Facing Foreclosure · Lower Merion, PA

Selling a House Facing Foreclosure in Lower Merion

Foreclosure in a high-value township is still foreclosure. The lender's Act 91 notice gives you 33 days to apply for state help, and the county's sale calendar then sets the pace. Our city record lists high carrying costs while a Lower Merion house is on the market, and costs like that can eat into equity faster than owners expect.

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Modest New Jersey split-level during a mortgage foreclosure

Kaizen Home Buyers pays cash and takes the house as-is. You make no repairs and pay no agent commission. An offer comes within 24 hours, and closing can run 14 to 30 days or land on the date you pick. If you owe less than the house is worth, selling before the auction may protect your equity. A housing counselor or attorney should review your options.

What’s different in Lower Merion

How Montgomery County runs its sale

Sheriff sales are conducted online through Bid4Assets, and bidders create an account and register. A Sale Day Report is published one week before each sale. The county page reviewed on October 23, 2026 listed the next sale as January 27, 2027, with an attorneys' last date to file of November 4, 2026. The Sheriff's Office is at 610-278-3000 and keeps weekday hours of 8:30 a.m. to 4:15 p.m. The county's filing deadline is the date that counts for most owners. Ask the plaintiff's attorney what the last day is for your case, and ask for written confirmation of any change. Do not rely on a verbal promise that a sale will be postponed.

The resale certification still applies to a sale before the auction

If you sell before the auction, Lower Merion's resale rules matter. The township says an owner must obtain a Resale Certification and deliver certifications for zoning and use, curbs and sidewalks, smoke detectors and the posted building number at or before settlement. Ask the township how long it takes so a deadline does not slip. Your attorney should confirm what the buyer must receive. If you sell before the auction, the title company will need the township paperwork, a payoff letter and proof of who can sign. Start those pieces early and keep a checklist so nothing is left until the final week.

Act 91 and counseling

PHFA says free counseling is available to Pennsylvania residents at 1.855.827.3466, and that after meeting a counselor you have 30 days to submit the HEMAP application. PHFA then has up to 60 days to decide. The home must be owner-occupied and the delinquency must come from circumstances beyond your control. A counselor can also explain what to ask your lender for. If the debt is larger than the home is worth, a sale needs the lender's approval. Ask a counselor how that request works, and keep every letter from the lender. A written answer from the lender is the only answer that counts.

Checklist before you sell

  • The Act 91 notice, the complaint and every letter from the lender's lawyers
  • Docket number, plaintiff's attorney and any sale date
  • A written payoff with a line-by-line breakdown
  • Mortgage statements and tax bills
  • Township resale paperwork and permit history
  • Notes on roof, windows and systems
  • Contacts for a housing counselor and an attorney

How Kaizen can help

Send us the address and the sale date if you have one. We review the house as it stands and quote cash with the repair work counted for you. Put the number beside your payoff. If a sale does not clear the debt, ask your lender and counselor about approval and other options.

A signed contract does not stop a sheriff sale. The plaintiff's attorney has to file the change before the county's cut-off. We can set a closing date that leaves room if the title work allows. Call or text Kaizen Home Buyers at 267-329-0084.

Facing Foreclosure in Lower Merion: questions

Is there a court program that might pause the case?

PHFA names a Residential Mortgage Diversion Program for owner-occupied homes. Its page does not say which counties take part now, so ask your attorney about Montgomery County. PHFA lists 1-800-635-4747.

Can I sell while the foreclosure is pending?

Often yes if the lender is paid at closing before the sale. Have the title company request the payoff and confirm it in writing.

Where do I look up my case?

The county's Sale Day Report lists case and property details one week before each sale. Look for your address and docket.

Where can I find free legal help?

For free legal information, the Pennsylvania Legal Aid Network has a foreclosure prevention guide.

Keep reading

We buy houses in Lower MerionFacing Foreclosure: full guideHow to Sell an Inherited House in Montgomery County, PA (Probate Guide)Facing Foreclosure in Montgomery County, PA: Online Sheriff Sale GuideSelling an Inherited House in Lower MerionSelling a House During a Divorce in Lower MerionSelling Your Lower Merion House Before a MoveFacing Foreclosure on a Philadelphia Home: Your OptionsFacing Foreclosure in Upper Darby: Your OptionsFacing Foreclosure in Chester, PA: Your OptionsFacing Foreclosure in Norristown: Your OptionsFacing Foreclosure in Abington Township: Your OptionsFacing Foreclosure in Plymouth Meeting: Your Options

Sources

General information, not legal or tax advice. Rules change; confirm details with the office or a professional.

  1. Foreclosure: Act 91 Notice and HEMAP (Pennsylvania Housing Finance Agency, undated page)
  2. City service-area content (Kaizen Home Buyers, 2026-06-30)
  3. Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
  4. For many struggling mortgage borrowers with home equity, selling their home could be an alternative to foreclosure (Consumer Financial Protection Bureau, undated)
  5. Sheriff Sales (Montgomery County, PA, page lists sale dates through Jan. 27, 2027)
  6. Land Transfer (resale certification) (Lower Merion Township, current page, not dated)
  7. Residential Mortgage Diversion Program (Pennsylvania Housing Finance Agency, 2026-10)
  8. Preventing Mortgage Foreclosure (Pennsylvania Legal Aid Network (PALawHELP), reviewed 2026-08-26)

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