Keys to Financial Success
Monday, April 30th, 2012Making resolutions to improve your financial situation is a good thing to do at any time of year. Regardless of when you begin, the basics remain the same. Here are a few tips to getting ahead financially.
Get Paid What You Are Worth and Spend Less Than You Earn
Make sure you know what your job is worth in the marketplace, by conducting an evaluation of your skills, productivity, job tasks, contribution to the company, and the going rate. Being underpaid even a thousand dollars a year can have a significant effect over the course of your working life. No matter how much or how little you’re paid, you’ll never get ahead if you spend more than you earn. It doesn’t always have to involve making big sacrifices.
Stick to a Budget
How can you know where your money is going if you don’t budget? How can you set spending and saving goals if you don’t know where your money is going? You need a budget whether you make thousands or hundreds of thousands of dollars a year.
Pay Off Credit Card Debt
Credit card debt is the number one obstacle to getting ahead financially. Despite our good resolves to pay the balance off quickly, the reality is that we often don’t, and end up paying far more for things than we would have paid if we had used cash.
Contribute to a Retirement Plan
If your employer has a 401(k) plan and you don’t contribute to it, you’re walking away from one of the best deals out there. If you are already contributing, try to increase your contribution. If your employer doesn’t offer a retirement plan, consider getting an IRA.
Have a Savings Plan
Make sure to set aside a minimum of 5% to 10% of your salary for savings BEFORE you start paying your bills. An even better approach is to have money automatically deducted from your paycheck and deposited into a separate account.
Invest!
If you’re contributing to a retirement plan and a savings account and you can still manage to put some money into other investments that is even better to your overall financial planning.
Maximize Your Employment Benefits
Employment benefits like a 401(k) plan, flexible spending accounts, medical and dental insurance, etc., are worth big bucks. Make sure you’re maximizing yours and taking advantage of the ones that can save you money by reducing taxes or out-of-pocket expenses.
Review Your Insurance Coverage’s
Too many people are talked into paying too much for life and disability insurance. What is important is that you have enough insurance to protect your dependents and your income in the case of death or disability.
Update Your Will
70% of Americans do not have a will. If you have dependents, no matter how little or how much you own, you need a will.
Keep Good Records
Keeping good records all year will save you time and money, instead of scrambling to find everything when tax season approaches.
11 Tips For Refinancing A Mortgage
Monday, March 26th, 2012If you are a homeowner who is thinking of refinancing, do not be intimidated about the process or the paperwork. There are professionals available who are trained and educated in the mortgage field to help you with the refinancing process. Chances are that over the course of a typical mortgage, a home owner will have an opportunity for refinancing.
Some Possible Reasons to Refinance a Mortgage May Include:
- Saving money by lowering the interest rate.
- Making monthly payments more manageable by stretching out the remaining loan term.
- Stabilizing the monthly payment by switching to a fixed-rate mortgage.
Refinancing can be broken down into a series of smaller steps, all of which are fairly simple. Following are eleven tips that can help you refinance a mortgage successfully:
1.Begin by getting all of your paperwork to the lender. The paperwork should include verification of all income and assets such as tax returns, W2s, paycheck stubs, and bank statements. Rates are consistently fluctuating, so if you are looking for a particular interest rate, your window of opportunity can be as little as a couple of hours.
2.What are your reasons for refinancing? Is the purpose to lower the interest rate, reduce the monthly payment, or lock in a fixed monthly payment? The type and terms of the refinance mortgage will depend on one of these or a combination.
3.Based on your goals, set targets for interest rates and monthly payments. Decide on the mortgage term and apply for a fixed or adjustable-rate mortgage. Using a refinance mortgage calculator can help you define your limits.
4.Check your credit rating. A low credit rating will affect the interest rate and the availability of a refinance mortgage.
5.Determine any changes in property value. A drop in property value can make it difficult to refinance a mortgage.
6.Inquire about any prepayment penalties on the existing mortgage. Some mortgages have penalties for early repayment which is important to know so it can be measured against the potential savings from refinancing.
7.Obtain refinance mortgage quotes from a variety of refinance mortgage lenders. Mortgage rates and lending standards vary from one institution to another.
8.Ask lenders for full disclosure of points, closing costs, and other fees.
9.Ask lenders how long they will commit to their rate quotes.
