Sen. John G. Mulroe

Filed: 5/20/2011

 

 


 

 


 
09700HB1698sam002LRB097 07917 AJO 56014 a

1
AMENDMENT TO HOUSE BILL 1698

2    AMENDMENT NO. ______. Amend House Bill 1698 by replacing
3everything after the enacting clause with the following:
 
4    "Section 5. The Code of Civil Procedure is amended by
5changing Sections 15-1504, 15-1504.1, 15-1507.1, 15-1508,
615-1603, and 15-1701 and by adding Sections 15-1200.5 and
715-1505.8 as follows:
 
8    (735 ILCS 5/15-1200.5 new)
9    Sec. 15-1200.5. Abandoned residential property. "Abandoned
10residential property" means residential real estate that upon
11inspection is not occupied by any mortgagor or bona fide tenant
12as a principal residence and as to which at least 2 of the
13following circumstances exist:
14        (1) the property has had at least one uncorrected
15    municipal or county building, housing, or similar code
16    violation in the preceding year, or has been declared unfit

 

 

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1    for occupancy and ordered to remain vacant and unoccupied
2    by a municipal or county authority;
3        (2) construction was initiated on the property and
4    discontinued prior to completion, and there is no valid
5    municipal or county construction or building permit posted
6    on the property;
7        (3) gas, electric, or water utility service to the
8    property has been terminated;
9        (4) windows or entrances to the property are boarded up
10    or closed off, or multiple window panes are broken and
11    unrepaired;
12        (5) doors to the property are smashed through, broken
13    off, unhinged, or continuously unlocked;
14        (6) rubbish, trash, garbage, debris, graffiti,
15    neglected weeds, grass, trees, bushes, or other nuisance
16    greenery, or other hazardous, noxious, or unhealthy
17    substances or materials, have accumulated on the property;
18        (7) the police or the sheriff's office has received at
19    least one report of trespassing, vandalism, or other
20    illegal activity being committed on the property in the
21    preceding year;
22        (8) pursuant to the terms of the mortgage, the
23    mortgagee has posted a pre-foreclosure notice of its intent
24    to enter the property for purposes of maintaining or
25    repairing it, and upon entering the property following the
26    posting of the notice and a lack of response by the

 

 

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1    mortgagor, has found the property unoccupied;
2        (9) the mortgagee or an interested or authorized party
3    has secured or winterized the property due to the property
4    being deemed vacant and unprotected or in danger of
5    freezing;
6        (10) any mortgagor, or his or her personal
7    representatives or assigns, has issued an oral or written
8    statement expressing the clear intent of all mortgagors to
9    abandon the property;
10        (11) any property manager or other person conducting an
11    inspection of the property has issued an oral or written
12    statement indicating all mortgagors or bona fide tenants
13    have moved out and vacated the property;
14        (12) the property is a vacant lot;
15        (13) the property is deteriorating and is either below
16    or is in imminent danger of falling below minimum municipal
17    or county government standards for public safety and
18    sanitation; or
19        (14) any other reasonable indicia of abandonment that
20    is not otherwise included in this Section.
 
21    (735 ILCS 5/15-1504)  (from Ch. 110, par. 15-1504)
22    Sec. 15-1504. Pleadings and service.
23    (a) Form of Complaint. A foreclosure complaint may be in
24substantially the following form:
25        (1) Plaintiff files this complaint to foreclose the

 

 

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1    mortgage (or other conveyance in the nature of a mortgage)
2    (hereinafter called "mortgage") hereinafter described and
3    joins the following person as defendants: (here insert
4    names of all defendants).
5        (2) Attached as Exhibit "A" is a copy of the mortgage
6    and as Exhibit "B" is a copy of the note secured thereby.
7        (3) Information concerning mortgage:
8            (A) Nature of instrument: (here insert whether a
9        mortgage, trust deed or other instrument in the nature
10        of a mortgage, etc.)
11            (B) Date of mortgage:
12            (C) Name of mortgagor:
13            (D) Name of mortgagee:
14            (E) Date and place of recording:
15            (F) Identification of recording: (here insert book
16        and page number or document number)
17            (G) Interest subject to the mortgage: (here insert
18        whether fee simple, estate for years, undivided
19        interest, etc.)
20            (H) Amount of original indebtedness, including
21        subsequent advances made under the mortgage:
22            (I) Both the legal description of the mortgaged
23        real estate and the common address or other information
24        sufficient to identify it with reasonable certainty:
25            (J) Statement as to defaults, including, but not
26        necessarily limited to, date of default, current

 

 

