Foreclosure Lawyer in Los Angeles

Home-Saving Chapter 13 Defense for Los Angeles & the San Fernando Valley

When mortgage payments fall behind and a foreclosure notice arrives, the window for action closes faster in California than in most states. At RHM LAW LLP, we’ve built our entire practice around helping clients stay in their homes. Known throughout Southern California as the Home Savers, we’re the number one filer of home-saving Chapter 13 bankruptcy petitions in Los Angeles and the San Fernando Valley, with more than 7,500 bankruptcy cases filed or overseen across our more than 20 years in practice. Our offices in Encino and Los Angeles serve homeowners throughout Los Angeles County and the San Fernando Valley.

Homeowners who contact us early preserve the most options. Free consultations are available, including same-day appointments, so don’t wait for the next notice to arrive before calling.

Call (213) 344-0043 or contact us online for a free consultation with our Los Angeles foreclosure defense attorneys.

California’s Non-Judicial Foreclosure Process

California operates under a non-judicial foreclosure process governed by Civil Code sections 2924 et seq. Most residential loans here are secured by deeds of trust rather than mortgages, which means lenders can foreclose without filing a lawsuit. That distinction matters: the process moves faster and offers fewer procedural openings for intervention than judicial foreclosure states allow.

The statutory minimum timeline gives homeowners a rough picture of how much time they have. After a lender records a Notice of Default, borrowers have a 90-day reinstatement period during which the loan can be brought current by paying all overdue amounts plus applicable fees. If the default isn’t cured, the lender may then record a Notice of Trustee’s Sale, and the sale can’t be scheduled fewer than 21 days after that notice. That puts the minimum from Notice of Default to sale at approximately 111 days, though actual timelines vary based on lender activity, court proceedings, and whether a bankruptcy filing intervenes.

The California Homeowner Bill of Rights adds another layer of protection on owner-occupied properties: lenders are prohibited from dual tracking, meaning the foreclosure process must generally pause while a completed loan modification application is under review. Servicers are also required to provide a single point of contact to borrowers who request a loan modification or other foreclosure prevention option. We treat these timelines and statutory rights as the foundation of every defense strategy we build.

How Our Foreclosure Attorneys Help Los Angeles Homeowners

Our approach begins with the option most likely to let you stay in your home and moves through every available tool until we find the right fit for your situation.

• The first thing we do is look at home loan modification, which involves adjusting your loan terms to achieve a lower interest rate, reduced monthly payments, or both.
• If a workable modification isn’t achievable, we’ll help you avoid foreclosure through other alternatives, including bankruptcy.
• Sometimes the right move is removing a hostile second or third mortgage or a lien placed on your property without your consent. We can remove junior liens and non-consensual liens through bankruptcy.

We also investigate the foreclosure procedure itself for legal or procedural missteps, such as improper notice timing or failure to follow statutory timelines, that can provide grounds to delay or contest the process. Many of our clients qualify for bankruptcy even when they don’t qualify for a loan modification. Either way, our first goal is to help you keep your home.

Why Choose RHM LAW LLP for Foreclosure Defense in Los Angeles

More than 20 years of practice and 7,500-plus cases give our attorneys a depth of experience. Our practice is focused entirely on bankruptcy and foreclosure defense, which means every strategy we develop is informed by that concentrated body of work.

That focus shapes how we approach each case: we don’t just address the immediate foreclosure threat. We pair that defense with a plan for your long-term financial stability so you’re not facing the same crisis two years from now. Same-day appointments and video consultations reduce the barriers to getting help quickly, because when a Notice of Default has been recorded, speed is part of the strategy.

What Sets Our Foreclosure Defense Law Firm Apart

Several factors distinguish RHM LAW LLP from other foreclosure defense options in Los Angeles:

• Three Board Certified Bankruptcy Specialists lead our team, a credential that reflects the highest level of peer-recognized competence in this practice area.
• Multilingual service in English, Spanish, and Farsi ensures that clients can discuss their situation fully, in the language they’re most comfortable with.
• Recognized by clients and peers, we’re known throughout Southern California as the Home Savers.
• Firsthand perspective: members of our legal team have personally filed for bankruptcy and understand what clients are going through from the inside.
• Complimentary 30-minute consultation with no obligation, so you can get answers before committing to anything.

Exploring Alternatives to Foreclosure in Los Angeles

Falling behind on your mortgage can feel like foreclosure is inevitable, but there are often several paths worth exploring before reaching that point. In Los Angeles County, where property values and mortgage balances tend to be high, choosing the right strategy can have significant long-term consequences. We review your full financial picture and explain how each option applies to your specific situation.

Depending on your goals, you may be able to pursue a negotiated loan workout, a forbearance agreement, or a repayment plan that lets you catch up over time. In some cases, a short sale or deed in lieu of foreclosure can help you avoid the full impact of a completed foreclosure on your record. We also evaluate whether defending the foreclosure directly or using bankruptcy to reorganize your debts gives you more leverage with your lender, and when appropriate, we explain how proceedings in the United States Bankruptcy Court for the Central District of California may affect your timing and available options.