10.Use a mortgage calculator to compare monthly payment savings with closing costs and other upfront fees.
11.Remember it is important to assure the savings in monthly payments because they will, in time, compensate for the upfront costs.
A Mortgage Nightmare’s Happy Ending
Friday, December 31st, 2010TWO and a half years ago, Robert and Amy Ahleman, a construction contractor and a financial services employee, were mired in a mortgage nightmare. After missing just one loan payment on their modest, well-kept bungalow in Bensalem, Pa., the couple began receiving notices from their lender. Default fees and eviction threats followed.
As the amounts they owed ballooned because of mounting late fees and other dubious charges, their lender refused to take their payments, claiming they were insufficient — which put the Ahlemans even further behind.
The couple soon realized that filing for bankruptcywas the only way to save their home. At the time, the Ahlemans had two mortgages, one for just under $200,000 and a second for $50,000, and the debt was smothering them.
Today, however, the Ahlemans have a happier story to tell. Not only did they survive their harrowing experience with their home intact, but they say they have emerged happier and thriftier for it.
“Given how much we love the house and our neighborhood, being able to go through that and get out of it makes you look at life totally different,” says Ms. Ahleman, 33. “We can wake up every morning now and not worry about our house being ripped out from underneath us.”
Back in July 2008, when the Ahlemans’ troubles were first detailed in a front-page article in The New York Times, their experience was less common than it is today. Since then, of course, millions of average Americans have been sucked into a foreclosure maelstrom that is ruining their finances and their lives.
This disaster has been accompanied by a still-unsettled debate about how best to stem the foreclosure crisis. When the federal government first stepped in to shore up the economy in 2008, it chose to buttress Wall Street and the banking system with hundreds of billions of dollars in taxpayer bailouts while largely leaving homeowners on their own.
Now that the foreclosure mess continues to hamstring the economy and has upset political expectations, policy makers have focused more closely on it. But a divide remains: Should homeowners simply be foreclosed upon en masse, or should banks work with them to modify mortgages and reduce the loans to levels that homeowners can manage?
The Ahlemans can attest to the fact that a modification, when properly engineered, can offer a less financially painful solution for everyone involved in a potential foreclosure. Yet while the couple’s default survival tale is uplifting, it’s hardly the norm. The terms they received on their loan modification are rarely offered to troubled borrowers today, and so their journey — and their escape from the possible consequences of a foreclosure — remain unusual.
Some analysts and leading economists have cited a failure by banks to provide loan modifications as a signal reason that the foreclosure crisis continues to drag on so ruinously, years after it began. Each month, roughly 250,000 new foreclosures are started, while 100,000 are completed, according to a recent report by the Congressional Oversight Panel, which was created in 2008 to monitor financial markets and those who regulate them.
Figures like these have a huge effect on almost everyone in the country, experts say. Foreclosures blight neighborhoods, put financial pressure on families and drive down local real estate values. Investors who hold the loans in securitization trusts are also hurt by foreclosures, because recoveries on these properties are low. And consumers, made more cautious by a crippled housing market, spend less freely, curbing the economy’s growth.
SOME are prospering from foreclosures, particularly loan servicers that administer mortgages for banks and investors who own the underlying properties. As the report from the Congressional Oversight Panel noted, loan servicers can profit significantly by pushing borrowers into foreclosure. It gives the servicers more opportunities to keep charging lucrative fees and little incentive to seek a modification.
Another obstacle to loan modifications arises if imperiled borrowers have second liens, like home equity loans, on their properties. These liens are often held by lenders who are also servicers on the first mortgage. They, too, have little interest in seeing any modification because it would harm the value of their holdings and reduce their income from fees.
Because of these realities, the Home Affordable Modification Program of the Treasury has been largely ineffective when it comes to helping borrowers get loan modifications from their banks, according to the Congressional panel.
As of mid-December, HAMP had processed almost 520,000 permanent loan modifications. The panel estimated that by the time the program is finished, it will have prevented only 700,000 foreclosures over all — quite a contrast to the three million to four million modifications that the Treasury anticipated when it rolled out its plan. Up to 13 million foreclosures are expected to have occurred by 2012, the panel said.
Tim Massad, acting assistant Treasury secretary for financial stability, attributed the program’s results to three things: “The eligibility pool is smaller than we originally thought, and it has been much more difficult to contact borrowers,” he said. “Third, the banks have not executed these programs very well.”
