Putnam County, NY

Foreclosure Assistance in Putnam County, New York

Facing foreclosure in Putnam County? New York's judicial process gives you powerful protections — but you must act. Dream Financial Management provides free, confidential foreclosure assistance to Putnam County homeowners. Serving homeowners nationwide since 1994.

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New York foreclosure framework

How Foreclosure Works in New York

New York is a judicial foreclosure state. This means the lender must file a lawsuit and obtain a court judgment before the property can be sold at a public auction. Homeowners across Putnam County benefit from key protections built into the New York process.

Judicial Foreclosure in New York

NY foreclosure begins when the lender files a foreclosure lawsuit after a default. The homeowner is formally served with a summons and complaint and has a limited window to respond to the court.

1

90-Day Pre-Foreclosure Notice

By law, homeowners receive a pre-foreclosure notice before most residential foreclosure actions are filed, alerting them to options and the importance of acting early.

2

Summons & Complaint

The homeowner is served with the foreclosure lawsuit and must respond. A timely answer preserves defenses and options before the court.

3

Mandatory Settlement Conference

For most home loans, the court schedules a settlement conference where the homeowner and lender can work toward loss mitigation and alternatives.

A Step-by-Step New York Foreclosure Timeline

  1. Step 1 — Missed payments & default. The loan is declared in default after missed payments. Loss mitigation can often begin here, before any court filing.
  2. Step 2 — 90-day pre-foreclosure notice. Homeowners are notified of the upcoming foreclosure action and their options.
  3. Step 3 — Lawsuit filed; summons served. The foreclosure complaint is filed with the county court and served. The response deadline is critical.
  4. Step 4 — Mandatory settlement conference. The court holds a conference to explore loan modification and other resolutions.
  5. Step 5 — Judgment & sale. If unresolved, the court issues a judgment and the property is scheduled for public auction.

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About Putnam County, New York

Hudson Valley Homeowner Support

Putnam County sits in the lower Hudson Valley, just north of New York City, with Carmel as its county seat and communities including Cold Spring, Kent, and Putnam Valley. With elevated property values and a commuter-heavy market, Putnam homeowners facing hardship need knowledgeable guidance. Dream Financial Management helps Putnam County homeowners navigate the New York foreclosure process and pursue every available retention option.

Communities We Serve

We help homeowners throughout Putnam County, including:

Carmel Cold Spring Kent Putnam Valley Mahopac Mahopac Falls Brewster Garrison Nelsonville Philipstown Patterson And all communities

Options During Foreclosure

Depending on your situation and loan type, options may include:

  • Loan modification — restructure your loan into an affordable payment.
  • Reinstatement — catch up on arrears all at once, if possible.
  • Forbearance — temporary payment reduction or pause.
  • Short sale — sell for less than owed to avoid foreclosure.
  • Deed in lieu — transfer ownership voluntarily to the lender.
  • Bankruptcy protection — Chapter 13 can halt the sale and repay arrears.
  • Settlement conference defense — challenge the case and negotiate.

Need Help Now in Putnam County?

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Get prepared

Documents to Gather & Common Questions

Being prepared speeds up your review and strengthens your position.

Documents to Have Ready

Latest mortgage statement
Any foreclosure notices or court papers
Two years of tax returns
Recent pay stubs (60 days)
Bank statements (60-90 days)
Hardship explanation & budget

Putnam County Foreclosure FAQs

How long does a Putnam County foreclosure take?
What happens at the mandatory settlement conference?
What is the 90-day pre-foreclosure notice?
Can I keep my home after a foreclosure sale?
What is the Foreclosure Abuse Prevention Act (FAPA)?

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