96TH GENERAL ASSEMBLY
State of Illinois
2009 and 2010
HB6951

 

Introduced , by Rep. Marlow H. Colvin

 

SYNOPSIS AS INTRODUCED:
 
735 ILCS 5/15-1502.10 new
735 ILCS 5/15-1504  from Ch. 110, par. 15-1504
735 ILCS 5/15-1506  from Ch. 110, par. 15-1506

    Amends the Code of Civil Procedure. Provides that as a condition precedent to initiating foreclosure on residential real estate, a plaintiff shall comply with the requirements of any applicable federal, State, local, or contractual loss mitigation program, and if no program results in a modification of the mortgage, the plaintiff shall review the mortgage under the other programs utilized by the plaintiff. Provides that each affidavit filed in a foreclosure proceeding must include a detailed description of the affiant's claimed personal knowledge. Provides that if a note that is required to be attached to the foreclosure complaint is missing, the moving party must file a detailed affidavit about the efforts to locate the note and the note's terms and riders. Provides that each foreclosure complaint shall include a loss mitigation affidavit describing what steps, in any, were taken by the plaintiff to assess the mortgage loan's eligibility for modification under designated federal programs. Provides that a foreclosure judgment shall include a finding by the court that the plaintiff complied with applicable federal, State, or local loss mitigation requirements, or that there are no such applicable requirements. Provides that if the plaintiff has not complied with such a program that the proceedings shall be stayed until the court determines that the plaintiff has complied. Effective immediately.


LRB096 24381 AJO 44009 b

 

 

A BILL FOR

 

HB6951LRB096 24381 AJO 44009 b

1    AN ACT concerning civil law.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Code of Civil Procedure is amended by adding
5Section 15-1502.10 and changing Sections 15-1504 and 15-1506 as
6follows:
 
7    (735 ILCS 5/15-1502.10 new)
8    Sec. 15-1502.10. Condition precedent to foreclosure on
9residential real estate.
10    (a) This Section applies only to a foreclosure of property
11that is residential real estate.
12    (b) As a condition precedent to initiating foreclosure
13pursuant to this Section, the plaintiff shall (i) comply with
14the requirements of any federal, State, local, or contractual
15loss mitigation programs that apply to the subject mortgage,
16including, but not limited to, those requirements pertaining to
17the federal Home Affordable Modification Program of the Making
18Home Affordable initiative of the Secretary of the Treasury,
19authorized under the Emergency Economic Stabilization Act of
202008 (Public Law 110-343) (HAMP); and (ii) if no federal,
21State, local, or contractual loss mitigation program applies to
22the subject mortgage, or if review under applicable federal,
23State, local, or contractual loss mitigation programs fails to

 

 

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1result in a modification of the subject mortgage, review the
2subject mortgage for a loan modification under every other loss
3mitigation program utilized by plaintiff.
 
4    (735 ILCS 5/15-1504)  (from Ch. 110, par. 15-1504)
5    Sec. 15-1504. Pleadings and service.
6    (a) Foundational requirements for affidavits. Every
7affidavit filed in a foreclosure proceeding shall include a
8detailed description of the basis of the affiant's claimed
9personal knowledge of the facts set forth in the affidavit,
10including:
11        (1) a statement of which specific data systems the
12    affiant queried in preparing the affidavit, if the affiant
13    queried data systems in preparing the affidavit;
14        (2) a detailed factual statement of the basis of the
15    affiant's belief that each data system identified
16    contained accurate information; and
17        (3) if applicable, a detailed description of the basis
18    of the affiant's statement that the attached mortgage and
19    note are true and correct.
20    (b) Lost note affidavit. A copy of the mortgage and note
21secured thereby shall be attached to the foreclosure complaint.
22If any note required to be attached to a complaint filed
23pursuant to this subsection (b) cannot be located for filing as
24an exhibit, the moving party shall file an affidavit stating
25the following:

 

 

