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Archive | Washington State Bankruptcy

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Lukewarm recovery will continue; no significant decreases in unemployment for 2011 or 2012.

[categories: Washington Bankruptcy Attorney]

The Seattle Times, Kristi Keim, page A13, January 14, 2011:

The U.S. is expected to chip away at unemployment only very slowly reports Michael Dueker, Russell Investments’ head economist for North America.

Usually, a recession is followed by a fast snap back to growth, as happened in the early 1980s. The economy grew 7.0% annually for the next year and one-half. This is not happening, says Mr. Dueker, and it will take all of 2011 to get the unemployment rate reduced by a mere 1/2 percentage point.

In contrast to slow U.S. growth, the world economy is expected to grow at 4.0% to 5.0% this year.

Ken Goldstein, an economist with The Conference Board, notes that the U.S. will grow only 2.5% this year and 2.6% in 2012. Confidence in the economy is a major problem, according to Ken Goldstein.

Commercial Real Estate: Looming crisis or are fears overblown? – the John Hancock Tower deal vs. Stuyvesant/Peter Cooper. One worked, one failed.

Boston’s John Hancock Tower, a 62 story glass skyscraper in Boston’s Back Bay was one of the first commercial real estate trophies to run into trouble when the speculative property boom abruptly ended some two years ago or so, according to the NY Times, December 30, 2010, article "A Real Estate Trophy In Boston is Sold", by Charles V. Bagli.

Bought at foreclosure sale 18 months ago for some $660.6 million, it was just recently sold for $930 million.

Commercial buildings have recovered some value.

In 2009, the owner had defaulted on 472.1 million in secondary loans, but the first mortgage remained current. The secondary loans were bought for about 30 cents on the dollar.

At the foreclosure, Normandy/Five Mile were the sole bidders on the second mortgage, paying about $20 million and taking on the senior mortgage.

The Hancock Tower had been valued at $1.35 billion in a 2006 purchase, more than double the 2003 valuation incident to a then sale, at $639 million. 82% of the purchase price was debt in the 2006 purchase.

Not all commercial properties have recovered so well. A similar attempted workout of Manhattan high rise apartments known as Stuyvesant Town and Peter Cooper Village failed, and the properties are now controlled by senior lenders through CW Capital. William A. Ackman of Persing Square Capital Management and Michael L. Ashner of Winthrop Realty Trust failed to gain control of the large complex, after investing $300 million in secondary debt for $45 million.

US Trade Deficit Narrows in October but still huge! Little improvement in manufacturing exports – recission will linger.

The New York Times reported on December 11, 2010 "U.S. Deficit in Trade Narrowed In October" by Christine Hauser that there is one small bright spot.

The Commerce Department reports that the trade gap was $38.7 billion in October 2010. the smallest since January 2010, when it had been down at 34.8 billion.

A trade deficit forecast of $43.8 billion had been forecast for October 2010, so the numbers were better than expected.

The narrowing was due to an increase in American exports. Most of the increase in exports was agricultural goods like food (soybeans to China) and some gas and oil sent to Mexico.

Unfortunately, there was no big increase in manufacturing exports, so while this narrowing deficit is good news overall, it is not as good as one would have hoped. Manufacturing increases are desirable, as this decreases unemployment.

Auto Sales in trouble (again!) likely never to regain 2005 peak of 17.4 million

Buyers are only just easing back into the market, reports the Seattle Times, January 5, 2011, page A-7.

Auto sales peaked at 17.4 million back in 2005 and dropped to 10.6 million in 2009. The peak was fueled, in part, by big incentives – like employee-discounts-for-everyone schemes popular in 2005.

GM vice president of U.S. sales for GM Don Johnson says GM expects sales eventually will creep back to 15 or 16 million, but not much higher.

The average vehicle on the U.S. roads is now 10.2 years old, the oldest since 1997, and a full year older than in 2007.

Cars made up 49.8 percent of sales in 2010, while truck sales made up 50.2 percent,a nd trucks and SUV sales keep growing: in December 2010, they were 54.3% of total sales.

Foreclosures are likely to peak in 2011, but can be stopped by a bankruptcy filing

Foreclosure woes for Washington homeowners are far from over, and bankruptcy filings may be the next step.

According to an article by Janna Herron of the Associated Press that was published in the Seattle Times, January 14, 2011, on page A13, the last three years of foreclosures in Western Washington:

Year 2008  2009  2010

King 2,052 4,190 6,063

Snohomish 911 1,968 3,240

Pierce 2,258 3,782 3,773

Kitsap 430 671 652

Total 8,802 16,017 20,749

One in every 45 U.S. households received a foreclosure filing last year, a record 2.9 million of them, and these lead to bankruptcy filings everywhere in order to stop foreclosure in Tacoma and also other jurisdictions. That’s up 1.67% from 2009. About 5 million borrowers are at least two months behind on their mortgages.

