Short Sales- sales of properties which generate insufficient funds to pay off the liens and closing costs - have become a hot topic in recent months. They are different from a foreclosure in that the owner is still making the payments in most cases, but they require lender approval to close. Our thanks to Nicole Walker of Fairhaven Mortgage for contributing the following series of questions and answers regarding short sales. Her contact information is at the bottom if you have further questions.
Will there be any tax consequences to doing a Short Sale?
Typically, the tax consequences will be less severe vs. letting the home go to foreclosure. If the home is sold at foreclosure auction, you will still receive a 1099-A for the amount the lender lost due to the sale. In a short sale, most lenders (except for those that are out of business and not worried about the O.T.S.), will ALWAYS give you a 1099-C for the amount they have lost due to the short sale, if they decide to not seek a deficiency judgment (in almost EVERY case they will opt to send you a 1099-C for the amount of the loss). We always recommend that you consult with a CPA regarding taxes. Additionally, we recommend that you become familiar with IRS form 982 prior to deciding the pursuit of a short sale.
Can the bank give me a 1099-C and report my credit as paid less than agreed?
Legally? No. Do they do it anyway? Yes. So, you will need to keep that 1099-C as proof that they ‘wrote off’ that loss by essentially ‘giving you the difference of the purchase price and amount owed as income’. The bank can not legally report ‘paid less than agreed’ to the credit bureaus if they accepted partial payment of the not e and also sent you a 1099-C (income to you) for the difference of that note. Talk to a Real Estate Attorney for clarification on the subject. If needed, you or your attorney can contact the bank at a later date about ‘fixing’ their slight oversight in sticking it to you twice.
Can the bank seek a ‘deficiency judgment’ for the amount they lose by accepting a Short Sale?
In most states yes, but a lot of the time they will opt to send you a 1099-C and write it off as a loss on their books. The thing that you should know is that VERY FEW lenders will seek a deficiency judgment due to the cost to get the judgment and due to the fact that you probably can’t pay it anyway. 99.99% of the time the lender will send you a 1099-C instead of even worrying about the deficiency judgment, even when they can legally seek that option.Once they have sent you a 1099-C, they cannot seek a deficiency judgment. They can only do one or the other, not both.
How does a foreclosure versus a Short Sale show up on a homeowners credit?
It depends on how the creditor reports it to the credit bureaus. Generally, a foreclosure will show up as a FORECLOSURE and can stay on a homeowners record for up to seven years. Anytime the homeowner applies for a new loan or has their credith run, the foreclosure will likely show up. More and more employers are running credit for job applicants. A Short Sale is listed as SETTLED DEBT, and is much less harmful to the homeowners credit than a foreclosure. It is not Paid in Full as it would be if the full balance was paid off on the mortgage, but a Short Sale is much better credit wise than a foreclosure. We recommend that you consult a credit company for more information.
What is a Deficiency Judgment?
When a creditor (lender) files a lawsuit against a debtor (borrower) through the courts in an attempt to collect an amount not covered by the value of security that was put up for a loan or installment payments. In other words, if the lender recoups less money than is owed, whether it be via Short Sale or foreclosure, then they have the right to collect whatever the difference is. However, with the right negotiator working on the borrowers behalf, the deficiency judgment rights can be waived.
Why should I do a Short Sale? If I am going to have to move anyway, why shouldn’t I just allow the bank to foreclose so I can stay in the house rent free for longer?
The main benefit of a short sale is that many in many instances you can still stay in your home rent free just as long as if the house were to go to foreclosure and you will still be able to show your mortgages as “paid in full” vs. “foreclosure”. The amount of loss to the bank is usually less in short sale, thus the amount of the 1099 to the homeowner in a short sale is less. You will also want to have an expert on your side dealing with the lender. If you allow your home to go to foreclosure, there is no one there to help you clean up the mess and pick up the pieces as you struggle with bad credit for the next 7-10 years.
Nicole Walker
510-LO-30931phone 360.676.0670fax 360.676.0686
A Division of
Homestead Mortgage
