Short answer
Probably not. New Jersey's court mediation program is for an owner's primary residence, and the state's pre-foreclosure counseling excludes tenants, heirs, non-occupant owners and investors. That does not end your options. The lender's notice says a debtor can sell or transfer title, and an attorney can explain what applies to you.
What the mediation rules require
The court's mediation packet says the property in foreclosure must be the primary residence of the owner, must be a one to four family dwelling, and that all mortgage borrowers must request mediation. It also says that if your case does not meet every point, you are not eligible. A house that sits empty after a parent's death, or a rental an investor owns, does not fit the primary residence requirement.
What the counseling program excludes
The New Jersey Housing and Mortgage Finance Agency describes pre-foreclosure counseling for owner-occupants of one to four unit properties whose mortgage is in default or in danger of default. It says the program does not serve tenants, heirs, non-occupant owners or investors. The mediation counseling track is tied to the court program. Ask the agency or a HUD-certified housing counselor if an exception could apply to a special situation, and get the answer in writing.
Heirs face a different clock
Heirs who inherit a house with a mortgage and an active foreclosure still have the same court deadlines that anyone served in the case has, such as the 35 days to answer after the complaint. Because eligibility for the free programs is narrow, a probate attorney or a real estate attorney is a better first call. The attorney can also tell you who has authority to act for the estate and whether letters from the Surrogate are needed.
Selling is still on the table
The Notice of Intent to Foreclose must include a statement that the debtor can sell or transfer the title, so a sale is an allowed route. Owners who cannot use mediation often focus on a sale that pays the loan before a judgment. Ask the lender for a payoff amount and compare it with realistic sale prices. If you are an investor, speak with your attorney about any other liens, since a sale generally has to clear them too.
A cash buyer as an option
Kaizen Home Buyers makes cash offers on New Jersey houses as-is, with no repairs and no agent commission. We can give an offer within 24 hours and close in 14 to 30 days or on the date you choose. Call 267-329-0084. We do not give legal advice, so check with an attorney about authority to sign and about the lender's payoff before you commit. Listing with an agent may bring a higher price when there is time.