Stop Foreclosure in Delaware: Specialized Help for First State Homeowners

Facing foreclosure can be terrifying, but in Delaware, the law provides specific tools to help you save your home—if you act fast. Since 1997, United Capital Mortgage Assistance (UCMA) has helped homeowners navigate the complex judicial foreclosure process.

Delaware is a “judicial foreclosure” state, meaning your lender must sue you in the Superior Court to take your home. This gives you significant legal rights, including the Automatic Residential Mortgage Foreclosure Mediation Program, but strictly enforced deadlines like the 20-day response window can catch homeowners off guard. You do not have to fight the banks alone.

Critical Warning: The 20-Day Deadline Once you are served with a foreclosure “Complaint” (lawsuit), the clock starts immediately.

• You typically have only 20 days to file an “Answer” with the court.
• If you fail to answer or request mediation within this window, the lender can obtain a “Default Judgment,” allowing them to sell your home much faster. Do not ignore the mail. Contact UCMA immediately so we can help you understand your timeline and options.
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• Delaware-Specific Protections: Mediation & DEMAP Delaware offers two powerful programs that many other states do not. We can help you leverage these during negotiations:
  • 1. Mandatory Residential Foreclosure Mediation Delaware law requires lenders to participate in mediation for owner-occupied homes. This is a face-to-face meeting with your lender and a neutral mediator
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    • DEMAP (Delaware Emergency Mortgage Assistance Program)Run by the Delaware State Housing Authority (DSHA), this program acts as a “bridge loan” for qualified homeowners who have suffered a financial hardship (like job loss). It can help bring your mortgage current. Note: Eligibility is strict.
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    • Official Delaware Government Resources We believe in empowering you with the truth. Verify your rights with these official state agencies:
  • Delaware Department of Justice – Office of Foreclosure Prevention: The Attorney General’s office oversees fraud prevention and the mediation program. Visit the Office of Foreclosure Prevention.
  • Delaware State Housing Authority (DSHA):Learn more about the DEMAP loan program and other housing stability tools at the DSHA Website.
  • Delaware 211 – Mediation Info: General information on how to access the Residential Mortgage Foreclosure Mediation Program.
  • Legal Services Corporation of Delaware: If you require low-income legal aid, visit Legal Services Corp of Delaware.

• Why Choose UCMA? While state agencies offer information, they cannot aggressively negotiate on your behalf like a dedicated advocate can. We have over 25 years of Experience dealing with major lenders and servicers. We know their internal “loss mitigation” guidelines and how to push for a resolution that keeps you in your home.

  Get a Second Opinion: Even if your lender has already said “No,” we often find errors in their calculations.

  The Court Clock is Ticking. Missing the 20-day response window is the #1 mistake Delaware homeowners make. Click Here for a Free Consultation or call 1-800-474-1407 today. Let us fight for your home.

• Delaware Foreclosure FAQ

• Frequently Asked Questions About Delaware Foreclosure

  What is a “Notice of Intent to Foreclose” in Delaware? This is a warning letter that Delaware law requires lenders to send at least 45 days before they file a lawsuit against you. It must include information on how to cure the default. If you receive this, you are in the “pre-foreclosure” danger zone and should seek help immediately.

  How long does foreclosure take in Delaware? Because Delaware is a judicial state, the process can take anywhere from 6 months to over a year, depending on court backlogs and whether you participate in mediation. However, if you ignore the initial Complaint, the process moves much faster (often 3-4 months).

  Can I sell my house to stop foreclosure? Yes. If you have equity, you can sell the home before the sheriff’s sale. If you owe more than the home is worth and decide to sell, UCMA suggests you hire a qualified Short Sale Real Estate Agent in your local area to assist you with a Short Sale, who can negotiate with the bank to accept less than the full payoff, allowing you to walk away without a foreclosure on your record.

  What happens after the Sheriff’s Sale? In Delaware, the court must “confirm” the sale, which usually happens roughly 30 to 60 days after the auction. You generally have the right to remain in the home until this confirmation is finalized and a “Writ of Possession” is issued.

• Ready to Take Action? For Your FREE Consultation Call: 1-800-474-1407 – Click Contact UCMA or Apply Online – Trusted by Thousands Since 1997.