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The October U. With so many people confronting unemployment it's no wonder many are also struggling with unaffordable mortgages. There are state programs to help people deal with suddenly unaffordable mortgages, and some people help their friends and relatives avoid foreclosure by making their mortgage payments for them. Generally, due to mortgage loans' due-on-sale clauses it's almost impossible to assume someone's mortgage and "take over" payments. The due-on-sale clause in most mortgages allows lenders to call their loans in whenever those mortgages are sold or transferred.

Assuming someone's mortgage is basically a transfer, unfortunately, and that person's mortgage lender could invoke the mortgage's due-on-sale clause. If you're trying to take over your friend's or relative's mortgage to help that person avoid foreclosure, though, there are ways to help. Perhaps your relative is having trouble making his mortgage payments and is facing foreclosure and you want to help.

While you can't assume your relative's mortgage you can certainly make payments on it, in your name even. For one, mortgage lenders don't care just who's making payments on their loans as long as those loans' payments are being made.

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Also, help is available if your relative is behind on his mortgage payments and you need to get him caught up. Many states, including California, offer a variety of mortgage payment assistance and mortgage reinstatement programs to eligible homeowners.

Talk to a Foreclosure attorney.

In the Golden State, low- and moderate-income homeowners can take advantage of the Keep Your Home California mortgage reinstatement assistance program. Also, unemployed California homeowners drawing unemployment benefits can apply for Keep Your Home California's unemployment mortgage assistance program. While you can't assume someone's mortgage you can become a co-owner of that person's house.

For example, if you're trying to help a friend avoid foreclosure you could have yourself added to the title of your friend's home through a quitclaim deed. Once you're co-owner of your friend's home you might be able to secure a second mortgage on it.

SFH: Guidance for Homeowners | / U.S. Department of Housing and Urban Development (HUD)

The second mortgage you take out on yours and your friend's home could enable you to pay off its first mortgage. Mortgage lenders dislike late payments, but they really hate foreclosures. If you think you're credit-eligible and you're trying to help a friend or relative avoid foreclosure speak to her mortgage lender about refinancing possibilities. This is called Predatory Lending. Homeowners can find themselves in a just-purchased home that is not worth the amount of their mortgage loan, or there may be property defects that were not properly disclosed.

Either of these can result in problems for the homeowner that could ultimately lead to foreclosure. To understand more about these practices and what you can do to protect yourself, read about Predatory Lending.

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Is your current home loan interest rate too high? Do you feel the market is right to refinance? Refinancing to lower your interest rate should lower your monthly mortgage payment.

Ways To Avoid Foreclosure

By refinancing your home loan you will be creating a new mortgage, but it will pay off your present one. This will greatly reduce the amount of paper work you will have to produce. Reverse mortgages are increasing in popularity with seniors who have equity in their homes and want to supplement their income.

The only reverse mortgage insured by the U.

Understanding VA Foreclosures

Click here for more information about HECMs and other reverse mortgages. We also stand ready to offer you guidance about questions you may have about your mortgage and how to effectively communicate with your mortgage lender. Skip to main content. Search Search. Office of Hospital Facilities Why Choose ? Overview of Lean Why Choose ? Guidance for Homeowners. HUD sponsors housing counseling agencies throughout the country to provide free or low cost advice. Search online for a housing counseling agency near you, or call HUD's interactive voice system at: for assistance.