Mortgage Foreclosure Defense in Pittsburgh
Have you been struggling to make your mortgage payment?
Escrow changes or fees made your payment jump suddenly?
Has the sheriff stopped by with mortgage foreclosure papers?
Unsure what options you have to keep your home?
Protecting Pennsylvania Homeowners from Mortgage Servicer Abuse and Foreclosure
If you are facing foreclosure, dealing with unexplained fees, or fighting mortgage servicer errors, you are not alone, and you are not powerless. Unbeknownst to many people, state and federal laws protect homeowners in their dealings with mortgage companies. The Law Office of Emily Gomez has years of experience assisting homeowners in handling mortgage servicing errors and foreclosure defense using the Real Estate Settlement Procedures Act (RESPA), Regulation X, and Pennsylvania foreclosure laws such as Act 6 and Act 91.
Lenders and mortgage servicers make mistakes. Sometimes those mistakes cost homeowners their homes. Our job is to hold lenders and servicers accountable and protect consumers’ rights.
Who We Help
Our office helps Pennsylvania homeowners who are:
- Facing foreclosure or threatened foreclosure
- Dealing with incorrect mortgage balances or payment histories
- Being charged improper fees or force-placed insurance
- Denied or mishandled loan modifications or loss mitigation
- Experiencing dual tracking (foreclosure while loss mitigation is pending)
- Receiving confusing, contradictory, or misleading communications from their servicer
If your mortgage servicer or lender is not following the law, we can help you push back.
Mortgage Servicing Errors & RESPA / Regulation X Violations
Federal law gives homeowners powerful rights, but lenders rarely explain them. Under the Real Estate Settlement Procedures Act (RESPA) and the related Regulation X, mortgage servicers must follow strict rules in the management of home loans. We help clients enforce those rules, including:
- Investigating and correcting payment misapplication errors
- Challenging incorrect escrow calculations
- Addressing missing or uncredited payments
- Stopping illegal dual tracking
- Enforcing timelines for loss mitigation reviews
- Responding to servicer failure to properly investigate disputes
When lenders and servicers fail to follow RESPA and Regulation X, homeowners may suffer unnecessary fees, credit damage, or foreclosure risk, even when they are trying to do everything right. If these laws have been violated, you may be entitled to damages, corrections, and have defenses to foreclosure.
Pennsylvania Foreclosure Defense
Foreclosure is not automatic, and it is not always legal. Pennsylvania is what’s known as a “judicial foreclosure” state, meaning that the foreclosure process is overseen by the courts. State law provides important procedural and substantive defenses in foreclosure cases. Our firm analyzes each case carefully to determine whether the lender has complied with state and federal requirements, including:
- Whether required Act 91 and Act 6 Notices were sent before filing suit
- Whether a particular lender has the right to foreclose
- Obtaining an accurate accounting of the loan
- Seeing if loss mitigation regulations were followed
Lenders must prove they have the legal right to foreclose and that the amounts they’re seeking are accurate. Common issues include:
- Incomplete or incorrect loan histories
- Missing or defective assignments from one lender to another
- Inaccurate payoff or reinstatement figures
- Unlawful charges tacked on to the loan
In many cases, foreclosure can be delayed, stopped, or resolved through negotiation once lender or servicer misconduct is identified.
What to Expect From Us
Careful review of your mortgage history and servicer conduct
Identification of errors, violations, and leverage points
Strategic use of federal and Pennsylvania law
Clear guidance on your options, litigation, negotiation, or defense
Honest advice about risks, costs, and realistic outcomes
Using the Law to Protect Your Home
Every case is different. Some situations involve correcting errors. Others involve stopping foreclosure or negotiating a resolution. In many cases, identifying legal violations changes the balance of power between homeowners and servicers.
Our role as your advocate is to:
- Identify violations of RESPA, Regulation X, and Pennsylvania law
- Explain how those violations affect your case
- Use the law strategically to protect your interests
You do not need to navigate this alone.
Frequently Asked Questions
Can foreclosure be stopped once it starts?
Oftentimes, yes. Many foreclosures involve servicer errors or legal violations that can delay or stop the process. Additionally, some Pennsylvania counties have foreclosure diversion programs that slow down the process, to help homeowners try to work out solutions with their lenders.
What if I’m behind on payments?
Being behind does not mean your lender can ignore the law. Servicing and loss mitigation rules still apply.
Do servicers really make mistakes?
Yes, frequently. Payment misapplication, bad accounting, and improper fees are common. Mortgage servicers’ computer systems often screw up mortgage loans when a loan transfers from one lender to another, or when a homeowner enters or exits bankruptcy.
Do you only handle cases in Pittsburgh?
Our office represents homeowners throughout Pennsylvania, with a focus on mortgage servicing and foreclosure defense.
Talk to a Pittsburgh Mortgage Servicing and Foreclosure Defense Attorney
If you are dealing with mortgage servicer misconduct or facing foreclosure, time matters. The sooner errors are identified, the more options you may have.
Call our office today at (412) 378-5854 or book a free 15-minute consultation. We look forward to speaking with you and seeing if we can help.