The firm Realty-Trac predicts 1.2 million homes will be repossessed this year 2011.

In Washinton, the housing crisis started later than the rest of the country and also appears to be peaking later; total foreclosure filings were up 24 percent from 2009. Foreclosure filings in King County rose 29%; there were also increases of 32% in Snohomish and 8% in Pierce County.

Nevada posted the highest foreclosure rate in 2010 for the fourth straight year. Washington state ranked 18th, with Snohomish County seeing the top foreclosure rate. Pierce County, Clark, Grays Harbor, and Cowlitz counties rounded out the top five.

The Law Offices of James H. MaGee can answer your questions about bankruptcy and foreclosure anywhere in the State of Washington. Contact us at our offices in Tacoma, Renton, Puyallup, Olympia, Chehalis, and Bremerton to learn more about your options. We strive to answer your questions in a courteous, confidential, and caring manner.

Credit Report Nuts and Bolts, Part 6 of 6: Who can see your credit report?

Creditors – can look at your report whenever you apply for credit, such as a mortgage, car loan, or credit cards.

Employers – can look at your report, but only under certain circumstances and only if you give them written authorization. Employers are allowed to look at your report to evaluate you for hiring, promotions, and other employment purposes – but I understand that it is done only with your permission in most states. A few states, such as Washington and Hawaii, have banned employers from using credit reports unless a good credit record is related to a job’s qualifications. (I will try to blog on this Washington state law in a later post)

Government agencies – some can look, but only if searching for hidden income or assets – usually only certain agencies can do this such as those trying to collect child support.

Insurance companies – home and auto insurers now use specialized credit scores to decide whether to issue you a policy and how much to charge for it.

Landlords – when deciding whether to rent you an apartment or home.

Utility companies – when deciding how much of a utility deposit (if any) to seek – but not in deciding whether to extend utility services.

Student loans – Usually, I am told by the NCLC’s Guide to Surviving Debt, that a credit score is irrelevant to obtaining government student loans, but it could be a factor in obtaining private (not government guaranteed) student loans. There may be an exception though, for Parent PLUS loans wherein parents–or professional students such as dental, law school, and medical school students–are seeking student loans in order to finance a child’s education.

Divorce, child custody, immigration, citizenship applications, registering to vote and other legal proceedings – your credit report should not be used against you, subject to a few limitations and circumstances.

Credit Report Nuts and Bolts, Part 5 of 6: Credit repair scams and overreacting to threats about damaging your credit rating

The National Consumer Law Center warns heartily against “credit repair” scams.

The NCLC debunks the “credit repair” claims:

– “We can erase bad credit” – The truth is that no one can erase bad credit information from your report if it is truthful and accurate.

– “Only we can remove old or inaccurate information” – this is untrue because you can correct any old or inaccurate information yourself. There is no reason to pay a huckster to do it for you.

-“We will erase even accurate poor credit history information, even if it is accurate” – Lying to a credit report agency is illegal.

If you have been hoodwinked into a “credit repair” scam, here is a few things you should know.

First, you may have some protections. Federal laws and some state laws require credit repair companies to provide mandatory disclosures before you sign up.

Second, the credit repair company is not allowed to provide any services to you until three days after you sign a written and dated contract.

Third, the credit repair scam is not allowed to charge you in advance under certain laws.

Fourth, you have a right to cancel the credit repair scam contract without giving any reason (do it in writing!) within three days of signing the written contract.

A collection agency pressuring you to pay under threat of making a negative credit report entry is a hollow threat. Under arrangements that the collection agency likely has with the credit reporting agency (or agencies) they are required to make a report every month anyway. So do not give away your last dollar to a threatening collection agency in order to “save” your credit report from “damage”. The negative credit history is likely to be reported to the credit reporting company anyway under the reciprocity requirements between the credit report company and the collection agency.

Credit Report Nuts and Bolts: Part 4 of 6 – Credit Scoring myths and legends.

[categories: Washington Bankruptcy Attorney]

There is not just one credit score for you. Each credit bureau may have its own "credit score" calculated in an alternative manner. Thus, your "credit score" can vary over a considerable range from Equifax, Transunion or Experian. According to Fair Isaac Corporation (calculators of the FICO credit score) here is how Fair Isaac calculates your FICO score:

35% according to your payment history;

30% amounts owed on credit accounts compared to available credit – high balances relative to credit limits may indicate that you are over-extended

15% length of credit history

10% new credit – you supposedly receive a higher score if you have an established credit history and don’t have too many new accounts – opening several accounts in a short period of time can indicate greater risk

10% types of credit – Fair Isaac claims that it more favorably scores a mix of various types of credit

Shopping around for Credit – You may also have heard that a large number of credit inquiries will lower your credit score. This is not always true. Some companies and credit bureaus take inquiries into account and some do not. However, even those companies that do count a large number of inquiries against you claim taht this will have only a small impact on your score. Thus, it would seem that you should not be afraid to shop around for the best credit – if your only concern is lowering your credit score. Of course, moderation would seem to be the best recommendation here.

