Can I stop a sheriff sale in Philadelphia?

PALawHELP says that if you catch up on mortgage payments before the sheriff's sale, the foreclosure must stop, and you may do this up to three times in a calendar year. You must pay the missed payments plus the lender's court costs, late fees and reasonable attorney's fees, which can be high. Ask the lender for a reinstatement quote in writing.

The Philadelphia Court of Common Pleas created a Residential Mortgage Foreclosure Diversion Program. Its materials say owner-occupied residential premises must be scheduled for a conciliation conference before a sheriff sale can occur. Homeowners are told to call the Save Your Home Philly Hotline at 215-334-HOME (215-334-4663) and meet with a housing counselor. The materials warn that failing to call the hotline or attend the conference can let the sale proceed. These materials date from 2009, so confirm the current process. Philadelphia's court materials use the term conciliation conference for the meeting where the homeowner, the lender's lawyer and a housing counselor talk through options. It is not a trial, and no one expects you to have perfect papers. What matters is that you show up, bring what you can and listen. Many people feel ashamed and avoid the call. A single phone call can open options that disappear if you wait.

If you received an Act 91 notice, you have 33 days from its date to meet face to face with an approved counseling agency. PHFA says foreclosure actions cease while the application is processed if time limits are met. Eligibility has limits, including a $60,000 loan cap and a requirement that the hardship be beyond your control.

The court's program materials include a HOPE NOW Alliance form and a housing affordability worksheet, so expect to talk about income and expenses. Bring recent pay stubs or benefit letters, bank statements, your mortgage statements, any lender letters and court papers you have received. Write down a short timeline of how you fell behind. Ask the counselor to explain every option in plain terms, including a repayment plan, a loan change, selling the house and a deed in lieu. Ask what each option costs and how long it takes. Keep the counselor's name and the date of each call.

Sometimes the numbers do not work. If you owe more in fees than you can raise, selling can still protect what equity you have. Kaizen Home Buyers can make a cash offer within 24 hours on a house as-is, with no repairs and no agent commission, and can close in 14 to 30 days or on your date. Call 267-329-0084. Talk to a housing counselor or foreclosure attorney first so you know every option.