Archive for April, 2009

Obama’s Report Card on His First 100 Days as President

Wednesday, April 29th, 2009
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With about 6 million folks going to lose their homes to foreclosure this year, I have been repeatedly asked what kind of grade I give the Obama administration in addressing the foreclosure crisis during the first 100 days. I would say a B or B-. Let me explain.

On the one hand, there has been some improvement in the overall credit markets and we are seeing a lot more refinances at historically low interest rates. However, only about 2 in ten families will qualify to refinance this year. That means a whopping 80% will have to proceed on a different course.

The so called “mortgage modifications” so far have been a failure. 50% of all modifications end up in foreclosure. That is the current number. Because the servicers have little control over their obligations to their investors, it is cheaper and safer for them to foreclose.

Short sales have gone way up and it seems that the servicers are more likely to agree to a short sale than a modification where the investor takes a crew cut!

I have always described the “Obama plan” as a three legged stool:

  1. Refis;
  2. Modifications; and
  3. the threat of bankruptcy judge telling the lender that the principal amount of the loan is being reduced or “crammed down” their throats due to the decrease in the property values.

Of course, to date the third leg of the stool does not exist since it got hung up in the Senate. That will not likely change due to the lobbying done by the banking industry. Ironically, it appears that some of the very tax payer bailout money is now being used to pay expensive Washington lobbyists to keep this bill from coming to the Senate Floor. How ironic! Thus it appears that the long sort after weapon that foreclosure defense attorneys were awaiting is remaining elusive and will continue to hinder our ability to get better results in our loan modification negotiations.

So, would I have given the President an A if the bankruptcy laws had actually been changed in these first 100 days???  You bet ya!!!

Sun Sentinel Blogs About May 7th Foreclosure Workshop

Monday, April 27th, 2009
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The South Florida Sun Sentinel ‘Consumer Talk’ blogger, Daniel Vasquez, lists Oppenheim’s May real estate workshop as a top priority for homeowners troubled with foreclosure.  See below for the story.

consumer-blog

Free foreclosure workshop for South Floridians

Have questions about foreclosures? Who doesn’t, considering Florida’s foreclosures rank fourth in the nation and South Florida foreclosures jumped 33 percent in the first quarter of this year?
Well, get out out your calendar and put away your checkbook.

On May 7th, Roy Oppenheim, a South Florida foreclosure attorney, defense advocate and blogger, is offering a free workshop to discuss what homeowners can do to cope during the tough times of foreclosure.

Help for Homeowners: Oppenheim will help homeowners with subjects like, short sales, loan modification and lost bank notes.  He hosts a free legal real estate workshop on the first Thursday of every month with the next workshop on May 7th.

What: Help for Homeowners Workshop
Where: 2500 Weston Road, Suite 404, Weston, Florida.
When: May 7, 2009, 6:00 to 7:00 PM
Cost: Free with Advanced RSVP to roy@gate.net
Read on for the full foreclosure workshop story.

The VA, JPMorgan, and Foreclosures: Personal Responsibility and Enterprise Liability

Sunday, April 26th, 2009
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Maybe its is just me, but what I am seeing over and over again during these turbulent economic times is a general sense of a lack of personal responsibility. It is truly becoming a sign of the times and until we figure out how to properly correct it, our very foundation will be continuously questioned if not threatened.

The examples are now running amuck.

AIDS at the VA

First we hear this past week about the VA literally spreading AIDS in a VA hospital in Miami and elsewhere by not properly cleaning certain “sensitive” equipment used in colonoscopies. Hello!! Are they STUPID? Would we ever hear of such an idiotic situation at a private facility where the Dr. and his partners would lose their license and be sued to the moon if this happened? No! Of course not, but at the VA no one will ever be held personally accountable.

In fact if the person who received AIDS is still on active duty he may not even be allowed to sue the VA. But even if the innocent victims do sue, who will actually be paying the damages: you and me the taxpayer. Not the manager of the facility, or the person responsible for cleaning the tubes. Certainly the President won’t ask the Secretary of the VA to step down because it wasn’t “his fault.” Well whose fault was it is the real question and how do we create a system that prevents these kinds of unbelievable mistakes? I am not sure but the list continues.

