Avoiding Foreclosure in Edgewood, WA: Options and Timelines

Most home loans in Washington are deeds of trust, foreclosed without a lawsuit under chapter 61.24 RCW. A judicial foreclosure under chapter 61.12 RCW is a different case, with a summons. This section is about the nonjudicial path. RCW 61.24.030(8) requires a written notice of default at least 30 days before a notice of sale is recorded, transmitted, or served, for the loans that subsection covers. The statutory form tells owner-occupants that if they do nothing, a notice of sale may be issued as soon as 30 days from the notice of default, and that the notice of sale provides a minimum of 120 days’ notice of the sale date.

RCW 61.24.040 says the trustee records the notice of sale at least 90 days before the sale, or at least 120 days before the sale if a letter under RCW 61.24.031 is required. Those are statutory minimums. A postponed sale, or a loan that does not follow the owner-occupied rules, can show a different date. The date on your paper controls. KindKey cannot order a trustee to move it.

Reinstatement is in RCW 61.24.090. The borrower can discontinue the sale by curing the default any time before the eleventh day before the sale date in the notice, or before the eleventh day before the actual sale if the trustee continues it. That payment goes to the trustee, in the amount the statute describes. It is not a payment to KindKey, and KindKey does not calculate it.

The servicer may discuss a repayment plan or a modification. KindKey does not negotiate with your lender. Where it applies, foreclosure mediation is in RCW 61.24.163. The notice of default tells owner-occupants that mediation has a deadline measured back from the sale date. Ask a housing counselor or a Washington attorney whether your loan is in that program. A bankruptcy, or a court order restraining the sale, is an attorney’s topic. KindKey will not explain how to file either one.

A completed sale can use proceeds to pay the mortgage and the other liens the title company requires. If the payoff is higher than the price, the sale may not close unless the lender agrees to a different number. KindKey will not negotiate that agreement as your representative. The closing agent shows the figures on a settlement statement before you sign the deed.

You can ask for an as-is offer without catching up payments or repairing the house. A North Hill house with a failing roof and a valley house with drainage trouble are priced as those houses. A posted notice on a quiet Edgewood street is easy for neighbors to see. That stress does not make a City of Edgewood letter the same document as a trustee’s notice. Read the header. Milton, Fife, Puyallup, and Sumner notices are their own files.

Do not deed the house to a stranger outside of escrow. Do not skip a lawyer because someone says cash buyers sit outside RCW 61.34. Requesting a number from KindKey does not lock you in, and it does not stop the sale date. The lender, the trustee, or a completed transaction that pays what must be paid are the events that change the foreclosure. An offer, by itself, is not one of those events.

Compare a direct sale with a listing only if your attorney thinks a listed sale can finish in time. A financed buyer needs an appraisal and underwriting that your date may not allow. KindKey does not charge an agent commission or a separate assignment fee, and KindKey may repair, hold, or resell after closing.