot to maintain protection that long, and preventing the lender from getting court permission to foreclose on the home. Usually you have to continue or re-start making the monthly mortgage payments, plus usually something paid towards any arrearage. You have to maintain liability insurance on the home, and usually keep up on property taxes and any ongoing homeowner association dues.

If this sounds difficult realize that Chapter 13 generally allows you to pay your mortgage and other home-related debts ahead of most if not all of your other creditors. Most of your creditors could well receive little or nothing so that you could afford your home-related debt payments.

Also, if your home has equity—especially a good cushion of equity—then you may be able to put off catching up on any mortgage arrearage (and possibly other debts secured by the home) until the time when those are paid in full out of the proceeds of that future home sale.


How much time either a Chapter 7 or Chapter 13 case would give you before you would have to sell your home depends on many circumstances. We’ve touched on a few here but please see a local bankruptcy attorney for a thorough analysis of your situation.


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