{"id":4948,"date":"2011-11-09T09:00:29","date_gmt":"2011-11-09T09:00:29","guid":{"rendered":"http:\/\/www.duncanlawonline.com\/?p=4948"},"modified":"2026-06-07T00:41:15","modified_gmt":"2026-06-07T04:41:15","slug":"quitclaim-or-deed-in-lieu-of-foreclosure-after-bankruptcy","status":"publish","type":"post","link":"https:\/\/www.duncanlawonline.com\/staging\/8350\/quitclaim-or-deed-in-lieu-of-foreclosure-after-bankruptcy\/","title":{"rendered":"Why You Might Need To Do A Quitclaim Deed Or Deed in Lieu of Foreclosure Even After Filing Bankruptcy"},"content":{"rendered":"<p>Whether or not someone who <a title=\"Filing for Bankruptcy in North Carolina\" href=\"https:\/\/www.duncanlawonline.com\/bankruptcy\/\" target=\"_blank\">files bankruptcy<\/a> also needs to do a quitclaim deed or <a title=\"What is a Deed in Lieu of Foreclosure?\" href=\"https:\/\/www.duncanlawonline.com\/bankruptcy-v-deed-in-lieu-of-foreclosure\/\" target=\"_blank\">deed in lieu of foreclosure<\/a> is a question that many bankruptcy attorneys and clients are asking themselves these days.\u00a0 A few years ago, most banks and mortgage companies (we will call them banks for this blog) foreclosed on a property \u2013 house or land \u2013 within three to four months of the bankruptcy filing.\u00a0 At the foreclosure sale, the bank would pay the property taxes on the house as well as any homeowner association liens on the property.\u00a0 For many people, that is now considered the \u201cgood ole\u2019 days\u201d.<\/p>\n<p align=\"left\"><img decoding=\"async\" loading=\"lazy\" class=\"alignleft size-medium wp-image-6732\" src=\"https:\/\/www.duncanlawonline.com\/wp-content\/uploads\/2015\/01\/foreclosure-300x200.jpg\" alt=\"House in Foreclosure\" width=\"300\" height=\"200\" \/>With the depressed economy and the increase in foreclosures, banks are taking considerably longer to foreclose on properties.\u00a0 There are statistics that indicate it is taking an average of six months for banks to foreclose in North Carolina; however, in some cases, it is taking two years or more for them to sell the house or land at foreclosure.\u00a0 If you want to continue living in the house until the bank forecloses, then that timeframe may be wonderful news!\u00a0 Unfortunately, if you have already moved out of the house, the lengthy foreclosure process can be both annoying and costly.<\/p>\n<p align=\"left\">Because of the lengthy process, bankruptcy clients are receiving notices of delinquent city\/county taxes as well as membership association or HOA dues.\u00a0 (For this blog, we will use the generic term of \u201cHOA dues\u201d.\u00a0 This can be a traditional neighborhood homeowners association, condominium association, cooperative association, etc.\u00a0 It is also important to note that the \u201cdues\u201d for this blog encompass dues, assessments and fees.)\u00a0 With the <a title=\"The Bankruptcy Abuse Prevention and Consumer Protection Act of 2005 (BAPCPA)\" href=\"http:\/\/www.justice.gov\/ust\/eo\/bapcpa\/index.htm\" target=\"_blank\">Bankruptcy Abuse Prevention and Consumer Protection Act of 2005<\/a> (known as BAPCPA and a few other names that can\u2019t be written), <a title=\"11 U.S.C. \u00a7 523(a)(16)\" href=\"http:\/\/www.law.cornell.edu\/uscode\/usc_sec_11_00000523----000-.html\" target=\"_blank\">11 U.S.C. \u00a7 523(a)(16)<\/a> holds bankruptcy clients responsible for HOA dues that become due and payable from the date after the bankruptcy filing until the property is foreclosed on by the bank, sold to a third party, conveyed with a deed in lieu of foreclosure or a quit claim deed.\u00a0 As a result, even if the house is surrendered in bankruptcy and you have moved out of the house, you may be responsible for the HOA dues until the bank forecloses.\u00a0 In some high-end neighborhoods as well as condominium and townhouses neighborhoods, the HOA cost can be expensive.\u00a0 This part of the bankruptcy code does not seem fair, but many HOA have started taking advantage of this language since they are tired of waiting on the bank to pay the HOA dues, conduct normal maintenance on the property, etc.