Situations
Behind on payments or in pre-foreclosure.
If you are behind on your mortgage or have received a notice of default, DL Solutions can evaluate a direct purchase that pays off the loan at closing and moves on your lender's timeline. A written offer stands on its own; you are never obligated to accept it.
Who this fits
This fits owners whose loan is behind: missed payments, a notice of default, or a sale date on the lender's calendar. That describes the loan, not the person; the causes are usually medical, employment, or estate events.
It also fits owners who are current but can see the problem coming and would rather sell on their own schedule than the lender's.
How we approach it
We talk to the title company early so payoff figures are accurate and the closing date works against the foreclosure schedule. The offer is written with the payoff in view, so you can see whether a sale clears the loan before you commit to anything.
We are not a lender, credit counselor, or attorney and do not charge fees to talk. Your lender and a HUD-approved housing counselor can also explain options.
What the transaction looks like
Address, property, conversation, options, closing. The conversation covers where the loan stands and which dates the lender has set, because those dates, not ours, drive the schedule.
If the numbers work, closing runs through a licensed title or settlement company and the loan is paid off at settlement from the proceeds. If the payoff is more than the property supports, we tell you that directly.
DC, Maryland, and Virginia notes
Foreclosure is a different process in each jurisdiction, and the differences change your calendar. Maryland's runs under court rules with required notices (Md. Rule 14-209 et seq., Title 14, Chapter 200) and a ratification step after any sale. Ratification means the court, not the auctioneer, finalizes the sale: the trustee files a report of sale, parties get a window to file exceptions, and only then does the court enter an order ratifying the sale and passing title (Md. Rule 14-305; Md. Code, Real Property § 7-105). A Maryland sale date is not the end of the story — title does not change until that order is entered.
Virginia's is largely non-judicial: a trustee sells under the power-of-sale clause in the deed of trust itself, with written notice mailed to the owner at least 60 days before the sale for an owner-occupied home and 14 days otherwise, plus required newspaper advertising (Va. Code §§ 55.1-321, 55.1-322). The District's process is also non-judicial, but only when the deed of trust contains a power-of-sale clause, and it layers on steps most owners do not expect: certified-mail notice of default, a mediation option for residential loans (D.C. Code § 42-815.02), and a copy of the notice sent to the Mayor at least 30 days before any sale (D.C. Code § 42-815).
The lender's schedule is the one real deadline in this process, and we plan around it rather than adding pressure to it. A HUD-approved housing counselor can review every option with you, including ones that do not involve us. This is general information, not legal advice.
How we calculate the offer
1.Finished value
What the property will be worth once the work is done, based on recent sales of similar finished homes nearby.
2.Cost of the work
What the repairs, renovation, or cleanout will actually cost to complete, priced from the walkthrough rather than a checkbox list.
3.Carrying and transaction costs
Taxes, insurance, utilities, title, and holding costs between purchase and resale, plus the cost of the money while the work runs.
4.The offer
Finished value minus the work and the costs. We show the math if you ask.
Where this comes up
Related situations
Questions
Can a sale happen before the lender's sale date?
The lender's dates drive everything, and a closing that lands before the sale date is an ordinary sale: the loan is paid off at settlement and the scheduled auction is called off. It works when the numbers work and title is clear — we involve the title company early so payoff figures are accurate and the closing date is set against the lender's schedule. We do not promise outcomes; we plan around the dates that actually exist.
Do you charge anything to talk or to make an offer?
No. We are not a lender, credit counselor, or attorney and do not charge fees to talk. Your lender and a HUD-approved housing counselor can also explain options, including ones that do not involve selling.
Does selling stop the foreclosure?
A completed sale ends the foreclosure because the loan that drove it is satisfied — but the word "completed" does the heavy lifting. The payoff at closing also has to clear any junior liens or judgments, an open bankruptcy case pauses the whole process until the court allows it to resume, and the lender's own paperwork can lag: satisfaction filings and sale cancellations take time to show up in public records, which is why a foreclosure can still appear on record for a while after it is over. Until closing, the lender's process continues on its own schedule, so we set the closing date against it rather than assuming there is time.
What if the property is worth less than the loan?
If the payoff is more than the property supports, we tell you that directly rather than holding your time. Your lender and a HUD-approved housing counselor can walk through the remaining options, which may include a short sale or other arrangements we are not part of.