Reinstate Loan
- ✔ Immediate resolution
- ✔ Keep your home
- ✔ No long-term credit impact
- – Requires lump sum
- – Time-sensitive
Est. resolution:Fast
Learn more 
Clear steps • Local help • No pressure
Understand Every Step of the Foreclosure Process
Notice of Default → Notice of Trustee Sale → Auction. Understand each phase and choose your next step with confidence.
Foreclosure timelines in Anaheim
Notice of Default → Notice of Trustee Sale → Auction. Understand each phase to plan ahead.
Each step has its own timeline and implications. We explain it without legal jargon so you can decide your next move with confidence.
1. Notice of Default (NOD)
Filed after ~90+ days of missed paymentsThe trustee records an NOD to start foreclosure. You usually have at least 90 days to cure (bring the loan current) plus fees.
- Ask your servicer about loss-mitigation options.
- Respond promptly to any “Breath-Easy”/workout packets.
2. Notice of Trustee Sale (NTS)
Posted/mailed at least 20 days before auctionIf the default is not cured, the trustee sets an auction date and records an NTS. Reinstatement is usually allowed up to 5 business days before sale.
- Confirm your exact sale date/time with the trustee.
- You may still explore options (modification, repayment plan, selling, SB 1079-eligible bids, etc.).
3. Trustee Sale (Auction)
On the scheduled date (can be postponed)Property is sold to the highest bidder or reverts to the lender. Post-sale rights are limited; get legal advice if you receive notices to vacate.
- If sale is postponed, keep checking for new dates.
- Surplus funds (if any) may be claimable by the former owner.
Stay informed about your options and timelines. Talking to a HUD-approved counselor or legal aid can help you avoid missteps and keep more options on the table.
Courts & legal help (Orange County)
- Orange County Superior Court — Self-Help CenterGeneral civil help, housing/eviction assistance, and referrals.
- Legal Aid Society of Orange County / Community Legal Aid SoCalLow/no-cost legal help; ask about foreclosure and housing issues.
Counseling & mediation
- HUD-Approved Housing Counselors (Find a counselor)Free foreclosure-avoidance counseling and budget planning.
- NeighborWorks counseling networkTrusted nonprofit counseling resources.
Foreclosure Options
Compare ways to keep your home or exit with control. Every situation is different—review the trade-offs and talk to a counselor or attorney before deciding.
Repayment / Forbearance
- ✔ Temporary relief
- ✔ Less short-term strain
- ✔ Can help protect credit
- – Requires financial review
- – Payments may be higher later
Est. resolution:Moderate
Learn more Loan Modification
- ✔ Lower monthly payment
- ✔ Long-term solution
- ✔ May protect credit
- – Must qualify
- – Process can be lengthy
Est. resolution:Long-term
Learn more Sell Before Auction
- ✔ Avoid foreclosure
- ✔ You control the sale
- ✔ Cash in hand
- – May not get full market value
- – Requires quick action
Est. resolution:Fast
Learn more Short Sale
- ✔ Avoids foreclosure on record
- ✔ Possible relocation assistance
- – Lender approval required
- – Takes time; sale not guaranteed
Est. resolution:Moderate
Learn more Deed in Lieu
- ✔ Simpler exit than foreclosure
- ✔ May reduce deficiency risk
- – Lender must approve
- – You give up the home
Est. resolution:Moderate
Learn more Bankruptcy (Automatic Stay)
- ✔ Immediate pause on sale (automatic stay)
- ✔ Can structure repayment (Ch. 13)
- – Serious credit impact
- – Requires attorney guidance
Est. resolution:Fast
Learn more This is general information, not legal or financial advice.
Selling with an Agent vs Selling to a Cash Buyer in Your Area
Quick certainty vs. potential top dollar. Compare the trade-offs to choose what fits your timeline and goals.
Agent
- • May get higher price (if time & condition allow)
- • Requires repairs & showings
- • Uncertain timeline
- • 5–6% commission + seller closing costs
Cash Buyer / Investor
- • Close in 7–21 days (often sooner)
- • No repairs or showings
- • High certainty (no financing contingency)
- • Typical seller closing costs covered
| Criteria | Agent | Cash Buyer |
|---|---|---|
| Time to Close | Varies (30–60+ days) | 7–21 days |
| Repairs Needed | Usually yes / prep recommended | No (sell as-is) |
| Showings | Yes | No |
| Risk of Fall-Through | Higher (financing/appraisal) | Low (cash, no appraisal contingency) |
| Costs / Commissions | 5–6% + closing costs | No commissions; minimal seller costs |
| Certainty | Variable | High |
This is general information, not legal, tax, or financial advice. Your results may vary by property condition, market, and lender requirements.
FAQs
Can I postpone my foreclosure sale in Your Area?
Often, yes. Depending on your lender and status, options like forbearance, modification review, bankruptcy (automatic stay), or a sale in progress can lead to postponements.
What if I need more time to get financing?
We can explore forbearance or loan-mod options, or discuss a short postponement request with the trustee or lender if appropriate.
Can I still sell during pre-foreclosure?
Absolutely. Selling before the auction can stop foreclosure, pay off the loan and fees, and help you retain equity.
How fast can this move?
With clear title and cooperation from all parties, cash sales can close in as little as 7–21 days—sometimes faster.
General information only—please consult a qualified professional for advice about your situation.
Get help with your foreclosure timeline
Tell us a bit about your situation—we’ll help you understand your options.
Meet Our Team
Kamil Aqil
Home Buying Specialist
Naila Aqil
Home Buying Specialist
Maggie Aldana
Home Buying Specialist