Loan modification denied. You can still sell.
A denied loan modification, a closed loss-mit file, a “not approved” letter — that is the servicer’s workout, not a pause button. In Texas the sale date still runs unless someone actually pulls the posting. Review is not a pull.
We do not do modifications. We do not appeal the denial for you. If you want to keep the house, that fight is free help, not us.
If you want out, we buy. Cash if the payoff works. A short sale if you still owe more than it will sell for — and the lender still has to agree to that number. Denied on a mod does not mean they will refuse a short payoff. It also does not mean they will approve one in time.
Bring the denial letter and the notice date if you have one. Fort Bend and the Houston metro. Talk about selling.
What the statute actually says
A denied modification is the servicer’s workout file, not a stay. Texas still sells on the first Tuesday once notice is given under Property Code § 51.002.
Federal servicing rules in 12 C.F.R. § 1024.41 tell a servicer how to process a complete loss-mitigation application and when it may start foreclosure. They do not require the servicer to approve a modification. They do not make us your appeal. If you want to keep the house, that is free help. If you want out, we buy.
Statute links are the official text. This site is not a law firm. We buy houses. We do not give legal advice.
We do not stop a foreclosure sale. We are the buyer, not your agent.
Related: Is this house in foreclosure? · Sell a house in foreclosure · How we buy · Default letter · Owe more than it is worth · Fort Bend sale months