Hello Bear,

I’m not sure where you live, but there is no state where a lender can foreclose on a property in under 30 days. The foreclosure process takes time, and lenders must follow HUD’s required steps, including obtaining an appraisal and other approvals, which alone can take more than 15 days.

I strongly recommend that you contact the lender as soon as possible to discuss your situation. If you are actively working on refinancing or selling the home, they can request an extension from HUD before initiating foreclosure. Even if foreclosure does begin, it typically takes at least 120–180 days to complete.

Here’s what you should do immediately:

1. Determine the home’s equity – If the home has equity, decide whether you want to keep it or sell it to retain the remaining value.

2. Consider refinancing – If you want to keep the home, you’ll need to secure a new loan in your name to pay off the existing mortgage.

3. Clarify inheritance rights – If you’re not an heir, the rightful heirs must decide if they want to inherit the property and take action.

4. Seek legal advice if needed – If the home is still in probate, an attorney can help speed up the process and potentially delay foreclosure while you explore your options.

If you do not intend to keep or sell the home and plan to let the lender foreclose, an attorney can explain your legal rights and the required notifications from the lender. However, if someone has told you that you have less than 30 days before losing the home, I believe that information is incorrect. I strongly encourage you to seek legal counsel, even if you need to find a free legal aid service online.

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