Kurt Eggert, a professor at Chapman University School of Law in Orange, Calif., said: “I think it’s clear that while HAMP was well-intentioned, it hasn’t delivered nearly enough. I think a big part of the problem is that nobody is effectively holding servicers’ feet to the fire to say, ‘Where are the loan mods that you should be delivering that help both borrowers and investors?’ ”
IN late 2008, a little more than a year after they filed for bankruptcy to protect their home, the Ahlemans received a letter notifying them that their loan was being transferred to a new lender and loan servicer. The company that they would now be dealing with was Litton Loan Servicing, a unit of Goldman Sachs.
Ms. Ahleman said she immediately began pestering Litton for a loan modification.
“I harassed and harassed Litton,” she recalls. “We had to submit the paperwork right when our loan was transferred. We didn’t hear anything through January and February. I would call them hysterical, crying.”
After months of no progress, in the spring of 2009, a reporter called Litton to ask why the Ahlemans’ loan modification was stalled. Litton responded quickly and later made the couple a compelling offer: It said it would cut the interest rate on their first mortgage from a variable rate of 9.3 percent to a fixed rate of 4.59 percent. Litton also offered to waive $38,332 in arrears on their loan, which included late fees and legal costs that had accumulated while the loan was in default.
Separately, Banco Popular, the bank that owned the $50,000 second mortgage on the Ahlemans’ property — which carried a whopping interest rate of 12 percent — wrote it off entirely. This eliminated the couple’s obligation to pay the debt, which had grown to $62,000, including fees and other charges. (The couple paid taxes on the forgiven mortgage.)
Under the terms of the new loan, the Ahlemans’ mortgage obligations dropped from almost $250,000 to roughly $198,000. Their monthly payment fell from $1,959 to $1,376.
The Ahlemans say their loan deal gave them a life-changing second chance. Since they received it in June 2009, they have made their payments on time; they emerged from bankruptcy a year ago.
With work busy for both of them, they have been able to put money away in case they hit another rough spot.
“We like to have one or two mortgage payments in a savings account so that money is there to fall back on if we do have a bad month,” Ms. Ahleman says. “From going through that whole experience, we became very frugal. Every now and then, we’ll go out to dinner, but we don’t splurge or go on shopping sprees.”
The Ahlemans hold no credit cards, except for the one that Mr. Ahleman, 36, uses for his contracting business. They cut up their credit cards back in 2008, when they filed for bankruptcy, paying them off under a court-approved plan.
“If we can’t pay cash for it, we don’t buy it,” Ms. Ahleman says. “That’s one thing we learned. Credit cards will get you in trouble. I will never allow myself to get in that position again, regardless of what I have to do.”
For policy makers interested in designing loan modification programs that actually work, the Ahlemans’ story may be instructive. Because most banks refuse to provide principal write-downs on troubled loans, the kind of modification the couple received is the exception rather than the rule across America today.
Most loan modifications, if they can be wrangled out of lenders at all, reduce the interest rate only slightly and tack onto the mortgage all the late fees, legal fees and other questionable costs that have accrued in the foreclosure process — simply adding to the debt that borrowers must repay.
“While focusing on the safety and soundness of banking institutions, regulators have focused too little on protecting borrowers from abusive practices,” says Mr. Eggert, the law professor.
The Congressional Oversight Panel noted the possibility that conflicts of interest among loan servicers were preventing loan modifications from being struck. Representative Brad Miller, a Democrat from North Carolina, is advocating that loan servicers be separated from the institutions that hold a borrower’s loan, in order to eliminate such potential conflicts. He is also urging regulators to create strict criteria that loan servicers will have to follow when working on modifications.
Mr. Miller is circulating a letter among his colleagues that outlines his suggestions. It is addressed to top officials at six federal agencies or regulators: the Federal Reserve, the Federal Deposit Insurance Corporation, the Federal Housing Finance Agency, the Securities and Exchange Commission, the Office of the Comptroller of the Currency and the United States Treasury.
For the loan modification criteria, Mr. Miller pointed to the rules set out by Farmer Mac, a government-sponsored enterprise that finances farm loans. Those rules include requirements about who qualifies for a change in the terms of their mortgage, and a calculation of the likely loss that a foreclosure might create.
