Step 1 - Notice of Default - Cure Period 

When mortgage payments fall behind, the lender will usually issue a notice of default.
This notice may provide a period of time to:

• Catch up on missed payments

• Communicate with the lender

• Explore options before foreclosure is filed

Important:
This stage often offers the most flexibility.

Step 2 - Notice of Foreclosure Hearing

If the default is not resolved, the lender may file a foreclosure action and send a notice of hearing.  The notice must be sent at least 10days before the hearing date. 

This notice:

• Lists the hearing date

• Indicates the lender is seeking permission to proceed with foreclosure

• Starts a more formal legal phase

Time becomes more limited at this stage.  

Step 3 - Foreclosure Hearing

At the hearing, the clerk of court determines whether the lender has the right to foreclose.  

If the lender prevails:

• An Order Allowing Sale may be entered the same day.

• The foreclosure process moves forward. 

This does not automatically mean your home is sold — but it does typically set the sale date.  To delay the foreclosure and give yourself more time to figure out your options, call us for strategies to manage the foreclosure hearing.  

Step 4 - Foreclosure Sale

Once authorized, the property may be scheduled for a public foreclosure sale.  The sale is usually scheduled at least 20 days after the foreclosure hearing. The foreclosure sale takes place at the county courthouse, and the property will be sold to the highest bidder at auction. 

Step 5 - Upset Bid Period 

After the sale:

• There is a 10-day upset bid period

• Higher bids can be submitted

• Ownership is not finalized until this period expires

At this stage, your options are limited, but the balance can still be repaid in full during the upset bid period.  If you're able to sell the property or somehow pay off the loan, you can still avoid foreclosure. 

How We Use This Timeline to Help You

When you contact us, we focus on:

• Identifying your current stage in the process

• Determining how much time may remain

• Explaining which options may still be realistic

• Acting quickly if deadlines are approaching

We don’t rely on assumptions — we rely on timing, facts, and strategy.