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1        (1) the reasonable efforts made by the moving party to
2    obtain the note; and
3        (2) a description of the terms of the note and any
4    riders attached thereto, including:
5            (A) date of execution;
6            (B) parties;
7            (C) amount;
8            (D) interest rate and, if applicable, the margin
9        used to calculate the interest rate and the initial
10        date of reset;
11            (E) if applicable, the existence of a prepayment
12        penalty; and
13            (F) if applicable, the existence of a balloon
14        payment.
15    Nothing in this subsection (b) shall be construed in
16derogation of the parties' rights established under Section
173-309 of the Uniform Commercial Code or any similar rights
18established under Illinois law.
19    (c) Loss mitigation affidavit. Every foreclosure complaint
20shall include, as an attachment, an affidavit stating:
21        (1) Which federal, State, local, or contractual loss
22    mitigation programs apply to the subject mortgage.
23        (2) If applicable, that plaintiff has reviewed the
24    mortgage loan for modification under the Home Affordable
25    Modification Program of the Making Home Affordable
26    initiative of the Secretary of the Treasury, authorized

 

 

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1    under the Emergency Economic Stabilization Act of 2008
2    (Public Law 110-343) (HAMP), the results of that review
3    (including all borrower-related and mortgage-related input
4    data used in any net present value analyses and any other
5    information required to be provided to the mortgagor under
6    the supplemental directives and other guidelines for
7    HAMP), a record of all HAMP-related communications with the
8    borrower, written or verbal, and, if applicable, the
9    reasons that plaintiff's review resulted in a denial of a
10    HAMP modification, including, as an attachment, a copy of
11    the written Non-Approval Notice provided to the mortgagor,
12    as required by U.S. Department of Treasury Supplemental
13    Directive 09-08.
14        (3) If applicable, that plaintiff has not reviewed the
15    mortgage loan for a HAMP modification, including the
16    reasons that plaintiff did not conduct the review.
17        (4) That plaintiff has complied with the requirements
18    of any other federal, State, local, or contractual loss
19    mitigation programs that apply to the subject mortgage and
20    the results of any analysis conducted under those programs.
21        (5) That plaintiff has complied with the requirements
22    of Section 15-1502.5, the results of those efforts, and, if
23    applicable, the reasons that plaintiff's efforts did not
24    result in an agreed sustainable loan workout plan.
25        (6) A detailed description of all additional loss
26    mitigation efforts made by plaintiff and the results

 

 

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1    thereof, including efforts to avoid foreclosure through a
2    non-HAMP loan modification program, short sale, deed in
3    lieu of foreclosure, or other alternative that is intended
4    to simplify the mortgagor's relinquishment of ownership of
5    the property, and, if applicable, an explanation for the
6    denial of a loan modification or other loss mitigation.
7    (d) (a) Form of Complaint. A foreclosure complaint may be
8in substantially the following form:
9        (1) Plaintiff files this complaint to foreclose the
10    mortgage (or other conveyance in the nature of a mortgage)
11    (hereinafter called "mortgage") hereinafter described and
12    joins the following person as defendants: (here insert
13    names of all defendants).
14        (2) Attached as Exhibit "A" is a copy of the mortgage
15    and as Exhibit "B" is a copy of the note secured thereby.
16        (3) Information concerning mortgage:
17            (A) Nature of instrument: (here insert whether a
18        mortgage, trust deed or other instrument in the nature
19        of a mortgage, etc.)
20            (B) Date of mortgage:
21            (C) Name of mortgagor:
22            (D) Name of current mortgagee, and, if different,
23        name of original mortgagee:
24            (E) Date and place of recording:
25            (F) Identification of recording: (here insert book
26        and page number or document number)

 

 

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1            (G) Interest subject to the mortgage: (here insert
2        whether fee simple, estate for years, undivided
3        interest, etc.)
4            (H) Amount of original indebtedness, including an
5        itemization of subsequent advances, fees, or
6        additional charges, including force-placed insurance,
7        made under the mortgage stating the purpose, payee,
8        amount, and date of each:
9            (I) Both the legal description of the mortgaged
10        real estate and the common address or other information
11        sufficient to identify it with reasonable certainty:
12            (J) Statement as to defaults, including, but not
13        necessarily limited to, date of default, current
14        unpaid principal balance, per diem interest accruing,
15        and any further information concerning the default:
16            (K) Each and every borrower payment made in the
17        last 36 months, including amount and date, whether such
18        payment was accepted or returned to the mortgagor, and
19        how the payment was applied to the borrower's account
20        (e.g., applied to principal or interest, or placed in
21        suspense account):
22            (L) (K) Name of present owner of the real estate:
23            (M) (L) Names of other persons who are joined as
24        defendants and whose interest in or lien on the
25        mortgaged real estate is sought to be terminated:
26            (N) (M) Names of defendants claimed to be