JPMorgan and Madoff

The NYT on Saturday reported that a Florida latecomer to Madoff’s investment scheme sued JPMorgan Chase in NY because as the bank that handled Madoff’s checking account they knew or should have known that something was wrong in late October 2008 when billions of dollars kept rapidly flowing in out of certain Madoff accounts. In Fact, the bank now acknowledges that it indeed removed $250 million from a Madoff feeder fund around the same time. So in other words while JPMorgan Chase continued to enjoy the revenue it earned from helping Madoff facilitate his operation, they themselves took $250 million off the table.

Thus, maybe just maybe with this new lawsuit we are starting to see a glimmer of the application of the doctrine of enterprise liability. It is a legal construct that lets courts look at an entire enterprise regardless of various subsidiaries and divisions and say “as an enterprise you committed, fraud, a tort or negligence by hurting someone else and thus must be held accountable.” A well-known example of its application is in the 80’s against Union Carbide. The parent company was held responsible for a terrible accident that killed scores of people at a facility in Bhopal, India that one of its subsidiaries ran or managed even though the parent company had no day-today responsibility concerning the plant’s operation.

Naturally, JPMorgan denies it is not responsible for the loss of the investor’s money with Madoff. Would we expect otherwise? But then why did JPMorgan Chase decide to move $250 million out of its own investments with Madoff? Should they not be held accountable for sleeping at the switch yet benefiting from their own knowledge? We will see… won’t we?

Foreclosure Crisis

So, how does enterprise liability relate to mortgage foreclosures?? The answer is simple. Can the same banking enterprises that know it is accepting liar loans, no income verification loans, offering mortgage brokers incentives to ensure that borrowers would be enticed to initially take a loan with certain terms even though it was obvious that soon the borrower would be unable to make the payments, and then reselling such loans as graded securities to unsuspecting investors around the world, yet buying insurance products should the loans fail, be held accountable for creating a house of cards that would take down the entire economy and require each family in the US to spend about $350,0000 to bail out the system? Some folks are saying it is impossible to hold any organization to that standard.

I say if we permit these trillion dollar organizations to dominate our lives without the notion of personal responsibility and accountability we are all doomed. These large trans-national organizations and their employees are permitted to take risks that no one individual would ever do if they knew they would lose their house or personal net worth. Yet these “too big to fail” enterprises” knew if they took the risk and failed they would have our government and economy by the short hairs and could demand a bail-out for if they didn’t get it, they would take us all down with them. That is not what I call personal responsibility. I call that extortion or blackmail- plain and simple.

And let’s not forget what happens to these poor folks who made these bad decisions. They still got to keep all their bonuses. Maybe a few lost their jobs, but they assume no responsibility. They maybe have to get a new job or career, but they are not being sued, not being chased by debt collectors, not having their credit scores destroyed like the folks who were mislead by over zealous mortgage brokers. Nothing, nada. In fact, some will end of working for the government either for the Department of Treasury or the FDIC under the premise that they understand the system. Boy do they!

Foreclosures Continue Rising in South Florida

Thursday, April 16th, 2009
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Miami Herald

mhatcher@MiamiHerald.com

The number of foreclosures in Miami-Dade and Broward continued rising last month, as mounting job losses crippled borrowers’ ability to make monthly payments and lenders lifted previous foreclosure moratoriums and resumed legal action against delinquent accounts.

In Miami-Dade County, lenders filed 3,043 initial foreclosure actions against homeowners and reclaimed 819 homes through foreclosure. Hundreds more were scheduled for auction at the courthouse, according to a monthly foreclosure report from Irving, Calif.-based RealtyTrac.

Filings were up 15 percent over last year, but jumped 50 percent from February. In all, one in every 182 homes in the county were in some state of the foreclosure process.

In Broward, foreclosures were up 17 percent over last year but unlike in Miami-Dade, dropped 14 precent from the previous month. Lenders filed 1,175 new foreclosures and 966 homes returned to bank ownership. In all, one in every 175 homes were affected.