<\/p>\n<p align=\"left\">As a result, many <a title=\"Charlotte, NC Bankruptcy Lawyers\" href=\"https:\/\/www.duncanlawonline.com\/bankruptcy\/charlotte-bankruptcy-lawyer\/\" target=\"_blank\">bankruptcy attorneys<\/a> are suggesting their clients consider a quit claim deed or possibly a deed in lieu of foreclosure.\u00a0 This will transfer the property out of the bankruptcy client\u2019s name and in most cases eliminate the debtor\u2019s responsibility for the taxes and HOA dues.\u00a0 The quit claim deed literally transfers the property form the existing homeowners to another party, e.g. the bank or HOA.\u00a0 There is no guarantee with this deed, so the homeowner would be transferring HOA liens, other mortgage liens, judgment liens, etc. with the property.\u00a0 Some bankruptcy attorneys will assist clients with the quit claim deed, but there is usually an additional fee for these services.\u00a0 Other bankruptcy attorneys will recommend you speak with a real estate attorney that will prepare the quit claim deed, file it with the register of deeds and serve it on the appropriate parties.\u00a0 You may also want to consider a deed in lieu of foreclosure to expedite the process.\u00a0 The deed in lieu is prepared by the bank and\/or their attorney.\u00a0 There may be ramifications on your credit if you complete a deed in lieu of foreclosure, so you would want to discuss this approach prior to signing any documents.<\/p>\n<p align=\"left\">Regardless, you should not take any action until you after you speak with your bankruptcy attorney.\u00a0 In some cases, it may be beneficial for you to consider one of these options prior to your bankruptcy filing, but in other cases it is beneficial to wait until after the bankruptcy has been discharged and a final decree issued.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Whether or not someone who files bankruptcy also needs to do a quitclaim deed or deed in lieu of foreclosure is a question that many bankruptcy attorneys and clients are asking themselves these days.  A few years ago, most banks and mortgage companies (we will call them banks for this blog) foreclosed on a property \u2013 house or land \u2013 within three to four months of the bankruptcy filing.  At the foreclosure sale, the bank would pay the property taxes on the house as well as any homeowner association liens on the property.  For many people, that is now considered the \u201cgood ole\u2019 days\u201d.<\/p>\n","protected":false},"author":3,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"video","meta":{"nf_dc_page":"","_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[4171,4167],"tags":[],"class_list":["post-4948","post","type-post","status-publish","format-video","hentry","category-bankruptcy-basics","category-foreclosure-real-estate","post_format-post-format-video"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.7 (Yoast SEO v27.7) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Quitclaim Deed After Bankruptcy | Duncan Law<\/title>\n<meta name=\"description\" content=\"Filing bankruptcy doesn&#039;t remove your name from the deed. Learn why HOA dues keep accruing and how a quitclaim deed can protect you in North Carolina.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.duncanlawonline.com\/quitclaim-or-deed-in-lieu-of-foreclosure-after-bankruptcy\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Why You Might Need To Do A Quitclaim Deed Or Deed in Lieu of Foreclosure Even After Filing Bankruptcy\" \/>\n<meta property=\"og:description\" content=\"Whether or not someone who files bankruptcy also needs to do a quitclaim deed or deed in lieu of foreclosure is a question that many bankruptcy attorneys and clients are asking themselves these days. A few years ago, most banks and mortgage companies (we will call them banks for this blog) foreclosed on a property \u2013 house or land \u2013 within three to four months of the bankruptcy filing. At the foreclosure sale, the bank would pay the property taxes on the house as well as any homeowner association liens on the property. 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