For homeowners who want to keep their property, working with a foreclosure lawyer provides structure, deadlines, and advocacy that are difficult to manage alone. We walk you through the pros and cons of each alternative, how it may affect your credit, and what documentation you’ll need to move forward. The goal is to shift you from reacting to collection notices to following a plan built around your circumstances.

Understanding Common Foreclosure Terms

Several key concepts shape how foreclosure works in California and how your legal options are structured. Understanding the instruments securing your loan, the priority of any liens on your property, and the roles of the parties involved gives you a clearer picture of where leverage exists.

Mortgages & Deeds of Trust

When you took out your home loan, you agreed that the loan would be secured by the property, meaning the loan owner could foreclose and take title if you defaulted. That security agreement is recorded in the local land records office and is called either a mortgage or a deed of trust, depending on state law.

In California, deeds of trust are the most common instrument securing residential loans. Unlike mortgages, deeds of trust allow non-judicial foreclosure, which moves faster and offers fewer procedural opportunities for intervention. Knowing which instrument applies to your loan is a foundational step in understanding what your lender can and can’t do.

First, Second & Third Mortgages

A first mortgage is the primary loan you took out to purchase your home. A second mortgage may have covered part of your down payment or was taken out later against your equity. A third mortgage or home equity line of credit adds another layer of debt secured by the same property.

Second and third mortgages are junior loans, meaning they’re subordinate to the first mortgage in repayment upon foreclosure. Junior lenders may still play a role in negotiation or litigation if foreclosure occurs, and in some cases bankruptcy can be used to remove these junior liens entirely.

Lenders & Mortgage Servicers

Your original lender likely sold your loan shortly after it was issued, and it may have changed hands more than once since then. While you’re supposed to be notified of these transfers, the result is that many homeowners aren’t sure who actually owns their mortgage or who has the authority to foreclose or approve a modification.

The servicer manages day-to-day loan activity, including collecting payments and communicating with borrowers, but may not be the entity that owns the loan or has authority to approve a modification or initiate foreclosure. Knowing the difference between your servicer and the actual loan owner matters when negotiating terms or challenging the foreclosure process.

Get comprehensive legal guidance from a foreclosure defense attorney you can trust at RHM LAW LLP. Call (213) 344-0043 or contact us to schedule your consultation.

FAQ: Your Foreclosure Defense Questions Answered

What Is the Difference Between Judicial & Non-Judicial Foreclosure?

In a judicial foreclosure, the lender must file a lawsuit against the homeowner, which extends the process and provides more time to seek a resolution. In California, non-judicial foreclosures are far more common because deeds of trust are the standard instrument for securing residential loans. Non-judicial foreclosure moves faster and offers fewer points where a homeowner can intervene, which is why acting quickly after receiving a Notice of Default is critical.

How Can Bankruptcy Stop Foreclosure in Los Angeles?

Filing for Chapter 13 bankruptcy triggers an automatic stay, a court order that immediately halts all foreclosure proceedings the moment the petition is filed, regardless of how far along the process has advanced. Chapter 13 then allows the homeowner to propose a court-approved repayment plan to cure mortgage arrears over three to five years while keeping the home. We evaluate whether Chapter 13 is viable for your situation and guide you through the entire filing process.

What Are My Rights During Foreclosure in California?

California law entitles homeowners to a Notice of Default and a Notice of Sale before any foreclosure sale can proceed. Under the California Homeowner Bill of Rights, lenders must generally pause the foreclosure process on owner-occupied properties while a completed loan modification application is under review. You also have the right to request a single point of contact at your servicer. Our team can help ensure these rights are enforced and can identify violations that strengthen your defense.

Can I Sell My Home During Foreclosure?

Yes. A short sale, where the lender agrees to accept less than the full mortgage balance from a sale of the property, can help you avoid a completed foreclosure on your credit record. The sale proceeds pay off the mortgage debt, and in many cases the deficiency may be forgiven. Short sales require lender approval and careful navigation, but they can be a strategic alternative when keeping the home isn’t the goal. We help clients evaluate whether a short sale fits their circumstances and handle the process with the lender.

What Are the Most Effective Defenses Against Foreclosure?

Effective defenses include challenging the validity of loan documentation, identifying procedural errors such as improper notice timing or dual tracking violations, raising predatory lending claims, and leveraging protections under the California Homeowner Bill of Rights. Our foreclosure defense lawyers investigate every aspect of the process to identify missteps that can delay or halt the foreclosure and build a strategy aligned with your financial goals.

Schedule a Free Consultation with a Foreclosure Defense Attorney in Los Angeles

Our foreclosure defense lawyers serve clients throughout the Los Angeles area and the San Fernando Valley through offices in Encino and Los Angeles. Free initial consultations are available, including same-day appointments, in English, Spanish, and Farsi.

We are a debt relief agency. We help people file for bankruptcy relief under the Bankruptcy Code.

For a free initial consultation about avoiding foreclosure with RHM LAW LLP, call (213) 344-0043 or contact us online. We can speak with clients in English, Spanish, and Farsi.