Foreclosure in Pennsylvania

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    Pennsylvania Foreclosure Defense Attorney

    Stop Sheriff Sale. Protect Your Home. Know Your Rights Under PA Law.

    If you’ve received an Act 6 Notice, Act 91 Notice, foreclosure complaint, or sheriff sale date, you are on a legal timeline — but you may still have options.

    Pennsylvania foreclosure law provides important consumer protections. Mortgage lenders must follow strict procedures before taking your home. If they failed to follow those rules, it can create defenses and negotiation leverage.

    If you have a sheriff sale date, call immediately. Time matters. 855-978-6564

    Understanding Pennsylvania Foreclosure Law

    Most residential foreclosures in Pennsylvania are judicial, meaning the lender must sue you in court.

    Before filing foreclosure, lenders must typically send:

    Act 6 Notice (PA Loan Interest and Protection Law)

    This notice must:

    • Be sent at least 30 days before filing foreclosure

    • State the exact amount needed to cure default

    • Inform you of your right to reinstate

    If the Act 6 notice is defective or inaccurate, it may create a defense.

    Act 91 Notice (Homeowner’s Emergency Mortgage Assistance Program – HEMAP)

    This notice:

    • Advises you of potential eligibility for state assistance

    • Gives you 33 days to apply for HEMAP

    • May temporarily stop foreclosure if properly invoked

    If the lender failed to send a proper Act 91 notice, foreclosure may be challenged.

    The Pennsylvania Foreclosure Timeline

    Understanding the process reduces panic and increases leverage.

    1. Act 6 / Act 91 Notices Sent

    2. Foreclosure Complaint Filed in Court

      • You typically have 20 days to respond

    3. Default Judgment (if no response filed)

    4. Sheriff Sale Scheduled

    5. Sheriff Sale Date

    ⚠️ Ignoring the lawsuit allows the lender to move quickly toward sale.

    SHERIFF SALE COUNTDOWN

    The Clock Is Ticking — But Options May Still Exist

    If you have received a sheriff sale notice, your timeline is now critical.

    Depending on the circumstances, options may include:

    • Filing a Petition to Open or Strike Judgment

    • Filing emergency motions to postpone sale

    • Negotiating reinstatement or payoff

    • Loan modification leverage

    • Bankruptcy coordination (if appropriate)

    • Challenging defective notices or servicing errors

    The closer you are to sale, the fewer options may remain.

    Do not wait until the week of the sale.

    If your sale is scheduled within 30 days, call immediately.

    Common Pennsylvania Foreclosure Issues We Investigate

    We carefully review:

    • Defective Act 6 notices

    • Improper or missing Act 91 notices

    • Incorrect cure amounts

    • Misapplied mortgage payments

    • Escrow errors (taxes/insurance)

    • Inflated fees and costs

    • Dual-tracking during modification review

    • Standing issues (who actually owns the loan?)

    • Failure to properly evaluate HEMAP or loss mitigation

    Mortgage servicers frequently make accounting and procedural mistakes.

    Can Foreclosure Be Stopped in Pennsylvania?

    Sometimes — but timing is everything.

    Early intervention provides more leverage.
    Even after judgment, legal options may still exist.

    If the sheriff sale has already occurred, options narrow significantly — so early review is critical.

    What To Do Right Now

    1. Do not ignore court papers.

    2. Do not assume the lender “has done everything correctly.”

    3. Gather:

      • Mortgage statements

      • Act 6 / Act 91 notices

      • Payment records

      • Modification applications

    4. Keep written notes of all servicer communications.

    5. Speak with a Pennsylvania foreclosure defense attorney immediately.

    Why Homeowners Across Pennsylvania Call Ginsburg Law Group

    • Decades of litigation experience

    • Extensive consumer protection background

    • Strategic analysis of mortgage servicing conduct

    • Clear explanation of realistic options

    • Direct attorney involvement

    When your home is at risk, experience matters.

    Pennsylvania Foreclosure FAQ

    What is Act 6?

    Act 6 is a Pennsylvania law requiring lenders to send a 30-day pre-foreclosure notice with specific cure information before filing suit.

    What is Act 91?

    Act 91 provides notice of eligibility for HEMAP — a state mortgage assistance program. The notice must be sent before foreclosure proceeds.

    How long do I have to respond to a foreclosure complaint?

    Generally 20 days from service of the complaint.

    Can filing bankruptcy stop a sheriff sale?

    In many cases, yes — at least temporarily. We coordinate with trusted bankruptcy counsel when appropriate.

    Serving Homeowners Throughout Pennsylvania

    We represent homeowners facing foreclosure across:

    • Montgomery County

    • Bucks County

    • Chester County

    • Delaware County

    • Philadelphia County

    • Lehigh County

    • Berks County

    • And surrounding areas

    If your property is in Pennsylvania, we can evaluate your options.

    Urgent? Contact Us Now.

    If you have a sheriff sale date scheduled:

    Call immediately.
    Waiting reduces your options.

    855-978-6564