Build One Foreclosure File
You do not need a perfectly organized file. The goal is to put the most important information in one place so the situation can be reviewed quickly.
What foreclosure documents should I bring first?
If you only have time to find a few things, start with the documents that show where the foreclosure stands right now. If you are still trying to understand the overall timeline, see our Georgia foreclosure process guide .
The sale date is the first thing we need to know.
A foreclosure notice can contain a lot of information, but the scheduled foreclosure sale date immediately tells us how urgent the situation is. If you call our office, give us that date first.
Foreclosure documents
The mailing information may help establish when a foreclosure notice was sent. Do not throw it away just because you have the letter.
What mortgage documents are useful?
The Georgia Attorney General identifies the promissory note and deed to secure debt as two fundamental mortgage documents.
You may not have easy access to the original closing documents, and that is okay. Start with whatever mortgage records you can locate.
Mortgage and property records
What if I have been trying to get a loan modification?
Bring everything you have from the mortgage servicer.
It is especially useful to see what was submitted, what the servicer says is still missing, and whether the servicer has issued a decision. For more detail, see our loan-modification during foreclosure guide .
Loss-mitigation records
If the foreclosure sale is approaching, contact us even if the servicer is still reviewing documents or asking you to submit information again.
What income information should I gather?
Income is important because many foreclosure solutions depend on whether there is enough household income to support the mortgage, a repayment arrangement, or a bankruptcy plan.
Income and household information
What should I gather if bankruptcy may be an option?
You do not need to decide in advance that you are filing bankruptcy.
But if foreclosure is pending, having basic financial information available can make it much easier to evaluate whether Chapter 7 or Chapter 13 should be considered. You can also compare Chapter 7 and foreclosure with Chapter 13 and foreclosure .
U.S. Courts explains that bankruptcy preparation involves information concerning creditors, income, property, and regular household expenses.
Helpful bankruptcy-preparation records
What if I cannot find everything?
Bring what you have.
Missing paperwork can often be obtained later. What should not be lost is valuable time before a scheduled foreclosure sale. If the sale date is already on the calendar, see what options may still exist before the scheduled sale .
If time is short, prioritize these three things
You can build the rest of the file afterward.
Do not avoid an appointment because your records are not neatly organized. The first goal is to understand the timeline and determine what options need to be evaluated.
Should I send originals?
Unless specifically asked to provide an original, keep your original documents and provide copies or electronic versions.
For important foreclosure notices, it is useful to keep both the letter and the original envelope together.
What information should I write down even if I do not have documents?
Sometimes the fastest way to get started is simply to make a short written summary. If your larger question is what can be done to stop the foreclosure, start with How Do I Stop a Foreclosure in Georgia?