Foreclosure NEWS Daily update ⋅ January 26, 2021


Foreclosure suit hits Palmer House retail space

Crain’s Chicago Business

As the owner of the Palmer House Hilton hotel grapples with a $338 million foreclosure lawsuit amid the COVID-19 crisis, it’s now facing a separate …

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Federal foreclosure moratorium extended

Lake County Examiner

President Joe Biden requested federal agencies to extend eviction and foreclosure moratoriums for millions of Americans. In response, the U.S. …

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Acting HUD Secretary Announces Extension of Eviction and Foreclosure Moratoriums


“Millions of Americans are at risk of eviction or foreclosure because of the COVID-19 pandemic and corresponding economic crisis, and the Biden …

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Michigan Association of County Treasurers Responds to Lawsuits

9&10 News

In fact in 2019 we prevented 97% of foreclosures that were moving into tax foreclosure.” In an email to 9&10 News, Oscoda County Treasurer William …

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United States: HUD Expands Eligibility For FHA Loans To DACA Recipients And Extends …

Mondaq News Alerts

Second, on January 21, 2020, HUD announced the extension of the foreclosure and eviction moratorium for borrowers with FHA-insured single family …

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Leon County experts say eviction and foreclosure moratorium a start but not enough


One of which was a moratorium on evictions and foreclosures through the end of March. But, evictions are just one part of a much bigger housing …

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The Transylvania Times

FORECLOSURE OF A LIEN HELD BY Straus Park Master Association, Inc., FOR PAST DUE ASSESSMENTS UPON Lot 10 Blueberry Hill Road, …

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Orlando real estate law firm Nishad Khan PL faces foreclosure on its downtown-area office

Orlando Business Journal

An Orlando law firm that specializes in real estate and business legal matters is facing a foreclosure lawsuit in connection with its headquarters near …

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‘Grand on Ann’ apartments pioneered a wave of new rentals in downtown Hartford, but the building …

Hartford Courant

The foreclosure filing is the latest evidence of increased pressure on new downtown apartment projects. In the past nine months, CRDA has modified …

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NY’s Third Department Holds Action Enforcing Note Is Neither Barred by Estoppel Doctrines Nor …

JD Supra

The foreclosure action was dismissed in October 2013 for failure to prosecute. Plaintiff moved to vacate the dismissal, which was denied in April 2015.

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New York Assembly Backs Small Businesses Protections

Spectrum News

Eviction and foreclosure protections, lower rates for unemployment insurance and boosted aid for people working part time are among the measures …

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Ocean City Amusement Pier, Owned By Mayor, in Jeopardy of Sheriff’s Auction

NBC 10 Philadelphia

Court records in state Superior Court’s Office of Foreclosure show that the Gillians owe First Priority Bank about $8 million in mortgage debt.

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Upcoming foreclosures as of Jan. 25, 2021

The Daily Record (Rochester, N.Y.)

All auctions are held in the Foreclosure Auction Area, Hall of Justice – Lower Level Atrium, 99 Exchange Blvd., Rochester, N.Y. 14614 Download a …

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Hotelier Burned in Financial Crisis Loses Again in Pandemic Bust


All three hotels are in foreclosure, according to loan documents. The company has also informed lenders that it is prepared to surrender a Courtyard …

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AmeriNat to Use Black Knight’s Leading Suite of Servicing and Default Solutions to Drive More …


… Servicing Digital, the Actionable Intelligence Platform and Black Knight’s default solutions, including Loss Mitigation, Foreclosure and Bankruptcy.

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Top 25 Women of Law—Part 1

Obviously, emotions in foreclosure cases can run high, so Achille says the really good days … COVID-19, specifically with foreclosures and evictions.

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Walking Away from a Mortgage: An Investor’s Guide

Motley Fool

The resulting foreclosure is the same whether you can afford to make the payments or not. Either way, if you stop making your mortgage payments, …

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NYC Apartment Landlords Getting Burned in Gentrification Crash


Now Colony, renamed Dekalb 1209, faces foreclosure after owner Spruce Capital Partners defaulted on a $46 million mortgage. The five-year …

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Lawmakers reluctant to extend deadline for unpaid taxes

Kenosha News

… of property tax delinquency from two years to five for homeowners before foreclosure. The House Finance and Taxation Committee on Monday gave …

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Biden Administration orders extensions of student loan and mortgage relief

JD Supra

Foreclosures and Evictions. HUD has extended the foreclosure and eviction moratoriums for FHA-insured single-family loans from February 28, 2021 …

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Property Tax Exemptions Up For Eligible Detroit Homeowners

CBS Pittsburgh

… families struggling to pay their property taxes in their homes and to take away the fear of foreclosure,” Mayor Mike Duggan said in a news release.

