Cash Home Buyers for Foreclosure in San Bernardino County

California foreclosures are non-judicial, so nothing happens in a courtroom. The process is a sequence of documents recorded with the San Bernardino County Recorder-Clerk. It begins when your lender records a Notice of Default. Under California Civil Code Section 2924c, you then have a 90-day reinstatement period to cure the default by paying the missed payments and fees, or to sell the property and pay the loan off entirely.

If the default is not cured within 90 days, the lender may record a Notice of Trustee Sale. Civil Code Section 2924f bars the sale from taking place sooner than 20 days after that notice is recorded and mailed, so the earliest possible auction is about 111 days after the Notice of Default. In practice, many lenders take longer, but you should plan around the earliest date, not the average.

The Homeowner Bill of Rights, Civil Code Sections 2923.4 through 2924.19, requires the servicer to give you a single point of contact, to review you for loss mitigation before recording the Notice of Default, and to stop dual tracking while a complete modification application is pending. San Bernardino County consistently posts some of the highest Notice of Default rates in the state, which means the trustees and servicers working here are efficient. Do not count on delay.

Civil Code Section 2924c requires the Notice of Default to state, in boldface, that you may still offer your property for sale as long as the sale is concluded before the foreclosure concludes. The exact statutory text is quoted further down this page. It is the legal foundation of every pre-foreclosure purchase we make.

A sale that closes before the trustee sale is a regular sale. The lender is paid through escrow, the trustee records a rescission of the Notice of Default, and the auction is cancelled. Your credit file shows the late payments that were already reported, but not a foreclosure, which is the event that stays for years and blocks most new mortgage lending.

Equity is the other reason to act. Many Inland Empire homeowners who bought before the last several years of price growth have real equity even after falling behind. At a trustee sale, the lender sets the opening bid to cover the debt and any surplus depends on the bidders who show up that morning. In a sale to us, the price is agreed with you before escrow opens and the surplus after payoff is yours.

A listed sale needs a month or more to find a buyer and another month or more to close a financed escrow, with an appraisal and loan approval in between that can fail. Inside a 90-day reinstatement window that is a gamble; after a Notice of Trustee Sale it is usually not possible. A cash sale removes every step that depends on a bank.

Call us or send the form with the address, the date the Notice of Default was recorded, and the approximate loan balance. We visit once and deliver a written cash offer within 24 hours that shows the price, the estimated payoff, and your projected net. On acceptance, escrow opens with a licensed California title company, we order the payoff demand from the servicer and the trustee, and title clears any junior liens or tax delinquencies from the proceeds. We can close in as little as 7 days.

If a Notice of Trustee Sale has already been recorded, give us the sale date first. We will work backward from it and tell you honestly whether there is enough time. Our office is in Upland, which means we can be at a property in Fontana, Rialto, or Ontario the same day, and in the High Desert the next.

You pay no commissions, and we pay the standard closing costs. The house sells as-is, with no repairs, no cleaning, and no inspection contingency that could push closing past the sale date. The mortgage, any second lien, delinquent property taxes, and HOA dues are paid from the proceeds at closing, and the remaining equity is wired to you.

If the payoff is close to or above the home's value, we can pursue a short sale with your lender. That requires lender approval and more time, so the earlier you call, the more room there is. If you have applied for a loan modification, the Homeowner Bill of Rights may pause the foreclosure while the servicer reviews it; a sale and a modification are not mutually exclusive, and we can evaluate both with you.

The process is private, with no sign, no open house, and no MLS listing. SHH Holdings LTD dba SHH Buys Homes buys pre-foreclosure homes throughout San Bernardino County, including San Bernardino, Fontana, Rialto, Colton, Highland, Ontario, Victorville, Hesperia, Apple Valley, and Yucaipa. Call (626) 414-4859 the day the Notice of Default arrives. The window only narrows from there.