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1        unpaid principal balance, per diem interest accruing,
2        and any further information concerning the default:
3            (K) Name of present owner of the real estate:
4            (L) Names of other persons who are joined as
5        defendants and whose interest in or lien on the
6        mortgaged real estate is sought to be terminated:
7            (M) Names of defendants claimed to be personally
8        liable for deficiency, if any:
9            (N) Capacity in which plaintiff brings this
10        foreclosure (here indicate whether plaintiff is the
11        legal holder of the indebtedness, a pledgee, an agent,
12        the trustee under a trust deed or otherwise, as
13        appropriate):
14            (O) Facts in support of redemption period shorter
15        than the longer of (i) 7 months from the date the
16        mortgagor or, if more than one, all the mortgagors (I)
17        have been served with summons or by publication or (II)
18        have otherwise submitted to the jurisdiction of the
19        court, or (ii) 3 months from the entry of the judgment
20        of foreclosure, if sought (here indicate whether based
21        upon the real estate not being residential,
22        abandonment, or real estate value less than 90% of
23        amount owed, etc.):
24            (P) Statement that the right of redemption has been
25        waived by all owners of redemption, if applicable:
26            (Q) Facts in support of request for attorneys' fees

 

 

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1        and of costs and expenses, if applicable:
2            (R) Facts in support of a request for appointment
3        of mortgagee in possession or for appointment of
4        receiver, and identity of such receiver, if sought:
5            (S) Offer to mortgagor in accordance with Section
6        15-1402 to accept title to the real estate in
7        satisfaction of all indebtedness and obligations
8        secured by the mortgage without judicial sale, if
9        sought:
10            (T) Name or names of defendants whose right to
11        possess the mortgaged real estate, after the
12        confirmation of a foreclosure sale, is sought to be
13        terminated and, if not elsewhere stated, the facts in
14        support thereof:
 
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    (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    (c) Allegations. The statements contained in a complaint in
10the form set forth in subsection (a) of Section 15-1504 are
11deemed and construed to include allegations as follows:
12        (1) on the date indicated the obligor of the
13    indebtedness or other obligations secured by the mortgage
14    was justly indebted in the amount of the indicated original
15    indebtedness to the original mortgagee or payee of the
16    mortgage note;
17        (2) that the exhibits attached are true and correct
18    copies of the mortgage and note and are incorporated and
19    made a part of the complaint by express reference;
20        (3) that the mortgagor was at the date indicated an
21    owner of the interest in the real estate described in the
22    complaint and that as of that date made, executed and
23    delivered the mortgage as security for the note or other
24    obligations;
25        (4) that the mortgage was recorded in the county in
26    which the mortgaged real estate is located, on the date

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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1    mortgaged real estate in accordance with Part 17 of this
2    Article.
3    (f) Request for Deficiency Judgment. A request for a
4personal judgment for a deficiency in a foreclosure complaint
5if the sale of the mortgaged real estate fails to produce a
6sufficient amount to pay the amount found due, the plaintiff
7may have a personal judgment against any party in the
8foreclosure indicated as being personally liable therefor and
9the enforcement thereof be had as provided by law.
10    (g) Request for Possession or Receiver. A request for
11possession or appointment of a receiver has the meaning as
12stated in subsection (b) of Section 15-1706.
13    (h) Answers by Parties. Any party may assert its interest
14by counterclaim and such counterclaim may at the option of that
15party stand in lieu of answer to the complaint for foreclosure
16and all counter complaints previously or thereafter filed in
17the foreclosure. Any such counterclaim shall be deemed to
18constitute a statement that the counter claimant does not have
19sufficient knowledge to form a belief as to the truth or
20falsity of the allegations of the complaint and all other
21counterclaims, except to the extent that the counterclaim
22admits or specifically denies such allegations.
23(Source: P.A. 91-357, eff. 7-29-99.)
 
24    (735 ILCS 5/15-1504.1)
25    Sec. 15-1504.1. Filing fee for Abandoned Residential

 

 

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1Property Municipality Relief Foreclosure Prevention Program
2Fund.
3    (a) With respect to residential real estate, at the time of
4the filing of a foreclosure complaint, the plaintiff shall pay
5to the clerk of the court in which the foreclosure complaint is
6filed a fee of $50 for deposit into the Abandoned Residential
7Property Municipality Relief Foreclosure Prevention Program
8Fund, a special fund created in the State treasury. The clerk
9shall remit the fee to the State Treasurer as provided in this
10Section to be expended for the purposes set forth in Section
117.31 7.30 of the Illinois Housing Development Act.
12    (a-5) All fees paid by plaintiffs to the clerk of the court
13as provided in this Section shall be disbursed within 60 days
14after receipt by the clerk of the court as follows: (i) 98% to
15the State Treasurer for deposit into the Abandoned Residential
16Property Municipality Relief Foreclosure Prevention Counseling
17Program Fund, and (ii) 2% to the clerk of the court for
18administrative expenses related to implementation of this
19Section.
20    (b) Not later than March 1 of each year, the clerk of the
21court shall submit to the Illinois Housing Development
22Authority a report of the funds collected and remitted pursuant
23to this Section during the preceding year.
24    (c) Notwithstanding the provisions of subsections (a) and
25(a-5), all fees paid to the clerk of the court as provided in
26this Section prior to the effective date of this amendatory Act