 

 

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1        personally liable for deficiency, if any:
2            (O) (N) Capacity in which plaintiff brings this
3        foreclosure (here indicate whether plaintiff is the
4        legal holder of the indebtedness, a pledgee, an agent,
5        the trustee under a trust deed or otherwise, as
6        appropriate); attached as Exhibit "C" are copies of all
7        documents, including endorsements, assignments, or
8        transfers, that demonstrate that plaintiff is legally
9        entitled to bring the foreclosure:
10            (P) (O) Facts in support of redemption period
11        shorter than the longer of (i) 7 months from the date
12        the mortgagor or, if more than one, all the mortgagors
13        (I) have been served with summons or by publication or
14        (II) have otherwise submitted to the jurisdiction of
15        the court, or (ii) 3 months from the entry of the
16        judgment of foreclosure, if sought (here indicate
17        whether based upon the real estate not being
18        residential, abandonment, or real estate value less
19        than 90% of amount owed, etc.):
20            (Q) (P) Statement that the right of redemption has
21        been waived by all owners of redemption, if applicable:
22            (R) (Q) Facts in support of request for attorneys'
23        fees and of costs and expenses, if applicable:
24            (S) (R) Facts in support of a request for
25        appointment of mortgagee in possession or for
26        appointment of receiver, and identity of such

 

 

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1        receiver, if sought:
2            (T) (S) Offer to mortgagor in accordance with
3        Section 15-1402 to accept title to the real estate in
4        satisfaction of all indebtedness and obligations
5        secured by the mortgage without judicial sale, if
6        sought:
7            (U) (T) Name or names of defendants whose right to
8        possess the mortgaged real estate, after the
9        confirmation of a foreclosure sale, is sought to be
10        terminated and, if not elsewhere stated, the facts in
11        support thereof:
12            (V) Attached as Exhibit "D" is the Lost Mitigation
13        Affidavit, as required by subsection (c) of this
14        Section.
 
15
REQUEST FOR RELIEF
16    Plaintiff requests:
17        (i) A judgment of foreclosure and sale.
18        (ii) An order granting a shortened redemption period,
19    if sought.
20        (iii) A personal judgment for a deficiency, if sought.
21        (iv) An order granting possession, if sought.
22        (v) An order placing the mortgagee in possession or
23    appointing a receiver, if sought.
24        (vi) A judgment for attorneys' fees, costs and
25    expenses, if sought.

 

 

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1    (e) (b) Required Information. A foreclosure complaint need
2contain only such statements and requests called for by the
3form set forth in subsection (a) of Section 15-1504 as may be
4appropriate for the relief sought. Such complaint may be filed
5as a counterclaim, may be joined with other counts or may
6include in the same count additional matters or a request for
7any additional relief permitted by Article II of the Code of
8Civil Procedure.
9    (f) (c) Allegations. The statements contained in a
10complaint in the form set forth in subsection (a) of Section
1115-1504 are deemed and construed to include allegations as
12follows:
13        (1) on the date indicated the obligor of the
14    indebtedness or other obligations secured by the mortgage
15    was justly indebted in the amount of the indicated original
16    indebtedness to the original mortgagee or payee of the
17    mortgage note;
18        (2) that the exhibits attached are true and correct
19    copies of the mortgage and note and are incorporated and
20    made a part of the complaint by express reference;
21        (3) that the mortgagor was at the date indicated an
22    owner of the interest in the real estate described in the
23    complaint and that as of that date made, executed and
24    delivered the mortgage as security for the note or other
25    obligations;
26        (4) that the mortgage was recorded in the county in

 

 

