Foreclosure Defense Attorney in Van Nuys

Over 25 Years Helping Van Nuys Homeowners Fight Foreclosure

California’s non-judicial foreclosure process can move from a Notice of Default to a trustee sale in as few as 111 days if no action is taken. That timeline leaves little room for hesitation. Our attorneys at PA Law Group have spent over 25 years helping homeowners in Van Nuys and the San Fernando Valley understand their rights and act before critical deadlines pass. We handle both foreclosure defense and bankruptcy, including Chapter 13, so your strategies can work together rather than in conflict.

We offer free first consultations in person or by video call. During that meeting, we listen to your situation and give you a plain-language picture of where you stand and what your options are. Clients regularly tell us they felt a weight lift after that first conversation, not because the problem disappeared, but because it finally made sense.

Acting early, even before a Notice of Default is recorded, preserves the widest range of defenses and alternatives. The sooner we can review your situation, the more options remain on the table.

Call us today at (833) 360-8605 to schedule your free consultation in person or by video call. There’s no cost to learn where you stand.

California homeowners in foreclosure retain specific rights under both state and federal law:

• Right to Formal Notice: Your lender must record a Notice of Default before the foreclosure clock starts. You then have 90 days to cure the default by paying all missed payments and fees.
• Right to Challenge the Foreclosure: If your lender failed to follow every step required by California Civil Code 2924, that procedural failure may be grounds to challenge the foreclosure in court.
• Right to Seek a Loan Modification: Under the California Homeowner Bill of Rights, a lender can’t advance the foreclosure process while a complete loan modification application is under active review. You also have the right to a single point of contact at your lender throughout that process.
• Right to Fair Treatment: Federal and state law prohibit abusive or deceptive practices during foreclosure. If your lender has violated these standards, legal remedies may be available.

Foreclosure Defense Options for Van Nuys Homeowners

No single path fits every situation. The right strategy depends on your income, the amount of your arrears, how far the process has advanced, and what outcome matters most to you. We evaluate all of these factors before recommending a direction, and we negotiate directly with lenders on repayment plans and loan modifications so you aren’t managing that communication alone.

• Repayment Plan: Missed payments are spread over time and added to future mortgage payments until the default is cured. This requires lender approval and a clear financial picture to support the request.
• Loan Modification: The original loan terms are changed to make payments more affordable, including adjustments to the interest rate, loan duration, or, in some cases, the principal balance. Documentation of financial hardship strengthens the application. We handle submission and follow-up to reduce delays.
• Chapter 13 Bankruptcy: Filing triggers an automatic stay that immediately halts all creditor collection actions, including the foreclosure. Under a court-approved three-to-five-year repayment plan, mortgage arrears can be included while the homeowner keeps the property. Regular post-filing mortgage payments must continue to maintain that protection. Because we also handle bankruptcy, we can coordinate this filing with your foreclosure defense from the start.
• Short Sale: If keeping the home isn’t the goal, a lender may agree to accept sale proceeds less than the outstanding mortgage balance. A short sale generally causes less credit damage than a completed foreclosure and may allow an earlier return to the housing market.
• Deed in Lieu of Foreclosure: The homeowner voluntarily transfers the property to the lender in exchange for release of the mortgage debt. A deficiency balance may still apply after the sale, and tax consequences should be reviewed before pursuing this path.

California Foreclosure Timeline: Key Deadlines in Van Nuys

California’s non-judicial foreclosure process is governed by California Civil Code 2924 et seq. Lenders must strictly comply with every statutory step, and a failure at any stage may be grounds to challenge the foreclosure. Procedural review is part of every defense we build.

Under federal law, no lender may begin the foreclosure process until a borrower is more than 120 days delinquent. From there, the timeline moves in distinct phases:

• Notice of Default: The lender records this document to start the foreclosure period. The homeowner has 90 days to cure the default by bringing the loan current. If that window closes without resolution, the lender may record a Notice of Trustee Sale.
• Notice of Trustee Sale: Once recorded, the auction may be scheduled as few as 21 days later.
• Trustee Sale: The property sells to the highest bidder. Once the sale is completed, options to recover the home become extremely limited.

The full non-judicial timeline in Van Nuys typically runs 200 to 415 days from Notice of Default to auction, though lender delays, bankruptcy filings, or active negotiations can extend that window. California AB 2424, effective January 1, 2026, provides one additional tool: a homeowner who lists the property for sale with a licensed real estate broker and submits the listing agreement to the trustee at least five business days before the scheduled sale may trigger a mandatory 45-day postponement of the auction, creating more time to explore alternatives. Missing any deadline along the way can permanently remove legal defenses, which is why early consultation matters.

Foreclosure Attorney Fees & Costs in Van Nuys

Understanding legal costs upfront helps you plan without adding to existing financial stress. Foreclosure defense attorneys in California typically offer flat fees for defined services such as document review or standard filings, and hourly rates for negotiation, extended litigation, or court appearances. Some attorneys offer payment plans for clients in financial difficulty.

• Flat Fees: Common for specific, defined tasks. You know the total cost for those services before work begins.
• Hourly Rates: Applied to more complex work where the time required depends on lender responsiveness, negotiation length, or court involvement.
• Payment Plans: Available from some foreclosure attorneys to make legal help accessible when funds are tight.

We discuss fees openly from the first meeting so there are no surprises. Our goal is to find the most direct legal path for your situation, which helps keep costs proportionate to what the case actually requires. That transparent approach is central to everything PA Law Group does for homeowners facing foreclosure in Van Nuys.