 

 

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1of the 97th General Assembly shall be disbursed to the
2Foreclosure Prevention Counseling Program Fund.
3(Source: P.A. 96-1419, eff. 10-1-10; revised 9-16-10.)
 
4    (735 ILCS 5/15-1505.8 new)
5    Sec. 15-1505.8. Expedited judgment and sale procedure for
6abandoned residential property.
7    (a) Upon motion and notice, the mortgagee may elect to
8utilize the expedited judgment and sale procedure for abandoned
9residential property set forth in this Section to obtain a
10judgment of foreclosure pursuant to Section 15-1506. The motion
11may be combined with or made part of the motion requesting a
12judgment of foreclosure. If service upon the mortgagor was
13obtained by publication, then notice of the motion to the
14mortgagor shall be posted at the property address.
15    (b) The motion requesting an expedited judgment of
16foreclosure and sale may be filed by the mortgagee at the time
17the foreclosure complaint is filed or any time thereafter and
18shall be accompanied by an affidavit setting forth facts
19sufficient for the court to find that the mortgaged real estate
20is abandoned residential property.
21    (c) Motion for an expedited judgment and sale.
22        (1) If a motion for an expedited judgment and sale is
23    filed at the time the foreclosure complaint is filed, the
24    motion shall be heard by the court no later than:
25            (A) 45 days after the date of service of the

 

 

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1        summons on the mortgagor or, if more than one, no later
2        than 45 days after the date of service on the last
3        served mortgagor;
4            (B) 45 days after the date of first publication, if
5        service of process is by publication; or
6            (C) 45 days after the mortgagors have otherwise
7        submitted to the jurisdiction of the court.
8        (2) If a motion for an expedited judgment and sale is
9    filed after the foreclosure complaint is filed, the motion
10    shall be heard no later than 15 days after the motion is
11    filed, provided that at least:
12            (A) 30 days have transpired since service of the
13        summons on the mortgagor, or, if there is more than one
14        mortgagor, 30 days have transpired since service on all
15        mortgagors; or
16            (B) 30 days have transpired since the date of first
17        publication, if service of process is by publication;
18        or
19            (C) 30 days have transpired since all mortgagors
20        have otherwise submitted to the jurisdiction of the
21        court.
22    (d) The hearing shall be given priority by the court and
23shall be scheduled to be heard within the applicable time
24period set forth in subsection (c).
25    (e) The affidavit shall be signed by and based upon the
26information and belief of the mortgagee, an agent of the

 

 

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1mortgagee, the sheriff of the county or local law enforcement
2agency of the municipality in which the property is located, or
3a building inspector or other municipal or county official for
4the municipality or county in which the property is located.
5The affidavit shall state that the property is not occupied by
6any mortgagor or bona fide tenant as a principal residence and
7there exists at least 2 of the criteria set forth in Section
815-1200.5, which shall be stated in the affidavit. Photographic
9or other documentary evidence that demonstrates supporting
10facts set forth in the affidavit shall be attached to the
11affidavit. An affidavit that meets the foregoing criteria shall
12be prima facie evidence that the property which is the subject
13of the foreclosure complaint is abandoned residential
14property.
15    (f) At the hearing on the motion requesting an expedited
16judgment and sale, and upon a finding by the court that the
17mortgaged real estate is abandoned residential property, the
18court shall immediately proceed to enter a judgment of
19foreclosure as requested in the complaint. The judgment of
20foreclosure shall include the matters identified in Section
2115-1506.
22    (g) The reinstatement period and redemption period for the
23abandoned residential property shall end in accordance with
24paragraph (4) of subsection (b) of Section 15-1603, and the
25property shall be sold at the earliest practicable time at a
26sale as provided in this Article.