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1    which the mortgaged real estate is located, on the date
2    indicated, in the book and page or as the document number
3    indicated;
4        (5) that defaults occurred as indicated;
5        (6) that at the time of the filing of the complaint the
6    persons named as present owners are the owners of the
7    indicated interests in and to the real estate described;
8        (7) that the mortgage constitutes a valid, prior and
9    paramount lien upon the indicated interest in the mortgaged
10    real estate, which lien is prior and superior to the right,
11    title, interest, claim or lien of all parties and nonrecord
12    claimants whose interests in the mortgaged real estate are
13    sought to be terminated;
14        (8) that by reason of the defaults alleged, if the
15    indebtedness has not matured by its terms, the same has
16    become due by the exercise, by the plaintiff or other
17    persons having such power, of a right or power to declare
18    immediately due and payable the whole of all indebtedness
19    secured by the mortgage;
20        (9) that any and all notices of default or election to
21    declare the indebtedness due and payable or other notices
22    required to be given have been duly and properly given;
23        (10) that any and all periods of grace or other period
24    of time allowed for the performance of the covenants or
25    conditions claimed to be breached or for the curing of any
26    breaches have expired;

 

 

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1        (11) that the amounts indicated in the statement in the
2    complaint are correctly stated and if such statement
3    indicates any advances made or to be made by the plaintiff
4    or owner of the mortgage indebtedness, that such advances
5    were, in fact, made or will be required to be made, and
6    under and by virtue of the mortgage the same constitute
7    additional indebtedness secured by the mortgage; and
8        (12) that, upon confirmation of the sale, the holder of
9    the certificate of sale or deed issued pursuant to that
10    certificate or, if no certificate or deed was issued, the
11    purchaser at the sale will be entitled to full possession
12    of the mortgaged real estate against the parties named in
13    clause (T) of paragraph (3) of subsection (a) of Section
14    15-1504 or elsewhere to the same effect; the omission of
15    any party indicates that plaintiff will not seek a
16    possessory order in the order confirming sale unless the
17    request is subsequently made under subsection (h) of
18    Section 15-1701 or by separate action under Article 9 of
19    this Code.
20    (g) (d) Request for Fees and Costs. A statement in the
21complaint that plaintiff seeks the inclusion of attorneys' fees
22and of costs and expenses shall be deemed and construed to
23include allegations that:
24        (1) plaintiff has been compelled to employ and retain
25    attorneys to prepare and file the complaint and to
26    represent and advise the plaintiff in the foreclosure of

 

 

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1    the mortgage and the plaintiff will thereby become liable
2    for the usual, reasonable and customary fees of the
3    attorneys in that behalf;
4        (2) that the plaintiff has been compelled to advance or
5    will be compelled to advance, various sums of money in
6    payment of costs, fees, expenses and disbursements
7    incurred in connection with the foreclosure, including,
8    without limiting the generality of the foregoing, filing
9    fees, stenographer's fees, witness fees, costs of
10    publication, costs of procuring and preparing documentary
11    evidence and costs of procuring abstracts of title, Torrens
12    certificates, foreclosure minutes and a title insurance
13    policy;
14        (3) that under the terms of the mortgage, all such
15    advances, costs, attorneys' fees and other fees, expenses
16    and disbursements are made a lien upon the mortgaged real
17    estate and the plaintiff is entitled to recover all such
18    advances, costs, attorneys' fees, expenses and
19    disbursements, together with interest on all advances at
20    the rate provided in the mortgage, or, if no rate is
21    provided therein, at the statutory judgment rate, from the
22    date on which such advances are made;
23        (4) that in order to protect the lien of the mortgage,
24    it may become necessary for plaintiff to pay taxes and
25    assessments which have been or may be levied upon the
26    mortgaged real estate;

 

 

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1        (5) that in order to protect and preserve the mortgaged
2    real estate, it may also become necessary for the plaintiff
3    to pay liability (protecting mortgagor and mortgagee),
4    fire and other hazard insurance premiums on the mortgaged
5    real estate, make such repairs to the mortgaged real estate
6    as may reasonably be deemed necessary for the proper
7    preservation thereof, advance for costs to inspect the
8    mortgaged real estate or to appraise it, or both, and
9    advance for premiums for pre-existing private or
10    governmental mortgage insurance to the extent required
11    after a foreclosure is commenced in order to keep such
12    insurance in force; and
13        (6) that under the terms of the mortgage, any money so
14    paid or expended will become an additional indebtedness
15    secured by the mortgage and will bear interest from the
16    date such monies are advanced at the rate provided in the
17    mortgage, or, if no rate is provided, at the statutory
18    judgment rate.
19    (h) (e) Request for Foreclosure. The request for
20foreclosure is deemed and construed to mean that the plaintiff
21requests that:
22        (1) an accounting may be taken under the direction of
23    the court of the amounts due and owing to the plaintiff;
24        (2) that the defendants be ordered to pay to the
25    plaintiff before expiration of any redemption period (or,
26    if no redemption period, before a short date fixed by the

