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Foreclosure & Pre-Foreclosure Help · All of New Jersey

Facing Foreclosure
in New Jersey?

Protect your home, your equity, and your options — before it's too late.

You may have more options than you think. If you want clarity — even just to understand where you stand — I'm here. Not to pressure you. To sit with you, look at everything together, and find your way forward.

An auction date doesn't always mean it's too late.

Talk to Viara Today Text me now

or call / text me right now — (347) 251-8463

The first call is just me listening. You don't need your paperwork, and you don't have to decide anything.
¿Prefieres hablar en español? Yo también.

★★★★★Hundreds of NJ families helped
✓No upfront fees — everFree, private consultation
Viara Bencosme — New Jersey foreclosure specialist
Hundredsof families saved
All of NJwherever your home is
Every optionexplained in plain language
$0cost to talk to me
✓ Hundreds of NJ families helped ✓ Pre-foreclosure specialist ✓ No upfront fees — ever ✓ English & Español ✓ No pressure. No judgment.
Before we go further

I'm not your enemy here.

Foreclosure brings out a lot of people who want something from you. Here's where I'm coming from — in my own words, about a minute.

Real families, real doors

What homeowners are saying

Don't take my word for it — hear it from families I've walked with, in their own voices.

★★★★★
— A client, in her own words
★★★★★
— A client's review, over the phone
Auctions postponedLoan modifications approvedShort sales completedEquity protectedFamilies stayed home
Find yourself in five seconds

Where are you right now?

I've missed some payments

No court papers yet. You have the most options of anyone on this page — and the most time.

Start here → I received a Lis Pendens

The legal process has started, but no auction exists yet. There is still real time to make a plan.

What it actually means → My auction is scheduled

The clock matters now — but scheduled doesn't mean sold. The sooner we talk, the more we can do.

Your options →

Not sure which one you are? You don't have to be. That's my job.

Show Me Where I Stand

or call / text (347) 251-8463

Free · Private · No obligation

First, the truth

If you're feeling overwhelmed, stressed, or unsure of what to do next — that's normal.

You are not a case number, and you are not the only one this has ever happened to. I've sat at kitchen tables with families feeling exactly what you're feeling right now — the scary mail, the sleepless nights, the not-knowing. And I've watched those same families walk out the other side with a plan, their dignity, and very often, their equity.

  • Lender letters can be confusing.
  • Auction dates can feel final, but usually aren't.
  • Many homeowners are surprised to learn they still have options — even after receiving an auction date.
  • If there is equity in your home, acting before the auction may help you protect it.
It may not be too late.
Understanding your options could save time, money, and equity. Every conversation is private, complimentary, and comes with no obligation — whether we ever work together or not.

No pressure. No judgment. Just honest answers.
— Viara
Viara Bencosme sitting in a New Jersey homeowner's living room Viara Bencosme: every morning I pray, God lead me to the people who need my help

Most of this job happens in living rooms and driveways — not offices.

Why homeowners choose me

What you get when you call.

✓

Hundreds of families helped across New Jersey

✓

A local New Jersey Realtor who specializes in foreclosure — not an out-of-state investor

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No-pressure consultations. Free, private, no obligation — ever

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I'll explain every option — even the ones where selling isn't the right answer

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You keep control of every decision. Nothing happens unless you say so

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English & Español. ¿Prefieres hablar en español? Yo también

Depending on your situation

Your options may include:

Not every option fits every situation. Timing matters.

Working with your lender

More time, a repayment plan, or a loan modification — paths that may keep you in your home.

Selling before the auction

Protecting the equity you've built — on your timeline, not the bank's.

A short sale

If there's little or no equity, a dignified path that can protect your future.

A private, off-market sale

A quiet sale without signs on the lawn or public showings, when speed and privacy matter.

And sometimes the first step is simply understanding where you stand. That alone is worth a conversation.

It's simpler than you think

How this works — three steps.

No paperwork to gather. No decision to make today. Just a conversation, and then a plan.

1

Schedule a consultation

Phone, video, my office, or I come to you. It's free, it's private, and it takes about 30 minutes. You don't need to bring anything.

2

Review your options

We look at your numbers together and I walk you through every path that's actually open to you — including the ones that keep you in your home.

3

Create a plan before the auction

You choose the direction. I handle the moving parts, the lender calls, and the deadlines — so you're not carrying this by yourself.

Most homeowners tell me they feel better after step one.

Let's Create a Plan

or call / text (347) 251-8463

It starts with one conversation.