Many lenders suspended foreclosures in the first half of the year as they waited for the Obama administration to release details of a national foreclosure prevention initiative. In February, it launched the Making Home Affordable Plan, which is expected to help as many as 9 million borrowers avoid foreclosure by refinancing or modifying their current mortgages.

Roy Oppenheim, a Weston attorney who offers foreclosure defense and other foreclosure prevention services, said unemployment was increasingly driving the new foreclosure figures.

”One in six families are either unemployed or underemployed and people just don’t have the money to pay,” Oppenheim said.

Oppenheim said he frequently turns away homeowners seeking refinances or modifications because even with a lower monthly payment, many still don’t have the means to cover taxes, property insurance and homeowner association fees.

Further, he said, banks were having difficulties fully implementing the Making Home Affordable programs because they lacked the staff to man the phones and counselors sufficiently trained to deal with the issues.

Foreclosure Defense Rights and Wrongs: Squatters, Ejectments and Constitutional Rights

Monday, April 13th, 2009
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Over the past few days it seems that the informal name of this blog: “From the Trenches” is becoming more and more fitting. Florida foreclosure defense has become part of our everyday life – radio, TV, Internet, print.

Let me explain. On Friday on the front page of the New York Times headline Squatters Call Foreclosures Home one could not help to miss an unbelievable story about folks in Miami who squat in foreclosed homes. They move in — usually at night — after the bank takes ownership. They sign contracts with the electric company, water and maybe even cable TV. The banks are slow to throw them out and so is the sheriff. In fact various advocacy groups help people move back into their “own” home after they have been foreclosed.

Maggie Steber for The New York Times

Maggie Steber for The New York Times

Arguably, the homes and the neighborhood are better off having the homes occupied than having an abandoned home without any electric power rotting on the block. Legally, it can get interesting because after a few days the banks can lose the power of the sheriff and the squatters need to be legally ejected through a formal court proceeding called an ejectment.

In fact we had a case recently where after a sale the seller was informally permitted to stay in the home for a few days past the closing date. Soon the few days became weeks and the weeks became months. The police refused to get involved and we had to bring an ejectment action to get the old “owners” out of the residence.

Another trend we have discussed repeatedly is the fact that most folks do not hire an attorney during a foreclosure. Maybe five percent do. The courts throughout the country are finding this a disturbing trend as was also discussed in Friday’s NYT. I have been a strong advocate that judges and the clerks need to be more even-handed to ensure a fair outcome even when folks appear pro se (without counsel). However, we repeatedly see judges not digging into a file if a person is not represented to make sure that such individual’s procedural and constitutional rights are not trampled upon. I know for a fact that at a least some judges here in Florida do not believe it is their role to ensure that a pro se litigant’s rights are protected if they are inadequately or not represented in a civil matter. I take deep umbrage with that position and have made my position well known.

So it is great to hear the Chief Justice of New Hampshire, John T. Broderick state that to ensure fair outcomes, courts must do more to help people navigate the courts. As quoted in NYT the Chief Justice states: “If you and I went to hospital and they said, ‘Do you have insurance’? and we don’t, and they said, ‘There are some textbooks over there with some really good illustrations’, we would think that was immoral.”

Well I agree with the good judge! I know some of my judge friends in Fort Lauderdale would agree with me, but I also know how overworked their case load is. Some judges have over 4,200 foreclosures files in their court room in addition to everything else. In fact, in Broward County they are creating a special early morning rocket docket for foreclosure files where individuals are not represented by counsel.

So be warned… do not get on that rocket docket or you too will soon be squatting in your own foreclosed home.

Roy Oppenheim … From the Trenches.

Change is in the Air: White House Holds first Passover Seder and Obama takes on Role as Mortgage Broker in Chief

Friday, April 10th, 2009
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Today, as many of my friends celebrate Good Friday and I continue to celebrate Passover, my office is a virtual ghost town. So I actually had a moment to take stock on changes that are occurring in our collective lives. First and foremost it is just hard to believe that the White House held a Passover Seder last night. http://thecaucus.blogs.nytimes.com/2009/04/09/obama-to-host-seder-dinner/ The Seder is the ceremonial meal whereby Jews retell  their miraculous story of their departure from Egypt while having a rather long ceremonial meal conducted in a certain order.  In some ways the Passover story can serve as an allegory for the Obama Administration in that just over a year ago it would have seemed that only by a “miracle” would we be sitting here right now with our first African American President.

