Source: https://phoenixrealestatelawyersblog.com/category/anti-deficiency-law/
Timestamp: 2017-07-23 10:47:03
Document Index: 550771199

Matched Legal Cases: ['§33', '§33', '§ 33', '§ 33', '§ 33', '§ 33']

Anti-Deficiency law Archives | Phoenix Real Estate Lawyers Blog
Anti-Deficiency law Archives | Phoenix Real Estate Lawyers BlogPhoenix Real Estate Lawyers BlogInformation about Phoenix Real Estate and Related TopicsPhoenix Real Estate Lawyers Blog site navigationSkip to contentHome
Category: Anti-Deficiency law
How Do the Recent Changes in the Real Estate Loan Anti-Deficiency Laws Apply to You?Anti-Deficiency laws have been updated, learn how they affect you and your loan. Continue reading "How Do the Recent Changes in the Real Estate Loan Anti-Deficiency Laws Apply to You?"…6 Nov 2015
How Do the Recent Changes in the Real Estate Loan Anti-Deficiency Laws Apply to You?On January 1, 2015, Arizona’s amended anti-deficiency laws became effective. The previous law contained in Arizona Revised Statute §33-814 (G) held that “If trust property of two and one-half acres or less which is limited to and utilized for either a single one-family or a single two-family dwelling is sold pursuant to the trustee’s power of sale, no action may be maintained to recover any difference between the amount obtained by sale and the amount of the indebtedness and any interest, costs and expenses”. Basically, this breaks down to be, as long as a loan is secured by property of 2.5 acres or less, and used for a one or two family residence, the owner is not responsible for the difference if the fair market value of the property is less than the outstanding balance of the loan when the house is foreclosed and sold at auction. The changes to the law, which took place January 1, 2015, apply to all loans, secured by deed of trust, after December 31, 2014. So if a loan occurred before that, the amended law is not applicable. The amended law is now contained in Arizona Revised Statute §33-814 (H) which states that the amended law applies if any of the following are true; “(1) Trust property owned by a person who is engaged in the business of constructing and selling dwellings that was acquired by the person in the course of that business and that is subject to a deed of trust given to secure payment of a loan for construction of a dwelling on the property for sale to another person. (2) Trust property that contains a dwelling that was never substantially completed. (3) Trust property that contains a dwelling that is intended to be utilized as a dwelling but that is never actually utilized as a dwelling.”
Continue reading "How Do the Recent Changes in the Real Estate Loan Anti-Deficiency Laws Apply to You?"…23 Mar 2015
New Arizona Case Says Homeowners Cannot Prospectively Waive Anti-Deficiency ProtectionsIn yet another case favorable to homeowners, the Arizona Court of Appeals (Division One) determined that borrowers cannot contractually waive the anti-deficiency protections afforded by Arizona statutory law. The Arizona anti-deficiency statute protects most homeowners (exceptions do apply – see an attorney for help with this) from paying for the difference owed on their homes if they are foreclosed upon and their homes are sold for less than what is owing. In Parkway Bank and Trust Co. v. Zivkovic, a borrower contractually agreed to waive all rights or defenses he might have under anti-deficiency law. The borrower eventually defaulted and the lender foreclosed. The house sold at foreclosure for less than what was owed, and the lender proceeded to sue the borrower for the difference. The borrower argued he could not be sued for the difference because of Arizona’s anti-deficiency statute but lost. He then appealed.
The Appellate Court concluded that the Legislature in creating the anti-deficiency statute (see A.R.S. 33-814) intended to protect consumers from the risks associated with borrowing to purchase homes by eliminating the hardships consumers would suffer for failing to fully appreciate the extent to which they were subjecting their personal assets to legal process. Instead, the legislature allocated to the lenders the “risk of inadequate security” in hopes that this would deter unbridled lending and overvaluation of collateral, and would also protect consumers against general downturns in the real estate market. Continue reading "New Arizona Case Says Homeowners Cannot Prospectively Waive Anti-Deficiency Protections"…22 Aug 2013
PURCHASE PRICE AT A TRUSTEE’S SALE IS NOT EVIDENCE OF FAIR MARKET VALUEIn Arizona, many homeowners who lose their home to foreclosure are not required to pay their lender for any deficiency between what they owed on the home and the price that the home is sold for at a trustee’s sale. This protection from liability is found in Arizona’s “anti-deficiency” laws.
Continue reading "PURCHASE PRICE AT A TRUSTEE’S SALE IS NOT EVIDENCE OF FAIR MARKET VALUE"…14 Mar 2013
ANOTHER FAVORABLE ANTI-DEFICIENCY RULING FOR ARIZONA REAL ESTATE OWNERSThe Arizona Court of Appeals recently ruled in Independent Mortgage Co. v. Alaburda, that Arizona’s anti-deficiency law (A.R.S. § 33-814(G)) protects a borrower who has a fractional interest in a vacation home.
