Delaware foreclosures start with a letter, not a lawsuit. On an owner-occupied one-to-four family home, the lender cannot file until 45 days after it sends a notice of intent to foreclose. Smyrna sits on the Kent and New Castle line, so the first job is confirming which county your parcel is in. A Kent parcel goes to the Kent County sheriff, and that office has one rule worth knowing early: no redemption period after a foreclosure sale.
No obligation. We respond within 24 hours.
Kaizen Home Buyers can send an as-is cash offer within 24 hours. There are no repairs and no agent commission, and closing can be 14 to 30 days out or on your date. We cannot stop a case or change a sale date. Only the lender's attorney, the sheriff or the court can do that.
Kent County foreclosure sales are held on the first Thursday of each month unless a holiday falls on that day, in Chamber Room 203 at 555 Bay Road, Dover. Bidders bring a $4,000 non-refundable cashier's check, certified check or money order per property. The winning bidder pays 20 percent on sale day, and the page says the balance is due about 30 days later. The Sheriff's Office is at 302-736-2161.
The Sheriff's page says there is not a redemption period for a foreclosure sale, unlike a tax sale where the owner has about 90 days. That puts weight on what you do before the auction date. Get a written payoff from the servicer and ask an attorney what the docket shows.
A covered case is an owner-occupied one-to-four family primary residence. The mediation notice comes with the complaint, the counselor meeting and Certificate of Participation are due within 30 days of service, and the conference is set 45 to 75 days after service. The state hotline is (800) 220-5424. A rental house may fall outside the program, so ask. Smyrna mixes older downtown streets with newer subdivisions, with detached houses about 48% of the housing and 2000s construction the largest age group at about 34%, so equity depends on which kind of house you own. A recent comparable sale on your own street tells you more than a town average.
Send the address, the loan details you have and any sale date. We estimate what the house would bring as it stands, so you and your counselor can compare it with the payoff. If the house is worth more than the debt, a sale before the auction may protect equity. If it is not, your counselor can explain other options.
A foreclosure sale can fall through, move or close fast, so we ask for the sale date at the start. We can aim for 14 to 30 days, but the lender's cooperation and title work set the real date. Call 267-329-0084.
On the first Thursday of each month unless a holiday falls on that day, in Chamber Room 203 at 555 Bay Road, Dover. Confirm with the plaintiff's attorney or the Sheriff.
The Sheriff's page says there is no redemption period for a foreclosure sale. Ask an attorney about any court options.
Bidders bring $4,000 per property in non-refundable form, and the winner pays 20 percent on sale day.
We make as-is cash offers and can close in 14 to 30 days or on your date. Timing against a sale date depends on your lender and the court.
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
No obligation. No fees. Just a fair offer from a local buyer.