Behind on Mortgage in Indianapolis?
Sell Before Foreclosure Is Filed
Missing mortgage payments in Indianapolis doesn't have to end in foreclosure. Bartolini Cash Buyers can close before a complaint is filed — cash offer in 24 hours, close in as few as 7 days. Your mortgage is paid off at closing.
What Happens When You Fall Behind on Your Mortgage in Indiana
Missing one payment is stressful. Missing several puts you on a legal timeline you need to understand. Here's what your lender is doing — and when the foreclosure process formally begins.
30–60 days behind: late fees and servicer contact
Your servicer will call and send written notices. Late fees accumulate. This is the window where reinstatement (paying everything owed) is most straightforward.
90+ days behind: notice of default
Most lenders issue a formal notice of default after 90 days. This is not a lawsuit — but it signals the servicer is preparing to escalate. A HUD-approved housing counselor can review your options at no cost (800-569-4287).
120+ days: foreclosure complaint filed
Under Indiana law (IC § 32-29-7), the lender files a complaint in county circuit court. You are served with a summons and have 20–30 days to respond. The judicial clock is now running.
Judgment and sheriff sale
If no resolution is reached, the court enters judgment and a sheriff sale date is set. In Marion County, this is typically 60–120 days after judgment. After the sale, your options are gone.
Your Options When You're Behind on Mortgage Payments
Being behind doesn't mean foreclosure is inevitable. The right path depends on how far behind you are, your equity position, and your timeline.
Servicers are required to discuss loss mitigation options before filing a foreclosure complaint. Call the number on your mortgage statement and ask about forbearance, repayment plans, or modification.
Call 800-569-4287 or visit hud.gov to find a free HUD-approved housing counselor in Indiana. They can review your loan, your options, and help you communicate with your servicer.
If you have equity and can't catch up, selling before a foreclosure complaint is filed gives you the cleanest exit — no court record, maximum proceeds, full control of the timeline.
Even after a foreclosure complaint, you can still sell. A cash buyer can close before the sheriff sale date. The earlier you act, the more options you have.
A Chapter 13 filing triggers an automatic stay that halts foreclosure temporarily. This is a legal proceeding with significant long-term consequences — consult a bankruptcy attorney.
Why Indianapolis Homeowners Behind on Payments Choose a Cash Sale
Under IC § 32-29-7, once a foreclosure complaint is filed the judicial process moves quickly. Selling before the complaint is filed gives you the cleanest exit — no court record, maximum equity, full control of the timeline.
How It Works
Tell us your situation
How many payments are you behind? Bartolini Cash Buyers works with homeowners at every stage — 1 payment behind or 12. No judgment.
Receive a cash offer within 24 hours
We research your property and present a fair written offer. You keep it as long as you need.
Choose your closing date
Close in the timeframe that works for you, or take a few weeks to get organized. Your timeline.
Get paid — lender gets paid off at closing
Your mortgage is paid off at closing from the sale proceeds. You receive any remaining equity.
Every Missed Payment Adds Fees and Narrows Your Options
Late fees, default interest, and attorney costs accumulate every month. The earlier you act, the more equity you protect. Homeowners may have options available through their mortgage servicer — contact your servicer or a HUD-approved counselor (800-569-4287) for information.
Get Your Cash Offer →Frequently Asked Questions
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Why homeowners choose us
- Speak directly with Vince — not a call center
- Get a real cash number for your property
- Understand your foreclosure options before deciding
- Close in as little as 7 days if you choose to move forward
Written offer
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