Financial hardship
Behind on payments? Talk to a counselor before you talk to a buyer.
We are a home-buying company, and we are telling you to call someone else first. Free, HUD-approved housing counseling exists in Western New York, it can protect options a sale cannot, and it costs you nothing. Selling is one path. It should not be the first one you look at.
Or call us directly — (716) 320-0231
Free help that comes before any sale conversation
These services are free. Anyone charging you an upfront fee to save your home should be treated with suspicion.
- New York State Homeowner Protection Program (HOPP) connects homeowners with free housing counselors and legal services statewide. The statewide hotline is 855-466-3456.
- HUD-approved housing counseling agencies can be found through hud.gov or by calling 800-569-4287.
- Your mortgage servicer's loss mitigation department. Forbearance, repayment plans, loan modification and partial claims are real options, and servicers are generally required to review a complete application.
- New York's mandatory settlement conference applies to owner-occupied residential foreclosures, giving you a supervised opportunity to negotiate.
Where selling actually helps, and where it doesn't
A sale helps when there is equity in the property and the real problem is time: you need to convert the house into cash before a judgment of foreclosure and sale wipes out that equity. In that case, a direct purchase with a certain closing date can be genuinely useful.
A sale does not help if you owe more than the house is worth, unless the servicer agrees to a short sale, which is a separate negotiation with its own paperwork and no guarantee. It also does not help if a loan modification would let you keep a home you want to keep. We will say so.
What we will and will not do
- We will not charge you a fee for information or for an evaluation.
- We will not ask you to sign a deed in exchange for a promise to let you stay.
- We will not pressure you with a countdown or an offer that expires in an hour.
- We will tell you if we think counseling or a modification is your better path.
- We will move on a firm timeline if you decide a sale is right and there is equity to protect.
Straight answers
Questions homeowners ask
Is it too late to sell if a foreclosure has already been filed?
Often no. In New York, homeowners generally retain the right to sell up until the foreclosure auction, and a payoff can stop the process. Timing gets tighter as the case progresses, which is why a counselor and an attorney should be involved early.
Will you buy if I have no equity?
Usually we cannot, because there is nothing to buy. In that case a short sale, a deed in lieu, or a modification are the realistic paths, and a counselor can walk you through them at no cost.
Do you charge for this conversation?
No. We do not charge homeowners for evaluations, information, or referrals, and under New York law you should be extremely cautious of anyone who does in a distressed-property context.
Can you talk to my lender for me?
Only with your written authorization, and only about a specific transaction. We are not your representative and cannot negotiate a modification on your behalf.
Not sure which option is right for you?
One conversation, no pressure, and an honest read on your best path — even if it isn't us.
or call us directly at (716) 320-0231