 

 

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1    (h) Mortgagee responsibility.
2        (1) A mortgagee or its agent may enter an abandoned
3    residential property that is the subject of a foreclosure
4    complaint for the purpose of maintaining or securing the
5    property, provided that entry is not barred by an automatic
6    stay issued by a bankruptcy court. A mortgagee and its
7    agents shall not be held liable for any claim of
8    negligence, civil trespass, or criminal trespass based
9    upon entering the abandoned residential property or
10    maintaining or securing the abandoned residential
11    property.
12        (2) The mortgagee shall be responsible for repairs or
13    other maintenance to the abandoned residential property if
14    it purchases the property at the foreclosure sale held
15    pursuant to Section 15-1507 and the sale is confirmed by
16    the court pursuant to Section 15-1508.
17    (i) Upon confirmation of the sale held pursuant to Section
1815-1507, any personal property remaining in or upon the
19abandoned residential property shall be deemed to have been
20abandoned by the owner of such personal property and may be
21disposed of or donated by the holder of the certificate of sale
22or, if none, by the purchaser at the sale. In the event of
23donation of any such personal property, the holder of the
24certificate of sale or, if none, the purchaser at the sale may
25transfer such donated property with a bill of sale. No
26mortgagee or its successors or assigns, holder of a certificate

 

 

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1of sale, or purchaser at the sale, or its attorneys or agents,
2shall be liable for any such disposal or donation of personal
3property.
4    (j) No mortgagee shall be held liable for seeking a
5judicial determination of abandonment, if the mortgagee, upon
6information and belief at the time the motion requesting an
7expedited judgment of foreclosure and sale is filed with the
8court, makes a good faith assertion through its affidavit that
9evidence exists supporting the fact the mortgaged real estate
10is abandoned residential property.
 
11    (735 ILCS 5/15-1507.1)
12    (Section scheduled to be repealed on March 2, 2016)
13    Sec. 15-1507.1. Judicial sale fee for Foreclosure
14Prevention Program Abandoned Residential Property Municipality
15Relief Fund.
16    (a) Upon and at the sale of residential real estate under
17Section 15-1507, the purchaser shall pay to the person
18conducting the sale pursuant to Section 15-1507 a fee for
19deposit into the Foreclosure Prevention Program Abandoned
20Residential Property Municipality Relief Fund, a special fund
21created in the State treasury. The fee shall be calculated at
22the rate of $1 for each $1,000 or fraction thereof of the
23amount paid by the purchaser to the person conducting the sale,
24as reflected in the receipt of sale issued to the purchaser,
25provided that in no event shall the fee be less than $100 or

 

 

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1exceed $300. No fee shall be paid by the mortgagee acquiring
2the residential real estate pursuant to its credit bid at the
3sale or by any mortgagee, judgment creditor, or other lienor
4acquiring the residential real estate whose rights in and to
5the residential real estate arose prior to the sale. Upon
6confirmation of the sale under Section 15-1508, the person
7conducting the sale shall remit the fee to the clerk of the
8court in which the foreclosure case is pending. The clerk shall
9remit the fee to the State Treasurer as provided in this
10Section, to be expended for the purposes set forth in Section
117.30 7.31 of the Illinois Housing Development Act.
12    (b) All fees paid by purchasers as provided in this Section
13shall be disbursed within 60 days after receipt by the clerk of
14the court as follows: (i) 98% to the State Treasurer for
15deposit into the Foreclosure Prevention Program Abandoned
16Residential Property Municipality Relief Fund, and (ii) 2% to
17the clerk of the court for administrative expenses related to
18implementation of this Section.
19    (c) Not later than March 1 of each year, the clerk of the
20court shall submit to the Illinois Housing Development
21Authority a report of the funds collected and remitted during
22the preceding year pursuant to this Section.
23    (d) (Blank.) Subsections (a) and (b) of this Section shall
24become inoperative on January 1, 2016. This Section is repealed
25on March 2, 2016.
26(Source: P.A. 96-1419, eff. 10-1-10.)
 

 

 

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1    (735 ILCS 5/15-1508)  (from Ch. 110, par. 15-1508)
2    Sec. 15-1508. Report of Sale and Confirmation of Sale.
3    (a) Report. The person conducting the sale shall promptly
4make a report to the court, which report shall include a copy
5of all receipts and, if any, certificate of sale.
6    (b) Hearing. Upon motion and notice in accordance with
7court rules applicable to motions generally, which motion shall
8not be made prior to sale, the court shall conduct a hearing to
9confirm the sale. Unless the court finds that (i) a notice
10required in accordance with subsection (c) of Section 15-1507
11was not given, (ii) the terms of sale were unconscionable,
12(iii) the sale was conducted fraudulently, or (iv) that justice
13was otherwise not done, the court shall then enter an order
14confirming the sale. The confirmation order shall include a
15name, address, and telephone number of the holder of the
16certificate of sale or deed issued pursuant to that certificate
17or, if no certificate or deed was issued, the purchaser, whom a
18municipality or county may contact with concerns about the real
19estate. The confirmation order may also:
20        (1) approve the mortgagee's fees and costs arising
21    between the entry of the judgment of foreclosure and the
22    confirmation hearing, those costs and fees to be allowable
23    to the same extent as provided in the note and mortgage and
24    in Section 15-1504;
25        (2) provide for a personal judgment against any party