Getting your score – Under federal law, the credit bureaus are required to provide consumers with their credit scores upon request. The credit score IS NOT FREE, but the charge for the score will be set by the Federal Trade Commission. Mortgage lenders are also required to give you information about your credit score for free. You might check the Federal Trade Commission for the maximum allowable charge for your credit score before contacting the credit bureau(s) so that you go in prepared ahead of time.

NOTE: FACTORS FOR DENIAL OF CREDIT RULE

See Equal Credit Opportunity Act – Regulation B – Supplement I
(Official Staff Interpretations)

Sec. 202.9 Notifications

1. Use of the term adverse action. The regulation does not require that a creditor use the term adverse action in communicating to an applicant that a request for an extension of credit has not been approved. In notifying an applicant of adverse action as defined by § 202.2(c)(1), a creditor may use any words or phrases that describe the action taken on the application.

9(b) Form of ECOA notice and statement of specific reasons.
Paragraph 9(b)(1)
1. Substantially similar notice. The ECOA notice sent with a notification of a credit denial or other adverse action will comply with the regulation if it is “substantially similar” to the notice contained in § 202.9(b)(1). For example, a creditor may add a reference to the fact that the ECOA permits age to be considered in certain credit scoring systems, or add a reference to a similar state statute or regulation and to a state enforcement agency.

Paragraph 9(b)(2)
1. Number of specific reasons. A creditor must disclose the principal reasons for denying an application or taking other adverse action. The regulation does not mandate that a specific number of reasons be disclosed, but disclosure of more than four reasons is not likely to be helpful to the applicant.

2. Source of specific reasons. The specific reasons disclosed under §§ 202.9(a)(2) and (b)(2) must relate to and accurately describe the factors actually considered or scored by a creditor.

3. Description of reasons. A creditor need not describe how or why a factor adversely affected an applicant. For example, the notice may say “length of residence” rather than “too short a period of residence.”

4. Credit scoring system. If a creditor bases the denial or other adverse action on a credit scoring system, the reasons disclosed must relate only to those factors actually scored in the system. Moreover, no factor that was a principal reason for adverse action may be excluded from disclosure. The creditor must disclose the actual reasons for denial (for example, “age of automobile”) even if the relationship of that factor to predicting creditworthiness may not be clear to the applicant.

5. Credit scoring—method for selecting reasons. The regulation does not require that any one method be used for selecting reasons for a credit denial or other adverse action that is based on a credit scoring system. Various methods will meet the requirements of the regulation. One method is to identify the factors for which the applicant’s score fell furthest below the average score for each of those factors achieved by applicants whose total score was at or slightly above the minimum passing score. Another method is to identify the factors for which the applicant’s score fell furthest below the average score for each of those factors achieved by all applicants. These average scores could be calculated during the development or use of the system. Any other method that produces results substantially similar to either of these methods is also acceptable under the regulation.

6. Judgmental system. If a creditor uses a judgmental system, the reasons for the denial or other adverse action must relate to those factors in the applicant’s record actually reviewed by the person making the decision.

7. Combined credit scoring and judgmental system. If a creditor denies an application based on a credit evaluation system that employs both credit scoring and judgmental components, the reasons for the denial must come from the component of the system that the applicant failed. For example, if a creditor initially credit scores an application and denies the credit request as a result of that scoring, the reasons disclosed to the applicant must relate to the factors scored in the system. If the application passes the credit scoring stage but the creditor then denies the credit request based on a judgmental assessment of the applicant’s record, the reasons disclosed must relate to the factors reviewed judgmentally, even if the factors were also considered in the credit scoring component. If the application is not approved or denied as a result of the credit scoring, but falls into a gray band, and the creditor performs a judgmental assessment and denies the credit after that assessment, the reasons disclosed must come from both components of the system. The same result applies where a judgmental assessment is the first component of the combined system. As provided in comment 9(b)(2)-1, disclosure of more than a combined total of four reasons is not likely to be helpful to the applicant.

8. Automatic denial. Some credit decision methods contain features that call for automatic denial because of one or more negative factors in the applicant’s record (such as the applicant’s previous bad credit history with that creditor, the applicant’s declaration of bankruptcy, or the fact that the applicant is a minor). When a creditor denies the credit request because of an automatic-denial factor, the creditor must disclose that specific factor.