The Alaburdas purchased a 1/10 fractional interest in a single-family residential condominium in Sedona. Independent Mortgage financed the purchase with a loan in the amount of $321,750, which was secured by a deed of trust on the 1/10 interest in the property. The Alaburdas could vacation at the property for up to twenty-eight days each year. The Alaburdas defaulted on the promissory note, and Independent Mortgage foreclosed on the property via a trustee’s sale. The property sold for $285,000, which was less than the amount owed on the promissory note. Independent Mortgage filed a lawsuit against the Alaburdas as a result of the deficiency balance. Continue reading "ANOTHER FAVORABLE ANTI-DEFICIENCY RULING FOR ARIZONA REAL ESTATE OWNERS"…27 Dec 2012
GOOD NEWS FOR HOMEOWNERS REGARDING ARIZONA’S ANTI-DEFICIENCY LAWSOn August 28, 2012, the Arizona Supreme Court denied the request of more than a dozen banks to overturn the Arizona Court of Appeals decision in the 2011 case of M&I Marshall & Ilsley Bank v. Mueller, 1 CA-CV 10-804.
In the Mueller case, the Arizona Court of Appeals expanded Arizona’s anti-deficiency protection (under A.R.S. § 33-814(G)) to protect borrowers whose property is foreclosed upon even while it is under construction, so long as they intend to occupy the home upon completion. A.R.S. § 33-814(G), protects certain borrowers from liability for a deficiency in the event of a foreclosure. According to A.R.S. § 33-814(G), If trust property of two and one-half acres or less which is limited to and utilized for either a single one-family or a single two-family dwelling is sold pursuant to the trustee’s power of sale, no action may be maintained to recover any difference between the amount obtained by sale and the amount of the indebtedness and any interest, costs and expenses. (Emphasis added) The court in Mueller analyzed whether the Mueller’s property qualified as a property that was being utilized as a dwelling under the statute. Continue reading "GOOD NEWS FOR HOMEOWNERS REGARDING ARIZONA’S ANTI-DEFICIENCY LAWS"…13 Sep 2012
Aritzona Anti-Deficiency Protection For Construction LoansIn a previous blog titled “New Case Clarifies Lender Rights Under Arizona Anti-Deficiency Statutes” we discussed the implications of a recent appellate decision in regards to tracing taking cash out of a refinance to use for any number of purposes, but which were not used to purchase the home securing the loan.
However, Pasquan v. Helvetica also clarified another outstanding issue: Are construction loans taken out to pay for construction of a residence covered by the anti-deficiency provisions of A.R.S. 33-729(A)? In Helvetica, the owners originally purchased a 4000 square foot home, and then refinanced the original purchase money loan. Later, they took out a construction loan to demolish the 4000 square foot home in favor of a new 11,500 square foot home. The proceeds from the last loan were used to pay off the prior existing refinanced purchase money loan, financed the construction of the new home, and then provided funds to the owner at closing which were used for things other than refinancing or construction of the home.
The court concluded that a construction loan does qualify as a purchase money obligation entitled to anti-deficiency protection if two conditions are met. First the deed of trust securing the loan must cover both the land and the dwelling being constructed thereon. Continue reading "Aritzona Anti-Deficiency Protection For Construction Loans"…26 Jul 2012
ARIZONA ANTI-DEFICIENCY STATUTESAs a result of the declining real estate market, many homeowners are faced with the prospect of losing their home to foreclosure. If the proceeds of the foreclosure sale of the property secured by a mortgage or by a deed of trust are insufficient to pay the full loan balance, the mortgagee or the beneficiary may be entitled to a judgment against the homeowner known as a “deficiency”. The question then becomes when can a lender pursue a homeowner in the event of a deficiency?
Continue reading "ARIZONA ANTI-DEFICIENCY STATUTES"…7 Jun 2012
New Case Clarifies Lender Rights Under Arizona’s Anti-Deficiency StatutesAlthough Arizona’s anti-deficiency statutes have been on the books for over 40 years, the application of these laws has undergone a continual evolution as circumstances in the real estate market have changed. That evolution continued earlier this year when the Arizona Court of Appeals finally clarified a glaring ambiguity that had existed since 1997.
Continue reading "New Case Clarifies Lender Rights Under Arizona’s Anti-Deficiency Statutes"…24 May 2012
Recent Appeals Court Case Expands Arizona Anti-Deficiency Protection for Arizona HomeownersIn the case of M&I Marshall & Ilsley Bank v. Mueller, 1…
Continue reading "Recent Appeals Court Case Expands Arizona Anti-Deficiency Protection for Arizona Homeowners"…2 Feb 2012