 

 

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1    for a deficiency; and
2        (3) determine the priority of the judgments of parties
3    who deferred proving the priority pursuant to subsection
4    (h) of Section 15-1506, but the court shall not defer
5    confirming the sale pending the determination of such
6    priority.
7    (b-3) Hearing to confirm sale of abandoned residential
8property. Upon motion and notice, which motion shall be made
9prior to the sale and heard by the court upon conclusion of the
10sale, the court shall enter an order confirming the sale of the
11abandoned residential property, unless the court finds that a
12reason set forth in items (i) through (iv) of subsection (b) of
13this Section exists for not approving the sale. The
14confirmation order also may address the matters identified in
15items (1) through (3) of subsection (b) of this Section.
16Notwithstanding anything to the contrary in subsection (g) of
17this Section, the order confirming the sale of the abandoned
18residential property shall award to the purchaser possession of
19the property as of the date of the entry of the order
20confirming the sale.
21    (b-5) Notice with respect to residential real estate. With
22respect to residential real estate, the notice required under
23subsection (b) of this Section shall be sent to the mortgagor
24even if the mortgagor has previously been held in default. In
25the event the mortgagor has filed an appearance, the notice
26shall be sent to the address indicated on the appearance. In

 

 

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1all other cases, the notice shall be sent to the mortgagor at
2the common address of the foreclosed property. The notice shall
3be sent by first class mail. Unless the right to possession has
4been previously terminated by the court, the notice shall
5include the following language in 12-point boldface
6capitalized type:
7
IF YOU ARE THE MORTGAGOR (HOMEOWNER), YOU HAVE THE RIGHT TO
8
REMAIN IN POSSESSION FOR 30 DAYS AFTER ENTRY OF AN ORDER OF
9
POSSESSION, IN ACCORDANCE WITH SECTION 15-1701(c) OF THE
10
ILLINOIS MORTGAGE FORECLOSURE LAW.
11    (b-10) Notice of confirmation order sent to municipality or
12county. A copy of the confirmation order required under
13subsection (b) shall be sent to the municipality in which the
14foreclosed property is located, or to the county within the
15boundary of which the foreclosed property is located if the
16foreclosed property is located in an unincorporated territory.
17A municipality or county must clearly publish on its website a
18single address to which such notice shall be sent. If a
19municipality or county does not maintain a website, then the
20municipality or county must publicly post in its main office a
21single address to which such notice shall be sent. In the event
22that a municipality or county has not complied with the
23publication requirement in this subsection (b-10), then such
24notice to the municipality or county shall be provided pursuant
25to Section 2-211 of the Code of Civil Procedure.
26    (c) Failure to Give Notice. If any sale is held without

 

 

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1compliance with subsection (c) of Section 15-1507 of this
2Article, any party entitled to the notice provided for in
3paragraph (3) of that subsection (c) who was not so notified
4may, by motion supported by affidavit made prior to
5confirmation of such sale, ask the court which entered the
6judgment to set aside the sale. Any such party shall guarantee
7or secure by bond a bid equal to the successful bid at the
8prior sale, unless the party seeking to set aside the sale is
9the mortgagor, the real estate sold at the sale is residential
10real estate, and the mortgagor occupies the residential real
11estate at the time the motion is filed. In that event, no
12guarantee or bond shall be required of the mortgagor. Any
13subsequent sale is subject to the same notice requirement as
14the original sale.
15    (d) Validity of Sale. Except as provided in subsection (c)
16of Section 15-1508, no sale under this Article shall be held
17invalid or be set aside because of any defect in the notice
18thereof or in the publication of the same, or in the
19proceedings of the officer conducting the sale, except upon
20good cause shown in a hearing pursuant to subsection (b) of
21Section 15-1508. At any time after a sale has occurred, any
22party entitled to notice under paragraph (3) of subsection (c)
23of Section 15-1507 may recover from the mortgagee any damages
24caused by the mortgagee's failure to comply with such paragraph
25(3). Any party who recovers damages in a judicial proceeding
26brought under this subsection may also recover from the

 

 