 

 

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1    court) whatever sums may appear to be due upon the taking
2    of such account, together with attorneys' fees and costs of
3    the proceedings (to the extent provided in the mortgage or
4    by law);
5        (3) that in default of such payment in accordance with
6    the judgment, the mortgaged real estate be sold as directed
7    by the court, to satisfy the amount due to the plaintiff as
8    set forth in the judgment, together with the interest
9    thereon at the statutory judgment rate from the date of the
10    judgment;
11        (4) that in the event the plaintiff is a purchaser of
12    the mortgaged real estate at such sale, the plaintiff may
13    offset against the purchase price of such real estate the
14    amounts due under the judgment of foreclosure and order
15    confirming the sale;
16        (5) that in the event of such sale and the failure of
17    any person entitled thereto to redeem prior to such sale
18    pursuant to this Article, the defendants made parties to
19    the foreclosure in accordance with this Article, and all
20    nonrecord claimants given notice of the foreclosure in
21    accordance with this Article, and all persons claiming by,
22    through or under them, and each and any and all of them,
23    may be forever barred and foreclosed of any right, title,
24    interest, claim, lien, or right to redeem in and to the
25    mortgaged real estate; and
26        (6) that if no redemption is made prior to such sale, a

 

 

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1    deed may be issued to the purchaser thereat according to
2    law and such purchaser be let into possession of the
3    mortgaged real estate in accordance with Part 17 of this
4    Article.
5    (i) (f) Request for Deficiency Judgment. A request for a
6personal judgment for a deficiency in a foreclosure complaint
7if the sale of the mortgaged real estate fails to produce a
8sufficient amount to pay the amount found due, the plaintiff
9may have a personal judgment against any party in the
10foreclosure indicated as being personally liable therefor and
11the enforcement thereof be had as provided by law.
12    (j) (g) Request for Possession or Receiver. A request for
13possession or appointment of a receiver has the meaning as
14stated in subsection (b) of Section 15-1706.
15    (k) (h) Answers by Parties. Any party may assert its
16interest by counterclaim and such counterclaim may at the
17option of that party stand in lieu of answer to the complaint
18for foreclosure and all counter complaints previously or
19thereafter filed in the foreclosure. Any such counterclaim
20shall be deemed to constitute a statement that the counter
21claimant does not have sufficient knowledge to form a belief as
22to the truth or falsity of the allegations of the complaint and
23all other counterclaims, except to the extent that the
24counterclaim admits or specifically denies such allegations.
25(Source: P.A. 91-357, eff. 7-29-99.)
 

 

 

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1    (735 ILCS 5/15-1506)  (from Ch. 110, par. 15-1506)
2    Sec. 15-1506. Judgment. (a) Evidence. In the trial of a
3foreclosure, the evidence to support the allegations of the
4complaint shall be taken in open court, except:
5    (1) where an allegation of fact in the complaint is not
6denied by a party's verified answer or verified counterclaim,
7or where a party pursuant to subsection (b) of Section 2-610 of
8the Code of Civil Procedure states, or is deemed to have
9stated, in its pleading that it has no knowledge of such
10allegation sufficient to form a belief and attaches the
11required affidavit, a sworn verification of the complaint or a
12separate affidavit setting forth such fact is sufficient
13evidence thereof against such party and no further evidence of
14such fact shall be required; and
15    (2) where all the allegations of fact in the complaint have
16been proved by verification of the complaint or affidavit, the
17court upon motion supported by an affidavit stating the amount
18which is due the mortgagee, may shall enter a judgment of
19foreclosure as requested in the complaint.
20    (b) Instruments. In all cases the evidence of the
21indebtedness and the mortgage foreclosed shall be exhibited to
22the court and appropriately marked, and copies thereof shall be
23filed with the court.
24    (c) Summary and Default Judgments. Nothing in this Section
2515-1506 shall prevent a party from obtaining a summary or
26default judgment authorized by Article II of the Code of Civil

 

 