No auction date yet? Even better.

You still have time.

Maybe you've missed some payments. Maybe a document called a Lis Pendens just showed up and scared you half to death. Here's what I want you to know: a Lis Pendens doesn't mean you've run out of options. In many cases, homeowners still have time — often many months — to make a plan and protect what matters most.

What a Lis Pendens actually means

It's a public notice that your lender has started the legal foreclosure process. That's all. It does NOT mean:

  • You have lost your home
  • An auction has been scheduled
  • You have no options

Why acting early matters

  • You may still have many months before an auction date is ever set
  • The earlier you act, the more options you have — repayment plans, loan modification, selling on your terms
  • Waiting leads to fewer options and more stress
  • You are not alone — help is available, and solutions exist
The best time to make a plan is before an auction date is ever scheduled.
Real cases, real outcomes

How this actually goes.

Three homeowners, three different situations — told the way they happened.

"The house was back on auction."Health problems, no plan — and a signed contract at the end.
"Life happens."I knocked. Her brother answered. What came next.
"She didn't want to sell."So we built a backup plan instead.

Three different situations. One thing in common.

Let's Talk About Your Situation

or call / text (347) 251-8463

Every story starts with one conversation.

This was never about houses. It's about families getting to choose their own next chapter.
— Viara Bencosme
Meet me before we ever talk

This is me, most days.

Doors, driveways, kitchen tables — and a lot of straight answers about foreclosure in New Jersey. No polish, no pressure.

New every week → @thesmilingrealtor_

Meet With Viara

or call / text (347) 251-8463

Phone, video, in-home, or office.

Asked at a thousand doors

Questions every homeowner asks me

My auction date is already scheduled. Is it too late?
Usually not — and this is the biggest misunderstanding I see. Auction dates in New Jersey are often adjourned, postponed, or resolved before the sale ever happens. The closer the date, the fewer options remain, so the best time to talk is now — but a scheduled auction alone does not mean the story is over.
Can foreclosure actually be stopped?
In many cases, yes — and "stopped" can mean several different things. It might mean catching up what's owed, negotiating a modification with your lender, selling before the sale date so the foreclosure never completes, or having the auction adjourned while a plan comes together. Which of those is realistic depends on your equity, your income, and how much time is left. That's exactly what a free conversation figures out — no commitment, no cost.
What actually happens at a sheriff's sale?
In New Jersey, the property is auctioned at the county sheriff's office. Bidding is public, and if nobody outbids the lender, the lender takes the property back. Two things surprise most homeowners: sales get adjourned regularly — New Jersey allows adjournments, and they happen all the time — and even after the sale there is a redemption period, a window in which the outcome can sometimes still change. Neither is a reason to wait, but both are reasons not to assume it's over.
Can bankruptcy stop foreclosure?
Filing bankruptcy triggers an automatic stay, which pauses a foreclosure — sometimes at the last moment. But it's a serious legal step with real long-term consequences, and I'm not a bankruptcy attorney, so I won't advise you on it. What I will do is tell you honestly when it's worth asking one, and I'm happy to work alongside your attorney if you go that route. For some families it's the right tool; for others there's a simpler path that doesn't touch their credit as hard.
What if I have no equity at all?
You still have options — this is one of the most common situations I see, and it's not a dead end. A short sale lets you exit without a completed foreclosure on your record, which matters enormously for renting and borrowing later. Sometimes a modification keeps you in place. Occasionally the numbers are better than a homeowner assumes once we actually run them, because people tend to guess low when they're stressed. No equity does not mean no help.
How do I know this isn't a scam?
The smartest question on this page — foreclosure brings out predators, and you SHOULD be suspicious of everyone right now, including me. So here's what you can verify: I'm a licensed New Jersey real estate agent with Keller Williams City Views Realty — you can look up my license with the NJ Real Estate Commission, and we can meet at the KW office in Fort Lee. You never pay me anything upfront — ever. I will never ask you to sign your deed over to anyone. And if the best answer for your family is keeping your home, or talking to an attorney or a HUD-approved housing counselor, that is exactly what I'll tell you.
What is a Lis Pendens? Did I just lose my house?
No, you didn't. A Lis Pendens is a public notice that your lender has *started* the legal process — nothing has been sold, no auction is scheduled, and you still own your home. In New Jersey, foreclosure goes through the courts, which typically takes many months, sometimes longer. That time is your most valuable asset — if you use it.
Can I sell my house while it's in pre-foreclosure?
Yes — in most cases, right up until the sale is finalized, the home is yours to sell. Selling before the auction is often how homeowners protect the equity they've built instead of losing it. Whether that's the right move for you depends on your numbers and your goals — which is exactly what we'd look at together, for free.
Do I have to move out as soon as foreclosure starts?
No. This is one of the biggest fears, and it's not how it works. You have the right to remain in your home while the process plays out — and in New Jersey that process is long. Nobody shows up the week after a missed payment. There is more time than you think, and more paths than you've been told.
What will this do to my credit?
A completed foreclosure hits your credit hard and follows you for years — it can make renting, borrowing, and even some jobs harder. That's honestly one of the strongest reasons to act early: alternatives like a sale before auction or a negotiated short sale typically leave you in a much better position to rebuild. I've rebuilt from hard financial seasons myself — it can be done, and the path starts with the choice you make now.
What does it cost to talk to you?
Nothing. Every consultation is free, private, and comes with no obligation. If the best answer for you is a loan modification or keeping your home, I'll tell you that — even though it means we never do a deal together. That's the job.
Will the whole neighborhood find out?
Not from me. Many of my sales are private, off-market transactions — no sign on the lawn, no public showings, no parade of strangers. Your situation stays your business.
What if I owe more than the house is worth?
That's what a short sale is for — the lender agrees to accept less than what's owed, and you walk away without the auction on your record. I've guided many families through it. It takes time, which is another reason to start the conversation early.
What if I want to KEEP my home?
Then that's what we aim for. Options like reinstatement, loan modification, or negotiating time with your lender may be on the table. Selling is one option — it's never the only one I'll discuss with you.
Why do you knock on doors?
Because a letter is easy to throw away, and this is too important. I believe people in a hard moment deserve a real person showing up with respect — not another scary envelope. It's how I've built my whole business: face to face, with empathy.
Are you a lawyer?
No — I'm a licensed real estate professional. For legal questions, I'll always encourage you to speak with an attorney or a HUD-approved housing counselor, and I'm happy to work alongside them. What I bring is deep experience with how foreclosure actually plays out in New Jersey, and every real-estate path out of it.

