Leogirl, you are so right. That is all I want to do, just wrap my arms around him and not let him out of my sight. I have been a paid home respite carer for about 15 years, particularly with people with Alzheimer's, so I know the heartache some of you have had to deal with. I also know that my Glenn is suffering greatly emotionally and that he knows how devastating this is for all of us. He has put up his defences and won't even let his wife talk about his feelings yet. I have left messages on their phones today but so far have not received a reply and it is almost 11pm tonight. His father and I hope to be able to see him tomorrow. Glenn and I are so much alike and we have a deep understanding of each other. As much as I want him to talk to us, I also know that he needs to protect himself and distance himself for now. But as you all know, there is a difference in what we know with our heads and feel with our breaking hearts. My younger son is taking it all very hard. He and his wife are expecting their first child in June and his emotions are so mixed up between happiness and deep,deep sadness. I know the baby will be a blessing to us all but I find it almost impossible to think that far ahead just now. Glenn's wife Heidi and I are very close and she knows that she can call me at any time of the day or night. She has been strong but the truth is just sinking in for her. I wrote Glenn a letter about two years ago, just felt like doing it one day and I know that whatever happens, he has always known how much I love him. He loved the letter and he loves his Mum. Somehow, I feel that things are going to change this coming week and that is why I need to see him tomorrow. Thank you all for your caring words. Elspeth

I'll take a stab at answering some of your questions... 1.) Large difference between appraisal & judgment. It might be a junior lien holder that is foreclosing. For example, the property is appraised at $180K; there's a first mortgage with $60K outstanding (hypothetical); and a second for $14,895.53. Many times, a homeowner in trouble will keep payments on their first mortgage current but default on the second. In our example above, there's enough equity for the junior lien holder to foreclosure, take title subject to the priority lien, & still anticipate selling the property for enough to clear their position. 2.) Yes, that's probably correct about the taxes. You should pay a visit to town hall & take a look at the land records. That will tell you who the mortgagee(s) is. It will also tell you if my above guess is accurate as to who is actually foreclosing. If it's a junior lien holder foreclosing they have probably paid the taxes. A junior lien holder does not want the priority lien holder to foreclose in a case like this because that foreclosure would wipe out their subordinant position. 3.) Other monies owed. Yes, undoubtedly there are additional charges against the borrower. These would include penalties, late fees, accrued interest, attorney fees, auctioneer fees, advertising fees, appraisal, insurance, real estate taxes, etc. A foreclosing lender will include all of the above into their auction bid. 4.) Also, if it is a subordinate lien holder who is foreclosing anybody bidding at the auction would be taking title SUBJECT TO PRIOR LIENS such as a first mortgage. So, let's say you were the successful bidder at $21K. You didn't buy the property for $21K...you purchased it for $21K plus the $60K I noted as hypothetical above for a total purchase price of $81K & you are responsible for paying the first mortgage. Now, that's a whole 'nother bucket of worms because there's probably no assumption clause in the mortgage...so the holder of the first might require you to get a new mortgage. 5.) Real estate taxes are ALWAYS A PRIORITY LIEN. So, they would have to be paid. In your example though there is no tax lien. Somebody has paid the taxes (likely the lender). The lender would have taken the taxes into consideration in their bidding strategy at auction. So, there would be no consequence to any successful bidder at the sale. Any liens lower in priority than the foreclosing entity (other than real estate taxes, mechanic's liens) is distinguished in the foreclosure process. So, if Aunt Thelma is owed $10K...she loses. 6.) Your link only took me to the county page. I was unable to actually look at anything useful to your example. So, I can't comment on your "detective" work. 7.) NEVER assume there are no title problems. As example, maybe whoever built the house never paid the roofer & the roofer filed a Mechanic's Lien that has been sitting there all of this time. It's a priority lien. There's any number of title issues that could be a problem. Again, a trip to town hall will reveal title issues. 8.) Yes, he could be losing the property for $15K. I once foreclosed approximately $75K against a property appraised at $2.2M. (There were nesting bald eagles & my borrower couldn't sell the property because of the eagles.) I foreclosed & worked out a deal with the city to buy the property from the bank & establish a park around the nesting site. The city purchased the property for what I was owed plus cancellation of all of the back property taxes. Strange things happen. I'm guessing it's a second lien holder that is foreclosing based on what the attorney told you. 9.) Has he trashed the place? Gosh, who knows! 10.) Buying an REO is easier than purchasing at foreclosure auction but not nearly as much fun nor as exciting as standing there with your bidder paddle, "Do I hear $50K? I've got 50...do I hear $55K? Yes, back there in the corner...come on now, it's a great house...now do I hear $60K?" lol /tricia

You are DEAD to us. DEAD we tell you!! LOL This is why our amazing Forum is so amazing. We teach, learn, listen, preach, obsess and help each other. Since 1995, my friends and family have thought I was nuts always removing the detergent tray and rinsing the soap compartments and especially the fabric softener area with HOT water & letting the tray sit outside the machine, until it's next use. NO mold, mildew or slime ever. Last week I was visiting a friend with an Electrolux 70 Series washer. He said he usually keeps the door open, but not always and has never removed the detergent/softener tray in over 1.5 years of use!! SO, I opened and removed the tray...I wanted to barf!!! Mold/Mildew/Slime and product goo and buildup everywhere. GROSS!!!

I'm beginning again after having lost my previous post, who knows what I did. Thank you all so much for your kind comments. It always shores up my confidence when you all like what I've done, even when I'm sure in my own mind that it all looks good. d_gw, in one of the "before" pictures you're seeing the summer bedspread which I bought not too long ago, but after some time it got colder and I had to break out the winter quilt. I was too lazy to use the winter shams, however. I painted the yellow silk pillow with blue acrylic and rust colors to make it look less yellow. I'm no artist, but at least it blends in a little more. I'm showing a close-up of the dachshunds, which for some reason have feet that look like flippers. Hubby has no explanation; he's usually much better than that. I'm adding a picture of a beloved dog and cat who have passed on and a duck that's before my time, as were the dachshunds. Notice the "flippers", cannot explain those. Those are not doggie feet! Nellie, my beloved dog who I hope is waiting for me. Casey, my sweet and gentle cat, now long gone. A feathered friend. In all honesty, my husband's best works are oil paintings.