“The criteria are designed to lead to a sensible modification that the farmer can sustain,” Mr. Miller says, “and it protects the investor as well by getting people into mortgages rather than undergoing the horrific expense of foreclosure.”
Mr. Miller also aims to end affiliations between servicers and banks, which he said were proving to be a genuine impediment to loan modifications.
“Having a servicer be affiliated with a big bank does not really have any offsetting advantage,” he says. “It creates conflicts of interest, it puts the servicer in the position of controlling information and allows it to protect itself at the expense of homeowners and investors.”
THE F.D.I.C. has proposed a set of loan servicer requirements that, among other things, would try to eliminate conflicts of interest.
Under its proposal, a servicer would have to disclose an ownership interest that it or an affiliate had in a loan secured by the same property on which another mortgage was outstanding. The servicer would also have to establish a process to address any second lien that it might own where the first mortgage is seriously delinquent.
Mr. Eggert said a national set of servicing standards would be a crucial step toward putting consumers and investors onto a level playing field with loan servicers.
“At the recent Senate testimony where all the federal agencies came forward and testified about servicer problems, it was telling that they didn’t talk about what they have already done about it,” he says. “Instead, they talked about the investigations they are conducting that they hoped would inform them on what to do next. How many years are we into this crisis? We are long past the point of where we should be investigating to see what’s happening.”
For the Ahlemans, at least, their flirtation with financial disaster — and the modification that helped them survive — has made them appreciate life more.
“We’re just really, really happy all the time,” says Ms. Ahleman. “I used to say to myself, ‘When I wake up in the morning, I just want to feel how people who are comfortable in life feel.’ And now we have the ability to do that. It can be done.”
Effect of poor credit on mortgage
Friday, November 12th, 2010If you have a poor credit, you are just on the verge of losing everything. Poor credit history reports make the life of an individual seem more hellish. Just think for one second how good credit affects your prospects when you go for home loan! There are pretty good benefits available for re-financing your home, and as a prospective homeowner, you can be lucky to get loans at comparatively low interest rates, which would eventually have lower EMIs. By going for home refinancing, possible only if you have good credit report, allows a prospective home owner to have a shorter term which would eventually mean building the equity in a better way and more efficiently.
With right planning and intuitive thinking, you can easily overcome the burden of a poor credit report and transform it into really handsome and impressive credit report. In this endeavor, you can always consider in hiring the services of mortgage attorney or lawyer. The best option to convert your poor credit history report into an impressive credit score is to hire Mortgage Attorney Wilmington, or Chester County, Delaware, and Pennsylvania.
Here are few of the imminent happenings of maintaining a poor credit:
- 1. Poor credit will make you a poor human being by all means. Your mortgage loan application is bound to get rejected, and you might not get the best mortgage loan cover, should you plan to go out for a good and big home in a serene and terrific locale or nor any commercial business center.
- 2. Poor credit will eventually make the credit card, finance and mortgage companies think less serious about you and your financial condition. All they are forced to think is to get back their mortgage payments from you in whatever way they can or they should.
- 3. Bad credit reports make your condition really bad as you just have no alternative left with you to think of any other viable loan option. A consistent bad credit loan will eventually force the lenders run after you with a whip, and you’d be running all the more faster to evade lenders.
- 4. Bad credit reports under more drastic conditions can lead you to legal situations where you can be sued by the lender for not making repayments of the loan. This will turn out to be a completely stressful condition. Make sure you keep a firm check on your credit score that will give you fresh lease of life.
Getting out of bad credit history is easy, provided if you are not really considering coming out of it. There are many ways in which you can come out of the bad credit score, and the best way to begin is talk to the mortgage lender or mortgage lawyer.
Top 6 Mortgage Mistakes
Wednesday, October 27th, 2010by Mark Riddix
Sunday, October 24, 2010
During the 2007-2009 financial crisis, the United States economy crumbled because of a problem with mortgage foreclosures. Borrowers all over the nation had trouble paying their mortgages. At the time, eight out of 10 borrowers were trying to refinance their mortgages. Even high end homeowners were having trouble with foreclosures. Why were so many citizens having trouble with their mortgages?
Let’s take a look at the biggest mortgage mistakes that homeowners make.