President Obama Hosts First Ever Passover Seder at the White House

President Obama Hosts First Ever Passover Seder at the White House

Further, as someone deeply entrenched in the real estate economy, as a foreclosure defense lawyer and owner of Weston Title, I would never have envisioned a sitting President calling on homeowners to refinance their homes.   And yesterday that is exactly what the President did! http://online.wsj.com/article/SB123932215927307049.html The President explained the low interest rate climate created by the Bailout and how families can actually create their own stimulus of the economy by pumping back the money they save through refinancing– directly into the economy.

But even before the President gave his three cheers to mortgage refinancing, we have been seeing an up tick in activity in the real estate market in general and in terms of banks contacting us to help them close their refinances. In fact, earlier in the week, I thought for a moment it was Christmas when all the phone lights on my office phone were lit up like a Christmas Tree. I had to use my cell phone to call out of the office.

The buyers who are closing are bottom fishers looking for great deals from short sales, foreclosures, builder specs and generally first time home buyers who have now concluded that buying is cheaper than renting.  Some high end buyers are anticipating a wave of inflation that may be here sooner than any one can imagine.

So with all the change that is going on… one thing that has not changed– and will not change is how capitalistic market forces that are merely reflections of our collective greed and fear are  working well once again.

Have a great weekend!

Foreclosure and Banks Double Dipping is Headline News

Friday, April 3rd, 2009
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This week I spoke with the Daily Business Review’s Terry Sheridan about fraudulent bank profits at homeowners’ expense. As an active real estate attorney and entrepreneur that has closed billions of dollars in real estate, I foresee a rebellion-of-sorts concerning our nation’s foreclosure and economic  crisis. I have contacted the New York Attorney General, Andrew Cuomo about what I call “double-dipping,” when a banks seeks foreclosure after already receiving tax payer bailout money from insurance companies like AIG that insured the banks against foreclosures.

Read on for my entire question and answer session about banks double dipping at homeowners’ expense.

Spot Light on Real Estate Bail Out Workshop

Wednesday, April 1st, 2009
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Watch WSVN Tomorrow for Insider Information on Short Sales, Mortgage Modification & Refinancing

@WSVN’s Daisy Rodriquez spearheads a story on what options homeowners have when it comes to their personal real estate bailout. The Channel 7 News team came to my office on Monday to get my legal perspective on South Florida’s foreclosure crisis and homeowner bailout advice.

While not everyone is in foreclosure, there’s no doubt that a good majority of homeowners have issues; whether it be upside-down on loan to value, mortgage rate adjustments spinning payments out of control, short sale red tape and banking nightmares, or just treading through the simple option of refinancing when the comps are getting killed by neighbor foreclosures.

Reality check: Florida is ranked the second highest foreclosure state in the U.S. and Fort Lauderdale a staggering No. 6 nationwide, there is no shortage of homeowners who need a bailout plan.

What can you do? Watch the segment on WSVN’s Channel 7 http://www.wsvn.com/ scheduled to air tomorrow, Thursday, April 2, 2009.

Or come to my free workshop and get personalized answers.

What:   Homeowner Bail Out Workshop
Where:   2500 Weston Road, Suite 404, Weston, Florida.
When:   April 2, 2009,    6:00 to 7:00 PM
Cost:  Free with Advanced RSVP to roy@gate.net or 954.384.6114

Unless the number of Florida foreclosures slows, the economic crisis in our nation will worsen. However, the good news is, distressed homeowners can take action to avoid or delay foreclosure. They just need to be armed with the right information – and the right Florida legal expertise.

Topics discussed in tomorrow’s real estate bailout workshop include:

  • Florida mortgage modifications, refinancing, and short sales and who qualifies for which option
  • When deed-in-lieu is the best choice
  • When bankruptcy is the only and best option
  • How to negotiate with the bank and avoid deficiency judgment
  • Understanding homeowner legal rights in the foreclosure process
  • Common errors Florida banks are making that could stop foreclosure

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