About The Attorney Directory

This section is for licensed attorneys and law offices that may help homeowners in or near foreclosure. These are private practitioners, not legal aid programs or government agencies.

These listings are for information only. They are not endorsements, and they do not guarantee that any attorney will accept your case, respond, or provide specific help.

The Polanco Firm is not a law firm and does not provide legal advice.

How to Read These Listings

1. Practice Focus

Each attorney or firm is labeled with one or more Practice Focus areas, such as:

  • Foreclosure Defense – Active Cases – defending homeowners in active foreclosure lawsuits.
  • FAPA / Time-Bar & Repeat Filings – challenging late or repeat foreclosure filings under New York’s Foreclosure Abuse Prevention Act and related rules.
  • Assignments, Standing & MERS Issues – focusing on who really owns the loan and whether the plaintiff has legal standing.
  • Loan Modification & Servicing Disputes – addressing servicer behavior, modification pressure, lost paperwork, and similar issues.
  • Post-Sale / Eviction & Holdover Defense – handling disputes after a foreclosure sale, including eviction or holdover cases.
  • Appeals – Foreclosure & Related – taking cases to a higher court after a judgment or order.

Use Practice Focus to understand what kind of foreclosure work this attorney emphasizes.

2. Case Stages You Commonly Handle

Listings may show the stages of the foreclosure timeline where the attorney is open to considering new matters, such as:

  • Pre-foreclosure / Threat Letters – before a case is filed; default letters, demand letters, early threats.
  • Active Foreclosure Case (In Court) – after the lawsuit is filed and moving through the court system.
  • Sale Scheduled – when a foreclosure sale date is set or approaching.
  • Post-Sale / Eviction / Holdover – after a sale, focusing on possession, eviction, or related disputes.

Try to match your own situation to the closest stage so you’re contacting attorneys who actually work at your point in the process.

3. Patterns / Specialties

Some listings include Patterns / Specialties, such as:

  • Robo-signing / Document Irregularities – suspicious paperwork, mass-produced signatures, or questionable assignments.
  • CFPB & Regulatory Complaints – using complaint channels (CFPB, AG, regulators) as part of the strategy.
  • HOA / Condo Lien Foreclosures – actions brought by HOAs or condo boards over dues and assessments.
  • Reverse Mortgage Cases – foreclosures and disputes related to reverse mortgages.

If your situation matches one of these patterns, you may want to prioritize attorneys who indicate experience with that issue.

4. Consults & Fees

Many listings will describe, in general terms:

  • Whether they offer initial consultations (and in what format).
  • Whether they commonly use flat fees, hourly rates, payment plans, or limited-scope work.

These descriptions are provided by the attorney or firm and may change over time. Always confirm current fees, retainer amounts, and what is included directly with the office before you decide how to proceed.

Important Disclaimer

The Polanco Firm does not manage these law practices and cannot promise availability, quality, or outcomes. Inclusion in this directory does not mean we endorse or recommend any specific attorney or firm.

This directory is meant to help you see and compare options, not to tell you what to do or replace legal advice. Always confirm details directly with the attorney, and make your own decisions about who to hire and what strategy to follow.

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