In Pennsylvania, a lender has to file a lawsuit in the Court of Common Pleas for the county where the home sits before it can foreclose. That means a Malvern or West Chester home is handled in Chester County, a Bryn Mawr or Upper Darby home in Delaware or Montgomery County, and a city home in Philadelphia. Each court has its own procedures, and the response you file and the deadlines you face depend on which court has your case.

Our foreclosure defense work includes:

• Understanding the foreclosure process from the first notice to judgment
• Protecting homeowners' rights during foreclosure proceedings
• Sheriff's sales and foreclosure auctions
• Deficiency judgments after a sale
• Deed in lieu of foreclosure options
• Bankruptcy as a foreclosure alternative
• Ejectment and defense against eviction after foreclosure
• Predatory lending claims and lender misconduct, including subprime loans
• How foreclosure affects your credit

Not sure whether you need representation yet? Read Do I Need a Foreclosure Lawyer? before your first call.

What to Do After an Act 91 Notice

An Act 91 notice is the letter most Pennsylvania mortgage lenders must send before filing foreclosure, and it starts a short clock. Under the notice, you get a temporary stay of foreclosure for 30 days from the notice date, plus 3 days for mailing. To apply for the state's Homeowner's Emergency Mortgage Assistance Program (HEMAP), you have to meet face to face with a HEMAP-approved counseling agency within 33 days of the notice date, according to the Pennsylvania Housing Finance Agency.

Keep the envelope and the notice. The date on it controls the deadline, and it is one of the first things we review.

Mortgage Servicing Errors in Foreclosure Defense

Many foreclosures we see involve servicer mistakes, not only missed payments. A foreclosure lawyer can review your servicing records for misapplied payments, improper fees, force-placed insurance, dual tracking, and inaccurate credit reporting. Learn more about mortgage servicing errors.

The Real Estate Settlement Procedures Act (RESPA) and Regulation X may give you a way to send a notice of error or request for information to your servicer. What that accomplishes depends on the loan, the servicer, and the facts of your case.

Philadelphia Foreclosure Diversion and Loss Mitigation

For eligible owner-occupied homes, the Philadelphia Court of Common Pleas runs the Residential Mortgage Foreclosure Diversion Program, which can include a conciliation conference before a sheriff's sale. Loan modification, HEMAP assistance, bankruptcy, and deed in lieu can all be part of the response, and each has its own timing.

Philadelphia homeowners may also have access to housing counseling and legal aid resources. Which options apply depends on the property, the stage of the case, and your circumstances.

Foreclosure Help Near Our Malvern Office

Our office is at 101 Lindenwood Drive, Suite 225, in Malvern, which puts us close to homeowners in Paoli, Berwyn, Exton, West Chester, Phoenixville, and Wayne. Michael and his family live in Chester County, and he has practiced in the Chester, Montgomery, Bucks, and Delaware County courts for decades.

Foreclosure cases on Chester County homes are filed with the Prothonotary at the Chester County Justice Center, 201 West Market Street in West Chester. Montgomery County cases go to the courthouse in Norristown, and Delaware County cases to Media. We also serve clients in King of Prussia, Bryn Mawr, and Upper Darby. See every community on our Proudly Serving page.

Credit Report Error and FCRA Claims

An error on your credit report can cost you a mortgage, a car loan, or a lower interest rate. Under the Fair Credit Reporting Act, credit bureaus and the companies that report to them have to investigate disputes and correct inaccurate information. We help clients:

• Dispute credit report errors
• Identify common credit report problems
• File credit report error lawsuits when disputes are ignored
• Defend credit card collection suits and FDCPA violations
• Avoid credit repair scams

Have questions first? Start with our credit reporting FAQs.

Personal Injury Cases in Philadelphia and the Suburbs

If someone else's negligence injured you, a personal injury claim can cover medical bills, lost wages, and pain and suffering. We handle car accidents, truck accidents, and other injury cases for clients in Philadelphia, Malvern, and the surrounding counties.