If your question isn't up there, it's the one I most want to hear.

Still Have Questions? Let's Talk.

or call / text (347) 251-8463

No pressure. Just honest answers.

Viara Bencosme, New Jersey foreclosure specialist, smiling
Who's knocking

I show up because I've been in hard seasons, too.

I know how overwhelming this can feel. Most of the homeowners I meet think they've already run out of options — and most of them haven't. They just need someone to sit down and explain what's actually possible. My job isn't to pressure you into anything. It's to help you understand your choices so you can make the best decision for your family.

I'm Viara Bencosme — a New Jersey real estate professional, a mom, and the person behind thousands of door knocks all across this state. I specialize in helping homeowners facing foreclosure, difficult deadlines, and complicated situations — wherever in New Jersey your home is.

I know what it's like when the mail is scary and the math doesn't work. Nobody should have to figure that out alone, from a letter, in legal language. Every case is different — but the sooner we speak, the more time we have to create a plan.

— Viara

The first step is small

Before the auction happens, let's talk.

Whatever you're carrying right now — fear, embarrassment, exhaustion — bring it. There is no judgment at this table. All consultations are complimentary, with no upfront fees. Choose whatever feels comfortable:

30-min phone callThe easiest first step
30-min video callFace to face, from home
In-home visitI come to you — 60 minutes
Office meetingFort Lee office — 60 minutes
Schedule Your Free Consultation

or call / text (347) 251-8463

Rather write it down first? viara@njforeclosure911.com

✓ Free consultation   ✓ No obligation   ✓ Helpful guidance

You don't have to have anything figured out before you reach out. That's what the conversation is for.

There's no deadline on this page. Only on the one the bank sent you.

I'm Here When You're Ready

or call / text (347) 251-8463

Free · Private · No obligation

Call Viara Text instead
Viara Bencosme
Sales Associate · Keller Williams City Views Realty
Call/Text: (347) 251-8463 · Office: (201) 592-8900
Email: viara@njforeclosure911.com
@thesmilingrealtor_
No pressure. No judgment.
Just honest answers and a plan
to help you move forward.

Confidential. Compassionate. Experienced.
You don't have to face this alone.
NJ Real Estate License #2297908 · Each Keller Williams office is independently owned and operated. Equal Housing Opportunity. This website is for informational purposes only and does not constitute legal or financial advice. If you are facing foreclosure, you may also wish to consult an attorney or a HUD-approved housing counselor.