1. Adjustable Rate Mortgages
Adjustable rate mortgages seem like a homeowners dream. An adjustable rate mortgage starts you off with a low interest rate for the first two to five years. They allow you to buy a larger house than you can normally qualify for and have lower payments that you can afford. After two to five years the interest rate resets to a higher market rate. That’s no problem because borrowers can just take the equity out of their homes and refinance to a lower rate once it resets.
Well, it doesn’t always work out that way. When housing prices drop, borrowers tend to find that they are unable to refinance their existing loans. This leaves many borrowers facing high mortgage payments that are two to three times their original payments. The dream of home ownership quickly becomes a nightmare.
2. No Down Payment
During the subprime crisis, many companies were offering borrowers no down payment loans to borrowers. The purpose of a down payment is twofold. First, it increases the amount of equity that you have in your home and reduces the amount of money that you owe on a home. Second, a down payment makes sure that you have some skin in the game. Borrowers that place down a large down payment are much more likely to try everything possible to make their mortgage payments since they do not want to lose their investment. Many borrowers who put little to nothing down on their homes find themselves upside down on their mortgage and end up just walking away. They owe more money than the home is worth. The more a borrower owes, the more likely they are to walk away.
3. Liar Loans
The phrase “liar loans” leaves a bad taste in your mouth. Liar loans were incredibly popular during the real estate boom prior to the subprime meltdown that began in 2007. Mortgage lenders were quick to hand them out and borrowers were quick to accept them. A liar loan is a loan that requires little to no documentation. Liar loans do not require verification. The loan is based on the borrower’s stated income, stated assets and stated expenses.
They are called liar loans because borrowers have a tendency to lie and inflate their income so that they can buy a larger house. Some individuals that received a liar loan did not even have a job! The trouble starts once the buyer gets in the home. Since the mortgage payments have to be paid with actual income and not stated income, the borrower is unable to consistently make their mortgage payments. They fall behind on the payments and find themselves facing bankruptcy and foreclosure.
4. Reverse Mortgages
If you watch television, you have probably seen a reverse mortgage advertised as the solution to all of your income problems. Are reverse mortgages the godsend that people claim that they are? A reverse mortgage is a loan available to senior citizens age 62 and up that uses the equity out of your home to provide you with an income stream. The available equity is paid out to you in a steady stream of payments or in a lump sum like an annuity.
There are many drawbacks to getting a reverse mortgage. There are high upfront costs. Origination fees, mortgage insurance, title insurance, appraisal fees, attorney fees and miscellaneous fees can quickly eat up your equity. The borrower loses full ownership of their home. Since all of the equity will be gone from your home, the bank now owns the home. The family is only entitled to any equity that is left after all of the cash from the deceased’s estate has been used to pay off the mortgage, fees, and interest. The family will have to try to work out an agreement with the bank and make mortgage payments to keep the family home.
5. Longer Amortization
You may have thought that 30 years was the longest time frame that you could get on a mortgage. Are you aware that some mortgage companies are offering loans that run 40 years now? Thirty five and forty year mortgages are slowly rising in popularity. They allow individuals to buy a larger house for much lower payments. A 40-year mortgage may make sense for a young 20-year-old who plans to stay in their home for the next 20 years but it doesn’t make sense for a lot of people. The interest rate on a 40-year mortgage will be slightly higher than a 30 year. This amounts to a whole lot more interest over a 40-year time period, because banks aren’t going to give borrowers 10 extra years to pay off their mortgage without making it up on the back end.
Borrowers will also have less equity in their homes. The bulk of payments for the first 10 to 20 years will primarily pay down interest making it nearly impossible for the borrower to move. Besides, do you really want to be making mortgage payments in your 70′s?
[What It Takes to Get a Loan]
6. Exotic Mortgage Products
Some homeowners simply did not understand what they were getting themselves into. Lenders came up with all sorts of exotic products that made the dream of home ownership a reality. Products like interest only loans which can lower payments 20-30%. These loans let borrowers live in a home for a few years and only make interest payments. Name your payment loans let borrowers decide exactly how much they want to pay on their mortgage each month.
The catch is that a big balloon principal payment would come due after a certain time period. All of these products are known as negative amortization products. Instead of building up equity, borrowers are building negative equity. They are increasing the amount that they owe every month until their debt comes crashing down on them like a pile of bricks. Exotic mortgage products have led to many borrowers being underwater on their loans.