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1Procedure.
2    (d) Notice of Entry of Default. When any judgment in a
3foreclosure is entered by default, notice of such judgment
4shall be given in accordance with Section 2-1302 of the Code of
5Civil Procedure.
6    (e) Matters Required in Judgment. A judgment of foreclosure
7shall include the last date for redemption and all rulings of
8the court entered with respect to each request for relief set
9forth in the complaint. If the plaintiff in the action is not
10the original mortgagee, a judgment of foreclosure shall make
11specific findings of fact concerning the capacity in which the
12plaintiff brought the foreclosure action and a determination of
13whether this capacity legally entitles the plaintiff to bring
14the action. The judgment shall also include a finding by the
15court that: (i) the plaintiff has complied with any applicable
16federal, State, or local loss mitigation requirements; or (ii)
17there are no applicable federal, State, or local loss
18mitigation requirements. If the court determines that the
19plaintiff has not complied with applicable loss mitigation
20requirements, the court shall stay the matter until the court
21determines that the plaintiff has complied with those
22requirements. The omission of the date for redemption shall not
23extend the time for redemption or impair the validity of the
24judgment.
25    (f) Special Matters in Judgment. Without limiting the
26general authority and powers of the court, special matters may

 

 

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1be included in the judgment of foreclosure if sought by a party
2in the complaint or by separate motion. Such matters may
3include, without limitation:
4    (1) a manner of sale other than public auction;
5    (2) a sale by sealed bid;
6    (3) an official or other person who shall be the officer to
7conduct the sale other than the one customarily designated by
8the court;
9    (4) provisions for non-exclusive broker listings or
10designating a duly licensed real estate broker nominated by one
11of the parties to exclusively list the real estate for sale;
12    (5) the fees or commissions to be paid out of the sale
13proceeds to the listing or other duly licensed broker, if any,
14who shall have procured the accepted bid;
15    (6) the fees to be paid out of the sale proceeds to an
16auctioneer, if any, who shall have been authorized to conduct a
17public auction sale;
18    (7) whether and in what manner and with what content signs
19shall be posted on the real estate;
20    (8) a particular time and place at which such bids shall be
21received;
22    (9) a particular newspaper or newspapers in which notice of
23sale shall be published;
24    (10) the format for the advertising of such sale, including
25the size, content and format of such advertising, and
26additional advertising of such sale;

 

 

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1    (11) matters or exceptions to which title in the real
2estate may be subject at the sale;
3    (12) a requirement that title insurance in a specified form
4be provided to a purchaser at the sale, and who shall pay for
5such insurance;
6    (13) whether and to what extent bids with mortgage or other
7contingencies will be allowed;
8    (14) such other matters as approved by the court to ensure
9sale of the real estate for the most commercially favorable
10price for the type of real estate involved.
11    (g) Agreement of the Parties. If all of the parties agree
12in writing on the minimum price and that the real estate may be
13sold to the first person who offers in writing to purchase the
14real estate for such price, and on such other commercially
15reasonable terms and conditions as the parties may agree, then
16the court shall order the real estate to be sold on such terms,
17subject to confirmation of the sale in accordance with Section
1815-1508.
19    (h) Postponement of Proving Priority. With the approval of
20the court prior to the entry of the judgment of foreclosure, a
21party claiming an interest in the proceeds of the sale of the
22mortgaged real estate may defer proving the priority of such
23interest until the hearing to confirm the sale.
24    (i) Effect of Judgment and Lien. (1) Upon the entry of the
25judgment of foreclosure, all rights of a party in the
26foreclosure against the mortgagor provided for in the judgment

 

 

HB6951- 20 -LRB096 24381 AJO 44009 b

1of foreclosure or this Article shall be secured by a lien on
2the mortgaged real estate, which lien shall have the same
3priority as the claim to which the judgment relates and shall
4be terminated upon confirmation of a judicial sale in
5accordance with this Article.
6    (2) Upon the entry of the judgment of foreclosure, the
7rights in the real estate subject to the judgment of
8foreclosure of (i) all persons made a party in the foreclosure
9and (ii) all nonrecord claimants given notice in accordance
10with paragraph (2) of subsection (c) of Section 15-1502, shall
11be solely as provided for in the judgment of foreclosure and in
12this Article.
13(Source: P.A. 85-907.)
 
14    Section 99. Effective date. This Act takes effect upon
15becoming law.