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1mortgagee the reasonable expenses of litigation, including
2reasonable attorney's fees.
3    (d-5) Making Home Affordable Program. The court that
4entered the judgment shall set aside a sale held pursuant to
5Section 15-1507, upon motion of the mortgagor at any time prior
6to the confirmation of the sale, if the mortgagor proves by a
7preponderance of the evidence that (i) the mortgagor has
8applied for assistance under the Making Home Affordable Program
9established by the United States Department of the Treasury
10pursuant to the Emergency Economic Stabilization Act of 2008,
11as amended by the American Recovery and Reinvestment Act of
122009, and (ii) the mortgaged real estate was sold in material
13violation of the program's requirements for proceeding to a
14judicial sale. The provisions of this subsection (d-5), except
15for this sentence, shall become inoperative on January 1, 2013
16for all actions filed under this Article after December 31,
172012, in which the mortgagor did not apply for assistance under
18the Making Home Affordable Program on or before December 31,
192012.
20    (e) Deficiency Judgment. In any order confirming a sale
21pursuant to the judgment of foreclosure, the court shall also
22enter a personal judgment for deficiency against any party (i)
23if otherwise authorized and (ii) to the extent requested in the
24complaint and proven upon presentation of the report of sale in
25accordance with Section 15-1508. Except as otherwise provided
26in this Article, a judgment may be entered for any balance of

 

 

09700HB1698sam002- 26 -LRB097 07917 AJO 56014 a

1money that may be found due to the plaintiff, over and above
2the proceeds of the sale or sales, and enforcement may be had
3for the collection of such balance, the same as when the
4judgment is solely for the payment of money. Such judgment may
5be entered, or enforcement had, only in cases where personal
6service has been had upon the persons personally liable for the
7mortgage indebtedness, unless they have entered their
8appearance in the foreclosure action.
9    (f) Satisfaction. Upon confirmation of the sale, the
10judgment stands satisfied to the extent of the sale price less
11expenses and costs. If the order confirming the sale includes a
12deficiency judgment, the judgment shall become a lien in the
13manner of any other judgment for the payment of money.
14    (g) The order confirming the sale shall include,
15notwithstanding any previous orders awarding possession during
16the pendency of the foreclosure, an award to the purchaser of
17possession of the mortgaged real estate, as of the date 30 days
18after the entry of the order, against the parties to the
19foreclosure whose interests have been terminated.
20    An order of possession authorizing the removal of a person
21from possession of the mortgaged real estate shall be entered
22and enforced only against those persons personally named as
23individuals in the complaint or the petition under subsection
24(h) of Section 15-1701 and in the order of possession and shall
25not be entered and enforced against any person who is only
26generically described as an unknown owner or nonrecord claimant

 

 

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1or by another generic designation in the complaint.
2    Notwithstanding the preceding paragraph, the failure to
3personally name, include, or seek an award of possession of the
4mortgaged real estate against a person in the confirmation
5order shall not abrogate any right that the purchaser may have
6to possession of the mortgaged real estate and to maintain a
7proceeding against that person for possession under Article 9
8of this Code or subsection (h) of Section 15-1701; and
9possession against a person who (1) has not been personally
10named as a party to the foreclosure and (2) has not been
11provided an opportunity to be heard in the foreclosure
12proceeding may be sought only by maintaining a proceeding under
13Article 9 of this Code or subsection (h) of Section 15-1701.
14(Source: P.A. 95-826, eff. 8-14-08; 96-265, eff. 8-11-09;
1596-856, eff. 3-1-10; 96-1245, eff. 7-23-10; revised 9-16-10.)
 
16    (735 ILCS 5/15-1603)  (from Ch. 110, par. 15-1603)
17    Sec. 15-1603. Redemption.
18    (a) Owner of Redemption. Except as provided in subsection
19(b) of Section 15-1402, only an owner of redemption may redeem
20from the foreclosure, and such owner of redemption may redeem
21only during the redemption period specified in subsection (b)
22of Section 15-1603 and only if the right of redemption has not
23been validly waived.
24    (b) Redemption Period.
25        (1) In the foreclosure of a mortgage of real estate

 

 

