Foreclosure Glossary A-Z | Legal Terms & Definitions

A

Acceleration Clause: A provision in most mortgage contracts allowing the lender to demand immediate repayment of the entire loan balance if the borrower defaults. This is typically triggered before foreclosure begins.
Answer: In judicial foreclosure states, the formal response filed by the homeowner to the lender's Complaint. Must be filed within the state's deadline (typically 20-35 days) to avoid default judgment.
Automatic Stay: An injunction that automatically stops foreclosure proceedings when a bankruptcy petition is filed under Chapter 7 or Chapter 13. Takes effect immediately upon filing.

B

Breach Letter: A formal notice from the lender informing the borrower that they have breached the mortgage contract. Often required before a Notice of Default can be filed in some states.
Bidding Instructions: Rules set by the trustee or sheriff governing how bids are placed at a foreclosure auction. Often require cash or cashier's checks and may have minimum bid requirements.

C

CFPB (Consumer Financial Protection Bureau): Federal agency that enforces mortgage servicing rules including the 120-day delinquency waiting period, dual tracking prohibition, and loss mitigation requirements under 12 CFR Part 1024.
Chapter 13 Bankruptcy: A reorganization bankruptcy allowing homeowners to catch up on mortgage arrears through a 3-5 year repayment plan while keeping their home. Provides automatic stay protection against foreclosure.
Complaint: The legal document filed by a lender in judicial foreclosure states to initiate a foreclosure lawsuit against the homeowner. Served along with a Summons.
Counterclaim: A claim filed by the homeowner against the lender in response to a foreclosure Complaint. May allege TILA, RESPA, FDCPA, or other violations. Can create leverage for settlement.

D

Deed in Lieu of Foreclosure: A voluntary transfer of the property title from the homeowner to the lender to avoid the foreclosure process. May include cash-for-keys compensation. Impacts credit but avoids public foreclosure record.
Deed of Trust: A document used in non-judicial foreclosure states that conveys title to a trustee as security for the loan. Contains a power of sale clause allowing non-judicial foreclosure. Similar to a mortgage but with a third-party trustee.
Default Judgment: A judgment entered against the homeowner when they fail to file an Answer to a foreclosure Complaint within the required deadline. Results in automatic loss of the case. Must be avoided at all costs.
Deficiency Judgment: A court order requiring the homeowner to pay the difference between the foreclosure sale price and the remaining loan balance. Some states prohibit deficiency judgments on primary residences.
Dual Tracking: The prohibited practice of simultaneously pursuing foreclosure while reviewing a borrower's complete loss mitigation application. Violates CFPB servicing rules under 12 CFR § 1024.41(g).

E - F

Equitable Redemption: The right of a homeowner to redeem their property before the foreclosure sale by paying the full loan balance plus costs. Available in most states up until the moment of sale.
FDCPA (Fair Debt Collection Practices Act): Federal law (15 U.S.C. § 1692) prohibiting abusive, deceptive, and unfair debt collection practices. Provides statutory damages of up to $1,000 per violation plus attorney fees.
Forbearance: A temporary agreement where the lender reduces or suspends mortgage payments for a specific period. The missed payments are typically repaid through a repayment plan, loan modification, or lump sum at the end.
Forensic Loan Audit: A detailed examination of mortgage loan documents to identify violations of federal and state lending laws including TILA, RESPA, HOEPA, and predatory lending statutes. Results can be used as evidence in foreclosure defense.

G - H

HOEPA (Home Ownership and Equity Protection Act): Federal law (15 U.S.C. § 1639) providing special protections for high-cost mortgage loans. Requires additional disclosures and prohibits certain loan terms. Violations can support rescission claims.
Judicial Foreclosure: Foreclosure process requiring the lender to file a lawsuit in court. Used in approximately 26 states. The homeowner must file an Answer within the state deadline or risk default judgment.