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Fitch Affirms COMM 2014-LC17

Fitch Ratings

As of January 2021, the resolution strategy was to pursue a non-judicial foreclosure, and the lender was coordinating with the borrower’s legal counsel …

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Renewed Regulatory Focus in 2021?

Extended foreclosure, eviction, and collection moratoriums will expire at some point in the future, and how those CARES Act-impacted accounts were …

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This Chart Should Assuage Fears of a Housing Bubble


Bubble theorists say the market could crash when foreclosure protections expire, considering that 1 in 10 homeowners with a mortgage is behind on …

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Fitch Assigns Gemgarto 2021-1 PLC Expected Ratings

Fitch Ratings

The combined application of revised ‘Bsf’ representative pool weighted average foreclosure frequency (WAFF), revised rating multiples and arrears …

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Our Say: Coronavirus highlights problems with housing sector in Maryland | COMMENTARY

Capital Gazette

Other legislation would address a looming foreclosure crisis, and help individual small businesses weather the crisis. But the eviction crisis is of …

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In the courts

The Review

Valerie Daniels, et al., foreclosure ordered for property on Ohio Avenue, East Liverpool. County Treasurer vs. Jeffrey Ross Billingsley, property on …

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Nearly 20% of renters in America are behind on their payments


It is far more than the approximately 7 million homeowners who lost their properties to foreclosure during the subprime mortgage crisis and the …

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Today’s Crain’s: $20B project—with a huge state ask | Prairie Avenue mansion sets record

Crain’s Chicago Business

Plus, a foreclosure suit hits the Palmer House retail space, and the franchise industry sees a spring thaw ahead. · Tweet · Share · Share · Email · More.

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Fitch Affirms Sprint Spectrum Securitization’s Class A Notes at ‘BBB+’; Outlook Stable

Fitch Ratings

Additionally, the liquidity will be used in the case of lease rejection by Sprint/T-Mobile to meet timely interest payments during the foreclosure, …

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Yorkville, IL

You can’t do data science if there’s no data. If you get hired to be head of data science in an organization where there’s no data and no data …

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Jay Board approves pay raise for reserve officers

Daily Bulldog

The town has traditionally allowed property owners to pay taxes and sewer in full on a foreclosed property within 30 days of the foreclosure to redeem …

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What Treasury Secretary Nominee Janet Yellen Could Mean for Mortgage Rates


… included $1,400 direct payments, a federal unemployment benefit of $400 per week, and an extension of the eviction and foreclosure moratoriums.

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Realty Law Digest

Foreclosures—Mortgagor Entitled To Recover Legal Fees as the Prevailing … had prevailed in a U.S. District Court (E.D.N.Y.) foreclosure action.

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Cook County Wants Wells Fargo ‘Consultant’ Info In Bias Suit


Each foreclosure resulted in about $19,000 in expenditures for the county’s government, according to the complaint, and Wells Fargo and Wachovia …

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Struggling Financially Due To The Pandemic? Free COVID HELP Bot Can Help You Get Legal Aid

Block Club Chicago

… using the platform are housing problems, like if they’re facing eviction or foreclosure, said Conor Malloy, an attorney with the Lawyers’ Committee for …

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Jill On Money: Biden stimulus could make 2021 even stronger

The Mercury News

Extension of eviction and foreclosure moratoriums: Protections were set to expire on January 30 would now be in place until September 30. Increase …

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Mortgages – Res judicata – Ripeness

Massachusetts Lawyers Weekly

… the plaintiff’s claims should not have been dismissed to the extent they challenge the foreclosure on the plaintiff’s residence, as res judicata does not …

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Lawyer who sexually assaulted clients in Massachusetts up for parole this week

WCVB Boston

Martin groped and forcefully kissed one woman outside of Westfield District Court after a hearing related to a foreclosure on her home.

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Fitch Rates Wake County, NC’S $304.6 MM LOBs ‘AA+’; Outlook Stable

Fitch Ratings

If a default occurs the trustee can direct the foreclosure on the mortgaged property and apply the proceeds to the payment of amounts due to LOB …

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Guest Editorial: Fund HEMAP for struggling Pa. homeowners

Carlisle Sentinel

… Pennsylvania families have been helped by this program avoid foreclosure. … will go to immediate use to prevent many mortgage foreclosures.