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1    which is residential real estate at the time the
2    foreclosure is commenced, the redemption period shall end
3    on the later of (i) the date 7 months from the date the
4    mortgagor or, if more than one, all the mortgagors (A) have
5    been served with summons or by publication or (B) have
6    otherwise submitted to the jurisdiction of the court, or
7    (ii) the date 3 months from the date of entry of a judgment
8    of foreclosure.
9        (2) In all other foreclosures, the redemption period
10    shall end on the later of (i) the date 6 months from the
11    date the mortgagor or, if more than one, all the mortgagors
12    (A) have been served with summons or by publication or (B)
13    have otherwise submitted to the jurisdiction of the court,
14    or (ii) the date 3 months from the date of entry of a
15    judgment of foreclosure.
16        (3) Notwithstanding paragraphs (1) and (2), the
17    redemption period shall end at the later of the expiration
18    of any reinstatement period provided for in Section 15-1602
19    or the date 60 days after the date the judgment of
20    foreclosure is entered, if the court finds that (i) the
21    value of the mortgaged real estate as of the date of the
22    judgment is less than 90% of the amount specified pursuant
23    to subsection (d) of Section 15-1603 and (ii) the mortgagee
24    waives any and all rights to a personal judgment for a
25    deficiency against the mortgagor and against all other
26    persons liable for the indebtedness or other obligations

 

 

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1    secured by the mortgage.
2        (4) Notwithstanding paragraphs (1) and (2), the
3    redemption period shall end on the date 30 days after the
4    date the judgment of foreclosure is entered if the court
5    finds that the mortgaged real estate is abandoned
6    residential property has been abandoned. In cases where the
7    redemption period is shortened on account of abandonment,
8    the reinstatement period shall not extend beyond the date
9    the judgment is entered redemption period as shortened.
10    (c) Extension of Redemption Period.
11        (1) Once expired, the right of redemption provided for
12    in Sections 15-1603 or 15-1604 shall not be revived. The
13    period within which the right of redemption provided for in
14    Sections 15-1603 or 15-1604 may be exercised runs
15    independently of any action by any person to enforce the
16    judgment of foreclosure or effect a sale pursuant thereto.
17    Neither the initiation of any legal proceeding nor the
18    order of any court staying the enforcement of a judgment of
19    foreclosure or the sale pursuant to a judgment or the
20    confirmation of the sale, shall have the effect of tolling
21    the running of the redemption period.
22        (2) If a court has the authority to stay, and does
23    stay, the running of the redemption period, or if the
24    redemption period is extended by any statute of the United
25    States, the redemption period shall be extended until the
26    expiration of the same number of days after the expiration

 

 

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1    of the stay order as the number of days remaining in the
2    redemption period at the time the stay order became
3    effective, or, if later, until the expiration of 30 days
4    after the stay order terminates. If the stay order
5    terminates more than 30 days prior to the expiration of the
6    redemption period, the redemption period shall not be
7    extended.
8    (d) Amount Required to Redeem. The amount required to
9redeem shall be the sum of:
10        (1) The amount specified in the judgment of
11    foreclosure, which shall consist of (i) all principal and
12    accrued interest secured by the mortgage and due as of the
13    date of the judgment, (ii) all costs allowed by law, (iii)
14    costs and expenses approved by the court, (iv) to the
15    extent provided for in the mortgage and approved by the
16    court, additional costs, expenses and reasonable
17    attorneys' fees incurred by the mortgagee, (v) all amounts
18    paid pursuant to Section 15-1505 and (vi) per diem interest
19    from the date of judgment to the date of redemption
20    calculated at the mortgage rate of interest applicable as
21    if no default had occurred; and
22        (2) The amount of other expenses authorized by the
23    court which the mortgagee reasonably incurs between the
24    date of judgment and the date of redemption, which shall be
25    the amount certified by the mortgagee in accordance with
26    subsection (e) of Section 15-1603.

 

 

09700HB1698sam002- 31 -LRB097 07917 AJO 56014 a

1    (e) Notice of Intent to Redeem. An owner of redemption who
2intends to redeem shall give written notice of such intent to
3redeem to the mortgagee's attorney of record specifying the
4date designated for redemption and the current address of the
5owner of redemption for purposes of receiving notice. Such
6owner of redemption shall file with the clerk of the court a
7certification of the giving of such notice. The notice of
8intent to redeem must be received by the mortgagee's attorney
9at least 15 days (other than Saturday, Sunday or court holiday)
10prior to the date designated for redemption. The mortgagee
11shall thereupon file with the clerk of the court and shall give
12written notice to the owner of redemption at least three days
13(other than Saturday, Sunday or court holiday) before the date
14designated for redemption a certification, accompanied by
15copies of paid receipts or appropriate affidavits, of any
16expenses authorized in paragraph (2) of subsection (d) of
17Section 15-1603. If the mortgagee fails to serve such
18certification within the time specified herein, then the owner
19of redemption intending to redeem may redeem on the date
20designated for redemption in the notice of intent to redeem,
21and the mortgagee shall not be entitled to payment of any
22expenses authorized in paragraph (2) of subsection (d) of
23Section 15-1603.
24    (f) Procedure for Redemption.
25        (1) An owner of redemption may redeem the real estate
26    from the foreclosure by paying the amount specified in