L - M

Lis Pendens: A notice recorded with the county indicating that a lawsuit affecting title to real property has been filed. In foreclosure, the lis pendens gives public notice of the pending foreclosure action.
Loan Modification: A permanent change to one or more terms of the mortgage loan, typically to make payments more affordable. May involve interest rate reduction, term extension, or principal forbearance.
Loss Mitigation: The process by which a mortgage servicer works with a delinquent borrower to explore alternatives to foreclosure. CFPB rules require servicers to review complete loss mitigation applications before proceeding with foreclosure.
Motion to Dismiss: A request to the court to dismiss the foreclosure Complaint due to legal defects such as lack of standing, failure to comply with pre-foreclosure requirements, or expired statute of limitations.

N - O

Non-Judicial Foreclosure: Foreclosure process conducted outside of court, using a power of sale clause in the deed of trust. Used in approximately 25 states plus DC. Typically faster than judicial foreclosure.
Notice of Default (NOD): Public notice recorded with the county indicating the borrower is in default. The first step in non-judicial foreclosure. Triggers a reinstatement period during which the borrower can cure the default.
Notice of Trustee Sale (NOS / NOTS): Notice that the property will be sold at a trustee sale on a specific date. Must be mailed to the borrower, posted on the property, and published in a newspaper of general circulation.

P - Q

Power of Sale Clause: A clause in a deed of trust authorizing the trustee to sell the property without court involvement if the borrower defaults. The legal basis for non-judicial foreclosure.
Pro Se: Latin for "for oneself." Refers to representing yourself in court without an attorney. Dream Legal Solutions prepares documents for pro se litigants to file in foreclosure cases.
Qualified Written Request (QWR): A written request to a mortgage servicer under RESPA (12 U.S.C. § 2605(e)) seeking information about the loan or disputing errors. Servicers must acknowledge within 5 days and respond within 30 days.

R - S

Redemption Period: The period after a foreclosure sale during which the former homeowner can reclaim the property by paying the full sale price plus costs. Available in some states; length varies from none to 12 months.
Reinstatement: Curing the default by paying all past-due amounts, late fees, and foreclosure costs to bring the loan current. Available during the pre-foreclosure period. Stops foreclosure completely.
RESPA (Real Estate Settlement Procedures Act): Federal law (12 U.S.C. § 2601 et seq.) governing mortgage servicing, requiring proper response to QWRs, and prohibiting kickbacks. Key tool in foreclosure defense.
Right of Redemption: The legal right to reclaim foreclosed property. Equitable right of redemption exists before the sale; statutory right of redemption may exist after the sale in some states.
Sheriff Sale: A public auction conducted by the county sheriff in judicial foreclosure states after the court issues a judgment of foreclosure. The property is sold to the highest bidder.
Summons: A legal document served with the Complaint in judicial foreclosure, notifying the homeowner of the lawsuit and the deadline to respond. Must be properly served according to state law.

T

TILA (Truth in Lending Act): Federal law (15 U.S.C. § 1601 et seq.) requiring clear disclosure of loan terms. Provides a 3-year right of rescission for certain violations. Statutory damages available.
Trustee: A neutral third party named in the deed of trust who holds legal title and is authorized to sell the property in non-judicial foreclosure if the borrower defaults. Must follow state law strictly.
Trustee Sale: A public auction conducted by the trustee in non-judicial foreclosure states. The property is sold to the highest bidder. Typically occurs on the courthouse steps or designated location.

W - Z

Wrongful Foreclosure: A foreclosure conducted in violation of law or contract, such as foreclosing without proper notice, foreclosing when the loan is not in default, or foreclosing by a party without legal standing. May give rise to a lawsuit for damages.

Related Foreclosure Reference Guides

Foreclosure Timeline

State-by-state deadlines and process

Judicial vs Non-Judicial

Understanding your foreclosure type

How to Stop a Foreclosure Sale

Emergency legal remedies

State Information

State-specific foreclosure laws

Wrongful Foreclosure

Legal claims against lenders

Pro Se Answer Guide

File your own foreclosure Answer

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Foreclosure Glossary A-Z

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