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Lawmakers push back on $1.9T COVID-19 relief package as Biden digs in

New York Post

… $1,400 checks for most Americans, an extension of the eviction and foreclosure moratorium until September and a national vaccination program.

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FHA issues moratorium extension on Biden’s request


… Urban Development (HUD) has extended eviction and foreclosure moratoriums on federally-backed, single-family mortgages through March 31.

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San Jose looks to protect renters by extending local eviction ban

San José Spotlight

On Jan. 20, Biden called on the U.S. Department of Housing and Urban Development to extend a federal moratorium on evictions and foreclosures on …

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Lender sues owners of downtown Miami WeWork building over allegedly unpaid loan

The Real Deal

The foreclosure suit alleges that even though the sale was terminated, the borrower “failed to deliver” the deposit to the lender, which was required …

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AmeriNat Taps Black Knight’s Servicing And Default Solutions

National Mortgage Professional Magazine

… Servicing Digital solution, the Actionable Intelligence Platform and default capabilities for loss mitigation, foreclosure and bankruptcy, according to a …

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Saint Louis Closet Co. Plans Donation For The APA Adoption Center

If an individual has been misplaced or is moving into a new home after experiencing foreclosure and eviction, the APA will house and care for their …

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Julie McDonald Commentary: Cemetery Property Sold, Airport on Shortlist

Centralia Chronicle

A Jackson Prairie resident who wanted to buy the land where his great-grandfather and others were buried proved unsuccessful during a foreclosure …

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White House signals it could agree to more narrowly targeted stimulus checks


… 7 million homeowners who lost their property to foreclosure during the subprime mortgage crisis and Great Recession more than 10 years ago.

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How the Biden stimulus package could help put money in your pocket

Mortgage Foreclosure and Eviction Relief … is calling for an extension of the eviction and foreclosure moratoriums in place through September 2021.

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Should You Fight Foreclosure? – Loan Lawyers

Loan Lawyers

The first factor that led to so many foreclosures in Florida was the subprime mortgage crisis. During the years leading up to the Great Recession, lenders …

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Before Foreclosure: An Offer? | Vulcan7


Earlier this year, Vulcan 7 added a Pre-Foreclosure leads database to its expanding menu of real estate prospecting tools. For those of you unfamiliar …

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Eviction and Foreclosure Moratorium Extended | Pennsylvania Association of Realtors®

Pennsylvania Association of Realtors

Eviction and Foreclosure Moratorium Extended. By: Kelly Leighton on January 25th, 2021 in Industry News. At the request of President Joseph Biden, …

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President Biden’s Inauguration Brings Expected Extensions of Federal Foreclosure and Eviction …

Seyfarth Shaw

… and the foreclosure and eviction moratoria extensions by other federal agencies apply to properties with government-backed mortgages or that are …

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Covid-19 Emergency Eviction and Foreclosure Prevention Act of 2020 | New York Business Law …

New York Business Law and Commercial Litigation Blog

The Act does not apply to certain commercial foreclosures or to vacant and abandoned properties that were listed on the statewide vacant and …

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New Detroit tax foreclosure data reveal hopeful signs — with one exception

Bridge Detroit

More than 10,500 Detroiters will get tax relief this year but renters are vulnerable in foreclosures. (BridgeDetroit photo by Ralph Jones). Detroit is …

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Help for Homeowners Facing Foreclosure

City of Milwaukee

We are coordinating with various organizations, government agencies and private lenders and reaching out to homeowners facing foreclosure.

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Suit on second mortgage note or credit agreement after foreclosure

Edelman Combs Latturner & Goodwin, LLC

Q. I lost my Illinois home to a foreclosure by the bank holding the first mortgage. The foreclosure went to sale, the sale was confirmed, and an order …

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Foreclosure Alternative: Deed in Lieu –

Thank your government, or more specifically, the Home Affordable Foreclosure Alternatives Program (HAFA), for making this foreclosure alternative …

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Lee Mackson Recognized for Creditors’ Rights Work by South Florida Business Journal’s Largest …

Shutts & Bowen LLP

The legal team handling the foreclosure includes lead attorney Lee Mackson, a Shutts & Bowen Miami partner and chair of the firm’s Creditors’ Rights …

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Mortgage Surplus Funds – How to get the money after Foreclosure? | Parker Law Firm

Parker Law Firm

If you had your home foreclosed and there was money left over, how do you get … of family fighting or loss of a job, that property goes into foreclosure.

