If you've received a South Carolina foreclosure summons or complaint tied to a property in Horry County, responding promptly can help protect your home. We help homeowners across Conway, Myrtle Beach, Surfside Beach, Little River and every community in the county understand their options and prepare a response with confidence.
Foreclosure in South Carolina is a judicial process that runs through the courts. Once a case begins, deadlines can arrive quickly — and in South Carolina there is no statutory right to buy the property back after a judicial sale. For many Horry County homeowners, acting before a judgment is entered is the most important step.
When a foreclosure complaint is served, the clock starts on your response window in SC Circuit Court / Court of Common Pleas. Missing it can lead to a default judgment and speed the case toward sale.
South Carolina does not provide a statutory redemption period after a judicial sale. Options become more limited once the property is sold, which is why pre-sale work matters.
Raising defenses and pursuing loss mitigation or a loan modification before judgment can give you more room to negotiate, including around potential deficiency exposure.
An early, organized review can make a meaningful difference in how confidently you respond.
Get My Free Case ReviewSouth Carolina is a judicial foreclosure state. A foreclosure must proceed through South Carolina Circuit Court (the Court of Common Pleas for the county where the property is located) — for most Horry County properties, that is the Horry County Circuit Court in Conway.
Under S.C. Code § 29-3-310, the lender is generally required to send a right-to-cure notice at least 90 days before initiating foreclosure. If this notice was not sent or was defective, it can be raised as an affirmative defense.
The lender files a lis pendens and a foreclosure complaint in Circuit Court. A summons and complaint are then served on the homeowner, starting the response clock.
Under SC R. Civ. P. 12(a), a homeowner typically has 30 days from the date of service to file an Answer in Circuit Court. Failing to respond can lead to a default judgment. Raising affirmative defenses in a timely Answer is important.
The case proceeds through discovery and motion practice before the court. Homeowners may pursue loss mitigation or a loan modification during this period, while the court evaluates the parties' positions.
If the court enters judgment, the property may be sold at a judicial sale. South Carolina does not provide a statutory post-sale redemption period, so addressing the case before judgment matters.
South Carolina allows deficiency judgments when a sale does not cover the full debt. Understanding potential exposure and negotiating before sale can be part of a thoughtful strategy.
South Carolina's 30-day Answer window means early action matters. With no statutory redemption after sale, pre-sale defense and loss-mitigation work are especially important.
From the historic county seat in Conway to the Grand Strand coastline, Horry County is home to a mix of primary residences, vacation and second homes, and fast-growing neighborhoods. We help homeowners across the county organize their options — no matter which community they call home.
Horry County brings together coastal and inland living — from primary residences to seasonal, second and vacation-area homes. Whatever your property type, a thoughtful review starts the same way: with your paperwork and your deadlines.
We do not promise results. What we provide is a clear, organized look at your situation and the options that may be available to you as a Horry County homeowner.
Get a free case review and a clearer picture of your next steps.
Request My Free ReviewOrganizing the right paperwork early can help you understand your options and move forward with confidence. Here are the documents Horry County homeowners often need.
Pro tip: Keep everything in one place — scans and copies of letters, emails and notices. An organized file makes it easier to review your deadlines and options without searching for paperwork when time is short.
We help Horry County homeowners organize their options and prepare to respond with confidence.
Start My Free ReviewDream Legal Solutions is not a law firm and does not provide legal advice. We provide pro se document preparation and related assistance to homeowners. This page is for general information only and is not legal advice. Foreclosure laws and deadlines vary and can change. Always confirm deadlines and court procedures with the appropriate court, a licensed South Carolina attorney, or another qualified professional, and review our full Disclaimer for details.