Facing Foreclosure in Gloucester County: Sheriff Sale and Mediation Guide

Step by step in Gloucester County

1. 1

   Read the Notice of Intent to Foreclose

   Before suing, the lender sends a Notice of Intent. New Jersey Courts says the borrower has 30 days from receipt to pay off the debt or arrange an alternative. Keep the envelope and the date you received it. Call the lender and a housing counselor in that window.

2. 2

   Do not ignore the complaint

   If the lender files, the case gets a docket number and you have 35 days to file an answer. The court's guide says the Office of Foreclosure handles uncontested cases, and a missed answer lets the lender ask for default. Consider a lawyer; legal aid may be available if you qualify.

3. 3

   Ask for free mediation early

   Free foreclosure mediation is available, and the court says to request it as soon as possible. The request is due within 60 days of service of the summons and complaint. The home must be your primary residence, a one to four family dwelling, and every borrower must take part. You cannot be in bankruptcy, and you must work with a counselor, reachable through NJHMFA at 609-278-7508.

4. 4

   Know that mediation does not stop the case

   The court form says the lender can keep moving forward during mediation. Treat it as a way to look for a loan modification or deed in lieu, not as a pause button. Keep answering court papers while you wait.

5. 5

   Understand judgment and the writ

   After default or a ruling, the court issues a final judgment and a writ of execution. The sheriff then has 150 days from the writ to auction the property. Both sides can ask for two stays to delay the sale.

6. 6

   Learn the Woodbury sale rules

   Sales run every other Wednesday, and bidders register by emailing the Sheriff's form by noon on the Tuesday before. The minimum bid is $100, the winning bidder pays at least 20% that day, and the county lists two adjournments per docket at $28 each. Notices run weekly in The Sentinel for four weeks.

7. 7

   Price a sale before the hammer falls

   A homeowner has 10 days after the sale to redeem. A sale to a buyer before the auction can protect equity if the house is worth more than the debt. Get a written payoff first, then ask your attorney or counselor whether a sale fits your file.

Gloucester County offices you may deal with

Gloucester County foreclosure questions