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May the omission of a second trust deed in a judicial foreclosure action by the first trust deed holder …

first tuesday Journal

The owner fails to pay off the first trust deed note when it becomes due and payable in full. The first trust deed holder initiates a judicial foreclosure action …

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LEGAL NOTICE Sale of Real Estate Richland County Foreclosure Auction. | Legal Announcements …

Shelby Daily Globe

LEGAL NOTICE Sale of Real Estate Richland County Foreclosure Auction. Case# 2019 CV 0603. M&T Bank vs Dean, Jason D. , et al. .The description …

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Retail Building In Miami Design District Faces $5M Foreclosure – FIP Realty Commercial Division

FIP Commercial

Wilmington Trust, on behalf of a commercial mortgage-backed securities (CMBS) trust, filed a foreclosure complaint Dec. 18 against Miami DD 101 Blue …

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Douglas County Sentinel


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Scarborough foreclosure listings

scarborough foreclosure listings Need more information? View our Scarborough real estate offices and let us help you find the …

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Bilingual Housing Counselor, Foreclosure Prevention – Idealist


Long Island Housing Services, Inc. is now hiring for the position of Bilingual Housing Counselor, Foreclosure Prevention in Bohemia. Apply today.

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A5130 1R FISCAL ESTIMATE – New Jersey Legislature

New Jersey Legislature

Establishes “New Jersey Foreclosure Prevention Act.” Type of Impact: Annual New Jersey Housing and Mortgage Finance Agency expenditure and …

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Managing Partner Steven W. Zelkowitz Speaks to The Miami Herald on “Downtown Miami’s …

Spiritus Law

The foreclosure lawsuit includes a $37.22 million principal balance, administrative and late fees. Platform Capital Funding’s representative, Miami-based …

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OSF Registries | Foreclosure and Crime: The Effect of Data Distortion on Housing Decisions


Description. This project proposes an online experimental design to test whether variations in the presentation of crime and foreclosure data affect …

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Certification of Diligent Inquiry (Residential Foreclosures) (NJ) | Practical Law


This certification also must be attached to any notice of motion for final judgment in a residential mortgage foreclosure action. This Standard Document …

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Nassau county tax lien foreclosure – Integrated Health

Integrated Health

nassau county tax lien foreclosure Be the first to know about new foreclosures in an area In New York, the County Tax Collector …

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Bank owned properties pa – Bratelshop


Bank foreclosures — also referred to as Real Estate Owned (REO) … A house that has gone through a foreclosure auction and …

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Buying foreclosure process – QRx Digital

QRx Digital

buying foreclosure process In the foreclosure world, “wo 8 crucial steps to avoid foreclosure without affecting your credit ratings or selling your house.

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Bank owned properties nc

bank owned properties nc Foreclosure Homes in Fayetteville, NC Find the … Real estate foreclosures in Hubert, North Carolina at AmericanListed.

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Foreclosure Specialist in Jacksonville, FL at Freedom Mortgage Corporation

Careers at Freedom Mortgage Corporation

Responsible for ensuring the Foreclosure Process is completed accurately in adherence to mandatory state and investor timelines by acting as a liaison …

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Here are the Upcoming Online Foreclosure Auctions for the week of 1/25/21

Below is a list of upcoming online foreclosure auctions for the week of January 25th, 2021. Please reach out to our Customer Service Department for …

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How to Avoid Losing Your House in Foreclosure | Home Helpers Group

Home Helpers Group

Can you liquidate other assets? Watch out for foreclosure prevention companies; Seek unbiased advice from multiple parties; Contact your lender as …

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Latest Moratorium Extensions Are Two-Edged Sword

by Neil Garfield

The new president is facing incoming fire from all directions. If he does not extend the moratorium on foreclosures and evictions, hundreds of thousands of people are going to be homeless. But the extension does not come without costs.

Biden acts on evictions, foreclosures, but long-term housing crisis looms


See also


As you have seen on these pages, I am quite confident that none of the scheduled payments from homeowners are legally due. On the other hand, I am loathe to tell homeowners or tenants that they should withhold payments if they can make them.

