There are two primary types of foreclosure procedures: judicial and non-judicial.  These procedures are explained in detail in my Books. Judicial procedures are followed by states that use mortgages as the security instrument for property loans. Non-judicial procedures are used by states that use deeds of trust as the security instrument.

Foreclosures based on mortgages are known as judicial foreclosures because court action is required. Judicial foreclosure procedures consist of the following steps: default, court action, notification, advertisement, and sale.

In accordance with the terms and conditions of the mortgage and the note, the mortgagor is required to make periodic payments. When an owner misses a mortgage payment, he is said to be in default. The lender sends a letter asking for prompt payment of the mortgage and late fee. The lender sends a more urgent letter when the second payment is missed.   Usually by this time, the lender has turned the case over to its collections department.

The collections department contacts the homeowner to resolve the case. The homeowner is given 15 to 30 days to bring the back payments or arrears current. If the homeowner does not or can not pay the arrears, the lender will then initiate the foreclosure. Typically, lenders will foreclose after three months of default on conventional loans. They will foreclose after six months of default for FHA or VA mortgages.

To foreclose in accordance with the judicial procedure, a lender must prove that the mortgagor is in default. Once the lender has exhausted its internal attempts to resolve the default with the homeowner, the next step is to contact an attorney to pursue court action. The attorney contacts the mortgagor to try to resolve the default. If the mortgagor is unable to pay off the default, the attorney files an action with the court. The action gives notice to the public that there is a case against the mortgagor. The purpose of the action is to provide evidence of a default and get the court's approval to initiate foreclosure. This court action could take 30 days, depending on the local jurisdiction.

Once the attorney gets a positive ruling from the court, he files a Notice of Default with the county clerk's office. The notice is sent to the mortgagor, by certified mail, and also to any junior mortgagees who may have requested notice. It specifies the amount of the default and the date by which the amount is due. The notice essentially grants the mortgagor a period of time during which he can pay the amount without incurring further penalty. This is known as the reinstatement period, and is about 30 days.

The attorney's next step, assuming the mortgagor does not cure the default, is to prepare a Notice of Sale. This notice must be advertised in accordance with the requirements of each state. Attorneys satisfy the publishing requirement by either advertising the auction in a local newspaper, affixing it to the property, or posting it near the courthouse. They satisfy the schedule requirement by publishing the notice as often as dictated in the language in the mortgage or according to a specific timeline, such as once a week for three weeks or five times in 10 days.

If the mortgagor still cannot reinstate the loan during the reinstatement and advertising periods, the property is then sold at a public auction. The attorney conducts the sale that is held either at the courthouse steps, the attorney's office, or in front of the property itself.  At the auction, the attorney encourages bids from interested third parties.  The sale is conducted very quickly, usually in less than five minutes. Once the property is sold to the high bidder, the attorney collects the deposit and issues a certificate of sale.  The proceeds from the sale are applied to the debts associated with the property in order of their priority. If there is no high bidder from among the third party investors, the property reverts back to the lender.

Some jurisdictions have a ratification period during which the homeowner has the right to buy back the property that was sold at the auction. The terms and conditions vary in each jurisdiction, so you should check with the local foreclosure attorneys for details.

Foreclosures based on deeds of trust are known as non-judicial foreclosures. This is because deeds of trust contain the power of sale clause that enables the trustee to initiate foreclosure, without having to go to court. This is the basic difference between the non-judicial process and the judicial process.

If the trustee is not available, the beneficiary (lender) can appoint a substitute trustee to initiate the foreclosure. The substitute trustee or simply the trustee is required to issue a notice of default and notify the trustor (borrower) accordingly. The trustee then proceeds with the notice of sale and begins the advertising. The trustee conducts the sale in the same manner.

Additional details about foreclosure procedures can be found in my:

 Books, Fact Sheets, and Special Reports.

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