Queens Homeowners: What to Do If You Receive a Foreclosure Summons
Getting served with a foreclosure summons in Queens can feel like the bottom dropping out. But a summons is not a judgment. It is the beginning of a legal process that New York law gives you real rights to respond to, and the steps you take in the days immediately after receiving it matter enormously.
Here is exactly what you should do.
What the Summons Means
A foreclosure summons means your lender has filed a lawsuit in Queens County Supreme Court to foreclose on your mortgage. You have been named as a defendant. This is a civil lawsuit, and like any lawsuit, you have the right to respond.
You Have 20 to 30 Days to File an Answer
The summons will state a deadline to file a response, called an Answer. In New York foreclosure cases, you generally have 20 days if you were personally served, or 30 days if service was made another way.
Filing an Answer preserves your rights, forces the lender to prove every element of their case, and ensures you remain a party to the settlement conference process. Not filing an Answer can result in a default judgment, which removes many of your options.
You need a licensed attorney to file an Answer. We coordinate with Queens-area foreclosure defense attorneys who can handle this.
The Mandatory Settlement Conference
Queens foreclosure cases include a mandatory settlement conference where a court official requires the lender to negotiate with you directly. This is where loan modifications, repayment plans, and short sale agreements are often reached. Missing this conference is a serious mistake.
Collect Your Documents Now
Regardless of what path you choose, start gathering:
Your last 2 to 3 mortgage statements
Your last 2 years of tax returns
Your last 2 months of bank statements
Any hardship documentation (medical bills, job loss letters, pay stubs showing reduced income)
Having these ready speeds up every option from loan modification to short sale to legal defense.
Call Us Today
If you received a summons in Queens, time is important but you have more options than you think. Call (646) 600-5995 or fill out our contact form. We serve Jamaica, South Ozone Park, Hollis, Rosedale, Flushing, Rockaway, and every Queens neighborhood.
Disclaimer: This article is for general educational purposes only and does not constitute legal advice. Foreclosure Professionals / ProForeclosure.com is a real estate services company, not a law firm. For legal representation, foreclosure defense, or bankruptcy guidance, consult a licensed New York attorney. Outcomes for any foreclosure or loan modification depend on your lender, investor guidelines, and court decisions. Results cannot be guaranteed. New York homeowners may also contact a HUD-approved housing counselor or call the NY Department of Financial Services at (800) 342-3736 for free assistance. We charge no upfront fees consistent with the FTC MARS Rule and NY GBL Section 265-b.