9. Combined ECOA-FCRA disclosures. The ECOA requires disclosure of the principal reasons for denying or taking other adverse action on an application for an extension of credit. The Fair Credit Reporting Act (FCRA) requires a creditor to disclose when it has based its decision in whole or in part on information from a source other than the applicant or its own files. Disclosing that a credit report was obtained and used in the denial of the application, as the FCRA requires, does not satisfy the ECOA requirement to disclose specific reasons. For example, if the applicant’s credit history reveals delinquent credit obligations and the application is denied for that reason, to satisfy § 202.9(b)(2) the creditor must disclose that the application was denied because of the applicant’s delinquent credit obligations. To satisfy the FCRA requirement, the creditor must also disclose that a credit report was obtained and used in the denial of the application. Sample forms C-1 through C-5 of Appendix C of the regulation provide for the two disclosures.

http://www.bankersonline.com/regs/202/s202-9.html – source of Factors For Denial of Credit Rule – along with National Consumer Law Center’s "Guide to Surviving Debt", available for about $20.00 from www.consumerlaw.org.

Credit Report Nuts and Bolts Part 3 of 6 – Help! I already ordered my free credit report fewer than twelve months ago! What to do?

[categories: Washington Bankruptcy Attorney]

As you may know, you an obtain a free credit report every 12 months by contacting www.AnnualCreditReport.com.

This is because of the Fair and Accurate Credit Transaction Act (FACT Act).

Note that these free credit reports (and reports obtained directly for free from most credit bureaus like Equifax, Transunion and Experian will not contain your "credit score" – they try to get you to buy that from them as proprietary information. There is not just one credit score for you – the bureau may or may not use the FICO (Fair & Isaacs Company) organization’s calculation of your "credit score".

If you already obtained your credit report within the past 12 months here are four ways to proceed.

(1) First, you can just contact the three credit bureaus as follows and pay a $10.50 fee for each report from each creditor for the credit report:

Equifax, 800-685-111, www.equifax.com Equifax Information Services LLC
P.O. Box 740241
Atlanta, GA 30374

Experian 888-397-3742, www.experian.com Experian will not provide a written request credit report address. They insist that you call, as far as I can tell.

Trans Union 800-916-8800, www.transunion.com Purchase a TransUnion Credit Report

Online

Phone number: (800) 888-4213

Mail:
TransUnion
2 Baldwin Place
P.O. Box 1000
Chester, PA 19022

Obtain a free, annual TransUnion Credit Report

Online

Phone number: (800) 888-4213

Mail:Download mail order form

Note that you may be able to obtain a 3-in-1credit report from just one of the above – but be careful that you are not signing up for some sort of credit monitoring service or other consumer rip-off of dubious value – I noticed that Equifax was trying to sell you something called "debtwise" or "creditwise" or some other sort of nonsense. Last I checked, Experian had a $39.95 charge for obtaining all three agency credit reports AND your Experian calculated credit score. TransUnion had a similar sort of scam for trying to get you to sign up for an expensive subscription or some other sort of service.

Beware of Experian, though, they had a $1.00 offer for your credit score – but it was a "tricky Nixon" in that it signed you up for a $14.95 monthly subscription if you did not cancel within a very short period of time. Experian apparently has terminated some of its arrangements with FICO, in favor of trying to hawk its own credit scoring programs, as of February 1, 2009.

(2) Note that there are three "situational" exceptions and you can sometimes get two reports in a 12 month period, including:

-You are unemployed and will be aplying for a job within the next sixty days; or

-You are receiving public assistance; or

-You have reason to believe that the file at the credit bureau contains inaccurate inforamation due to fraud.

(3) You can obtain two reports in a two month period if you have made a fraud alert to the credit bureaus, and requested that a fraud alert be posted on your credit file.

(4) Denial of credit/insurance. Sometimes you can be denied credit or insurance — or initially be charged a higher premium — because of information in your credit report. In that case, the FCRA requires the creditor or insurance company to give you the name, address, and phone number of the credit reporting company that supplied the information. Contact the company to find out what your report said. This information is free if you ask for it within 60 days of being turned down for credit or insurance. The credit reporting company can tell you what’s in your report; only the creditor or insurance company can tell you why your application was denied. See the Federal Trade Commission’s website at: http://www.ftc.gov/bcp/edu/pubs/consumer/credit/cre24.shtm

Credit Reports Nuts & Bolts: Part 2 of 6 – How to avoid credit report “rip-offs”

[categories: Washington Bankruptcy Attorney]

The only true "free" credit reports are linked with www.annualcreditreport.com.

Beware of not-so-free credit reports says the National Consumer Law Center in their publication "Surviving Debt" available at www.consumerlaw.org, for about $20.00 – this is a great book, by the way and you should order it.

Some of these "free" credit report offers are not really free, but rather are introductory teasers that convert to an expensive subscription service. The new Credit CARD Act requires these businesses to now put a warning in their advertisments stating: "This is not the free credit report provided for by Federal law. To get your free report, visit www.AnnualCreditReport.com or call 877-322-8228.