Pennsylvania is a judicial foreclosure state — lenders must sue in Philadelphia County Court of Common Pleas. Philly homeowners benefit from mandatory conciliation conferences and the City's nationally recognized foreclosure diversion program. Dream Financial Management since 1994.
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Philadelphia's judicial foreclosure process and diversion program give homeowners powerful opportunities to negotiate and stop foreclosure.
PA requires lawsuit in Court of Common Pleas
PA judicial foreclosure timeline — time to fight
Mandatory conference before foreclosure proceeds
One of the nation's longest-running foreclosure diversion programs. Mandatory conciliation conferences before a judge. Homeowners and lenders meet with housing counselors to negotiate alternatives. Many Philly foreclosures are resolved through loan modifications or repayment plans negotiated in these conferences.
Lenders must send an Act 91 notice at least 30 days before filing foreclosure. This notice must include information about free housing counseling and the Homeowners' Emergency Mortgage Assistance Program (HEMAP). Failure to comply is a defense.
Attend the mandatory conciliation conference and negotiate directly with your lender.
Many Philly homeowners secure affordable modifications through the diversion program.
Apply for the Homeowners' Emergency Mortgage Assistance Program for temporary payment help.
Raise Act 91 violations and other procedural defenses in the Court of Common Pleas.