The reason is basically extortion or duress. By withholding a scheduled payment without a court order telling you can don’t need to make the payment, you put yourself and your home in jeopardy. the Wall Street foreclosure team will use that as their excuse for pursuing collection and enforcement ending in foreclosure and eviction if you don’t properly defend.

The situation with tenants is even more dire. Many if not most rental units are owned by small landlords who do not possess the resources to get through this pandemic period. When the time comes that their units are exempted from moratoriums by time or edict, they will be required to pay the “arrearage” just like everyone else. Those homeowners who are using the moratorium as an excuse to withhold payment without having a plan of attack are headed for trouble — possibly the kind they can’t fix.

The obvious answer to this problem is for homeowners to launch preemptive lawsuits against the securitization team. But my observations and experience show that most judges will not allow such lawsuits to go forward. this is because it is seen as an attack on the financial system generally and because judges are afraid that allowing such lawsuits will invite many more that will clog all the court systems. I have had many judges agree that the lawsuit did state a claim but dismissed it anyway sometimes after as much as 14 months of sitting on the motion to dismiss.

Some people believe that the judges don’t get it. But most of them do “get it” — at least in part. Since those judges believe the loan exists, the loan account exists and that the homeowners almost certainly owe the payments, they see little harm in waiting until enforcement action is brought against the offending homeowner. Then they will occasionally rule in favor of a homeowner who reveals fatal deficiencies in the proof of the claim.

It is during the moratorium periods that homeowners have an unprecedented opportunity to start actions against the securitization team — but not entirely the way most might think. By sending a proper Qualified Written Request and Debt Validation Letter you open up a more palatable action for the Judges in advance of enforcement. This is the opening step in the homeowner’s challenge.

They must answer and they risk some rather harsh sanctions if they lie — so they withhold information. But the information they give in response to the statutory inquiries will most likely contain inconsistencies with their correspondence.

Your questions need to be very specific. And they should start with existence, ownership, and authority over a loan account receivable on the ledger of some company; that entry can only be legal and valid if value was paid in exchange for a conveyance of ownership of the loan account receivable (aka underlying debt or underlying obligation). This is the most basic requirement established by law and custom over centuries in English common law and statutes, American common law; it is also established as the law in every jurisdiction in their adoption of Article 9 §203 of the Uniform Commercial Code.

Next, the homeowner can file a complaint with the Consumer Financial Protection Board and the Consumer Division of the Attorney General of their State. Once again a response is mandated by statute and the securitization/foreclosure team does no dare withhold a response. but once again their response is going to be filled with legalese evasion of admitting the simple fact that they don’t own the loan account receivable and they have not been given any authority from anyone who does own it.

Homeowners should not allege nor try to prove that all securitization of residential “debt” is a fraudulent scheme or a lie, even though that is true. It scares judges and it sounds like a conspiracy theory to them. So keep it simple and to the point.

Foreclosure is about restitution for an unpaid debt. If the claiming party has no actual ownership of the debt arising from a real-world transaction in which they paid value in exchange for owning the loan account receivable they fail the test of the condition precedent set forth in 9-203 of the UCC. And that opens the door to “limited” actions for violations of the FDCPA (title X, 124 Stat. 2092 (2010) and other statutes. Those statutes have a bite to them and the foreclosure mills are afraid of them.

The advantage of the preemptive action by the homeowner is that very often the securitization/collection/foreclosure team is not ready with fabricated documents containing false information about transactions that never occurred.

The rule of thumb is to create a vehicle that can be gradually expanded as more information is obtained and the judge is gradually educated as to the true facts of the case. And remember that attorney fees are often recoverable in such actions along with statutory or compensatory damages.

Once filed and discovery is underway, the best practice is to take information gleaned from discovery and then request a leave of court to amend the pleadings to include a broader action for declaratory, injunctive, and supplemental relief.

The homeowner would be seeking damages for illegally trying to enforce a debt, and disgorgement of amounts paid to parties who had no nexus to ownership, or authority over the claimed “debt.” While this premise is true in virtually all cases in which securitization claims were in play, it can only be established by revealing the inability or unwillingness of the opposition to answer the most basic questions about existence, ownership, and authority over the debt.

They can’t but you must do much more than accusing them. You must out litigate them which is why you most likely should have a lawyer who knows how to file motions to dismiss, discovery requests and motions to enforce discovery requests, along with motions for sanctions, motions for the court to adopt a negative inference against the opposition and motions in limine.





