Creditor-Side Foreclosure Counsel Across Five States
Nemovi Law Group represents lenders, mortgage servicers, investors, and government agencies in non-judicial foreclosure proceedings across California, Nevada, Arizona, Washington, and Texas. Our foreclosure practice is built around the needs of creditors managing default portfolios at scale — standardized processes, jurisdiction-specific compliance, and direct attorney oversight from referral through trustee sale or resolution. We do not represent borrowers or homeowners in foreclosure defense matters.
Non-judicial foreclosure timelines and procedural requirements vary significantly by state. California's nonjudicial process under Civil Code §2924 differs materially from Nevada's requirements under NRS Chapter 107, Arizona's deed of trust statutes, Washington's Deed of Trust Act, and Texas's non-judicial process under Property Code §51. A procedural defect at any stage — defective notice, improper beneficiary identification, violation of postponement rules — can invalidate a sale and expose the lender to litigation. We know these statutes and execute against them consistently.
For institutional clients and government entities with high-volume default portfolios, we provide scalable, repeatable foreclosure services with the documentation standards and compliance infrastructure that institutional and government clients require from outside counsel.
What We Handle
Non-Judicial Foreclosure (All 5 States)
Full-cycle non-judicial foreclosure from referral and notice of default through trustee sale — in California, Nevada, Arizona, Washington, and Texas.
Notice of Default & Notice of Sale
Drafting, recording, and publication of all required notices in compliance with state-specific timing and content requirements.
Trustee Sale Management
Coordination and conduct of trustee sales including bidding instruction implementation, postponements, and post-sale documentation.
Government Agency Representation
Representation of federal and quasi-government entities in foreclosure proceedings on government-held or government-insured loans.
Beneficiary Substitution & Appointment
Preparation and recording of substitutions of trustee and appointments of successor trustee in connection with servicing transfers and foreclosure referrals.
Foreclosure Compliance Review
Pre-referral review of loan files for compliance with CFPB loss mitigation requirements, state foreclosure prevention statutes, and investor guidelines.
Workout & Forbearance Support
Documentation of loan modifications, forbearance agreements, repayment plans, and short sale approvals in connection with foreclosure alternatives.
Post-Sale Matters
Trustee's deed upon sale preparation and recording, surplus funds analysis, and coordination of post-sale occupancy resolution.
Jurisdiction Matters
Non-judicial foreclosure timelines and requirements differ materially by state. The following provides a high-level overview. Specific timelines depend on loan type, property type, and applicable federal requirements.
CA California
Non-judicial process under Civil Code §2924. Minimum 111 days from NOD to sale (longer in many cases). Subject to HBOR requirements for owner-occupied residential properties and servicer loss mitigation obligations.
NV Nevada
Non-judicial process under NRS Chapter 107. Notice of default followed by a waiting period and notice of sale. Nevada imposes specific mediation requirements for owner-occupied residential properties.
AZ Arizona
Non-judicial process under A.R.S. §33-807 et seq. Generally a 90-day process from notice of trustee's sale. Arizona does not have a statutory right of redemption following a trustee's sale.
WA Washington
Non-judicial process under the Deed of Trust Act (RCW 61.24). Notice of default followed by a 190-day minimum timeline to sale. Mediation required for certain owner-occupied properties.
TX Texas
Non-judicial process under Property Code §51. Notice of acceleration and notice of sale required. Sales conducted on the first Tuesday of the month at the county courthouse. Texas allows one of the fastest non-judicial timelines in the country — typically 60 days or less from notice of sale to sale date.
The Work We Do
The following represent the types of matters we regularly handle. No client names or confidential information is disclosed.
- —Full-cycle non-judicial foreclosure for a California credit union on a defaulted commercial real estate loan secured by a mixed-use property.
- —Multi-state foreclosure portfolio management for a national mortgage servicer with simultaneous referrals in California, Nevada, and Arizona.
- —Foreclosure and trustee sale on a Washington deed of trust, including coordination of the mandatory mediation process and post-sale trustee deed recording.
- —Texas trustee's sale on a defaulted commercial loan, completed within the accelerated Texas timeline from notice of sale through courthouse auction.
- —Foreclosure compliance review and pre-referral file audit for a servicer transitioning a residential portfolio to default management.
- —Substitution of trustee and reinstatement of foreclosure proceedings following a servicing transfer, requiring coordination of new beneficiary documentation and cure of a prior procedural defect.