The Bottom Line
As you can clearly see, the road to home ownership is riddled with many traps. If you can avoid the traps that many borrowers fell into then you can keep yourself from financial ruin.
Refinance your house even under chapter 13
Saturday, October 16th, 2010Chapter 13 filing for bankruptcy offers the way out for the bankrupt individual to re-finance his or her home, although it seems to be quite difficult a situation. With the help bankruptcy attorney, you can minimize the hassles of re-financing after the chapter 13 filing of the bankruptcy. Check out for Bankruptcy Attorney Philadelphia, or you can also do online shopping and comparison to find some real good bankruptcy attorneys and lawyers in Wilmington, Chester County, Pennsylvania and many more.
Here are few ways that you can resort to, for re-financing your house even when you have filed for the bankruptcy under the chapter 13:
• You can look out for a bankruptcy attorney, who is otherwise ready to give you quick advice on various options available under the chapter 13 rules to file for the re-financing of your home. Most of the times, people who file their bankruptcy application also hire a bankruptcy lawyer in case they are serious about re-financing their options.
• You can also search for a professional mortgage company which can help you with home re-financing option and bring to you more effective solutions even under complex situations like chapter 13 bankruptcy filing. It is also very significant to note that many a times creditors are ignorant to lend to debtors who have already filed under the chapter 13 bankruptcy, because creditor fear, debtors can convert to chapter 7 bankruptcy; and this would make the situation all the more complex for the creditors.
• Take the help of a bankruptcy attorney who will present a completely new budget plan which will reflect variation in the housing cost after you have thought of refinancing your home under the Chapter 13 filing.
• As a debtor, you can always think ahead of filing in a bankruptcy court and this will help you a great deal in getting re-financed in case you are seeking a dream home for you.
• It is always important to get prior approval of the trustee as this would help you to bring forth a transparent solution where a home mortgage company can seriously consider you and offer a re-financing option for your requirements. All this will not take more time.
• When taking the approval from the trustee, a debtor will be asked different sorts of questions including the means that the debtor would utilize to pay for the funds. The debtor should be ready to answer all subtle and sensitive questions.
Keep these points in your mind while you go for re-financing the home option under the chapter 13 bankruptcy claim. The most important thing that you should not fail is confidence. Be confident that you can have the re-financing option still working for you even if you have filed chapter 13 bankruptcy.
Going From 2 Mortgages to Just 1
Thursday, June 24th, 2010The powerful tools available to homeowner in a Delaware Chapter 13 Bankruptcy is the ability to “strip” the second mortgage on their residence. With the real estate market having a downturn and the value of properties going down a word to wise is to look at whether you get rid of… yes get rid of your second mortgage. This is how it works… when you purchased your home, you like many others got two mortgages. The first mortgage was for $80,000 and the second mortgage was for $20,000. However, due to real estate market and the current market prices of homes in your area, if you were to sell your home, you would not be able to sell your home for more than $75,000.
In this situation, you could file a Delaware Chapter 13 Bankruptcy and strip or get rid of your $20,000 second mortgage. The reason is under the Bankruptcy Code, the second mortgage would be reclassified and wholly “unsecured”. By that the Code means that the value of the home is taken up by the first mortgage, therefore there is not value in the home to secure the second mortgage. Therefore, the Code will treat that second mortgage as they would a credit card and typically in a Bankruptcy, credit card creditors get very little or nothing. If this mortgage is stripped, then you don’t pay it during your Delaware Chapter 13 Bankruptcy plan period (usually 3-5 years) and it is discharged (meaning you no longer have a legal obligation to pay it …ever) at the end of your plan period
So… the morale of the story is, you may start out in a Delaware Chapter 13 Bankruptcy with two mortgages but depending on the value of your residence, you may be able to get rid of the second, permanently.
Philadelphia Loan Modification
Friday, April 30th, 2010Philadelphia Loan Modification processes can take a long time. But not always. In the past week, one of my Philadelphia Loan Modifications happened very quickly.
I was able to get a client on a trial plan in 3 business days. We were able to drop her payment almost $500.00 and were able to get her Sheriffs sale put on hold. If this Philadelphia loan modification client makes her payments on time during the trial the lender will do a permanent modification for her. Citi Mortgage is really stepping it up these days!!’
If you want to learn more about Philadelphia loan modification please contact the Law Offices of Georgette Miller at www.georgettemillerlaw.com