Mortgage Fraud Daily NEWS update ⋅ January 26, 2021




PennyMac’s Stanford Kurland Dies of COVID

San Fernando Valley Business Journal

Stanford Kurland, founder and chairman of Westlake Village mortgage … worth more than $25 billion at its height, was found guilty of mortgage fraud …


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Today’s mortgage and refinance rates: January 25, 2021 | Slight increases

Business Insider

Mat Ishbia, CEO of United Wholesale Mortgage, told Insider fixed-rate mortgages are usually better than ARMs these days. ARM rates used to start lower …


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More than a money meltdown

Then he said he would report me for mortgage fraud and cause trouble if I leaned on him to repay the loan. So now he lives in a nice place while my …


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Realtor warns clients of hackers’ data breach

Toronto Star

In the wrong hands it can be used to commit identity fraud, title fraud, mortgage fraud or to cause damage to your credit reputation,” Charney said in a …


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MLO Jobs; Sales, Pricing, Processing, Correspondent, Products; LO Productivity Study; FHFA …

Mortgage News Daily

But not for Plaza Home Mortgage Correspondents. … big losses due to underwriting errors, loan defects and borrower fraud, with no upfront cost. Now …


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Louisiana state income tax filing begins Feb. 12

WDSU New Orleans

Paycheck Protection Program loan forgiveness is not subject to Louisiana … If returns do not trigger any fraud indicators, taxpayers due refunds can …


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November home prices rose 9.5%, one of the highest gains on record, Case-Shiller says


Prices were fueled not just by supply and demand, but by record-low mortgage rates. The average rate on the popular 30-year fixed mortgage, which …


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Jump-Start Your Credit: Get Your Credit Reports


The DOJ used the False Claims Act to bring charges of fraud against … Mortgage insiders like Barry Habib, CEO at MBS Highway, hope this is one …


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FSCS fees will jump by 48% in 2021/2022


… client money against fraud or failure, will rise by more than 6 fold for certain groups in the coming year. The Association of Mortgage Intermediaries …


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Haryana amends registration manual to curb fraudulent property transfers

According to the amendment, if a document relating to transfer by way of sale, gift, mortgage, exchange, lease or otherwise, is registered of ‘Shamlat …


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Crime Stoppers Month – Mortgage Fraud in Canada | Teranet


At Teranet, we understand that mortgage fraud can negatively impact our clients, so we have solutions in place that can prevent it. Learn more on our …


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Paycheck Protection Fraud Settlement – Whistleblower Law Collaborative

Whistleblower Law Collaborative

Bank & Mortgage Fraud. Federal law provides financial incentives of up to $1.6 million for whistleblowers who confidentially report fraud and related …


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Real Estate Investing Fraud: Schemes to Know About

Royal Legal Solutions

In this scam, the homeowner is up-to-date on their mortgage payments, but the home’s value has dropped below the amount owed on the loan.


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Download Mortgage Fraud – Caroline Osborn on

He was convicted of offenses including insurance fraud. Mortgages Home Mortgage Loans Gold Star Mortgage Financial. Ciraolo of the Justice …


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Fake pay stubs for mortgage – aasthaecommerce


Real Estate Agent Jailed for Submitting Fraudulent Pay Stubs to Lender May 2, 2014 … If you do it to get approved for a mortgage, it is mortgage fraud.


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The information about Foreclosure law and other legal information provided on this website does not, and is not intended to, constitute legal advice; instead, all information, content, and materials available on this site are for general informational purposes only.  Information on this website may not constitute the most up-to-date legal or other information.  This website contains links to other third-party websites.  Such links are only for the convenience of the reader, user or browser; FRAUD STOPPERS and its members do not recommend or endorse the contents of the third-party sites.

Readers of this website should contact their attorney to obtain advice with respect to any particular legal matter.  No reader, user, or browser of this site should act or refrain from acting on the basis of information on this site without first seeking legal advice from counsel in the relevant jurisdiction.  Only your individual attorney can provide assurances that the information contained herein – and your interpretation of it – is applicable or appropriate to your particular situation.  Use of, and access to, this website or any of the links or resources contained within the site do not create an attorney-client relationship between the reader, user, or browser and website authors, contributors, contributing law firms, or committee members and their respective employers. This site provides “information” about the law and is only designed to help users safely cope with their own legal needs. But legal information is not the same as legal advice — the application of law to an individual’s specific circumstances.

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