 

 

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1    subsection (d) of Section 15-1603 to the mortgagee or the
2    mortgagee's attorney of record on or before the date
3    designated for redemption pursuant to subsection (e) of
4    Section 15-1603.
5        (2) If the mortgagee refuses to accept payment or if
6    the owner of redemption redeeming from the foreclosure
7    objects to the reasonableness of the additional expenses
8    authorized in paragraph (2) of subsection (d) of Section
9    15-1603 and certified in accordance with subsection (e) of
10    Section 15-1603, the owner of redemption shall pay the
11    certified amount to the clerk of the court on or before the
12    date designated for redemption, together with a written
13    statement specifying the expenses to which objection is
14    made. In such case the clerk shall pay to the mortgagee the
15    amount tendered minus the amount to which the objection
16    pertains.
17        (3) Upon payment to the clerk, whether or not the owner
18    of redemption files an objection at the time of payment,
19    the clerk shall give a receipt of payment to the person
20    redeeming from the foreclosure, and shall file a copy of
21    that receipt in the foreclosure record. Upon receipt of the
22    amounts specified to be paid to the mortgagee pursuant to
23    this Section, the mortgagee shall promptly furnish the
24    mortgagor with a release of the mortgage or satisfaction of
25    the judgment, as appropriate, and the evidence of all
26    indebtedness secured by the mortgage shall be cancelled.

 

 

09700HB1698sam002- 33 -LRB097 07917 AJO 56014 a

1    (g) Procedure Upon Objection. If an objection is filed by
2an owner of redemption in accordance with paragraph (2) of
3subsection (f) of Section 15-1603, the clerk shall hold the
4amount to which the objection pertains until the court orders
5distribution of those funds. The court shall hold a hearing
6promptly to determine the distribution of any funds held by the
7clerk pursuant to such objection. Each party shall pay its own
8costs and expenses in connection with any objection, including
9attorneys' fees, subject to Section 2-611 of the Code of Civil
10Procedure.
11    (h) Failure to Redeem. Unless the real estate being
12foreclosed is redeemed from the foreclosure, it shall be sold
13as provided in this Article.
14(Source: P.A. 86-974.)
 
15    (735 ILCS 5/15-1701)  (from Ch. 110, par. 15-1701)
16    Sec. 15-1701. Right to possession.
17    (a) General. The provisions of this Article shall govern
18the right to possession of the mortgaged real estate during
19foreclosure. Possession under this Article includes physical
20possession of the mortgaged real estate to the same extent to
21which the mortgagor, absent the foreclosure, would have been
22entitled to physical possession. For the purposes of Part 17,
23real estate is residential real estate only if it is
24residential real estate at the time the foreclosure is
25commenced.

 

 

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1    (a-5) Abandoned residential property. Notwithstanding
2anything to the contrary in this Section, the holder of the
3certificate of sale or deed issued pursuant to that certificate
4or, if no certificate or deed was issued, the purchaser, of
5abandoned residential property shall be entitled to possession
6of the property as of the date the order confirming the sale of
7the abandoned residential property is entered.
8    (b) Pre-Judgment. Prior to the entry of a judgment of
9foreclosure:
10        (1) In the case of residential real estate, the
11    mortgagor shall be entitled to possession of the real
12    estate except if (i) the mortgagee shall object and show
13    good cause, (ii) the mortgagee is so authorized by the
14    terms of the mortgage or other written instrument, and
15    (iii) the court is satisfied that there is a reasonable
16    probability that the mortgagee will prevail on a final
17    hearing of the cause, the court shall upon request place
18    the mortgagee in possession. If the residential real estate
19    consists of more than one dwelling unit, then for the
20    purpose of this Part residential real estate shall mean
21    only that dwelling unit or units occupied by persons
22    described in clauses (i), (ii) and (iii) of Section
23    15-1219.
24        (2) In all other cases, if (i) the mortgagee is so
25    authorized by the terms of the mortgage or other written
26    instrument, and (ii) the court is satisfied that there is a

 

 

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1    reasonable probability that the mortgagee will prevail on a
2    final hearing of the cause, the mortgagee shall upon
3    request be placed in possession of the real estate, except
4    that if the mortgagor shall object and show good cause, the
5    court shall allow the mortgagor to remain in possession.
6    (c) Judgment Through 30 Days After Sale Confirmation. After
7the entry of a judgment of foreclosure and through the 30th day
8after a foreclosure sale is confirmed:
9        (1) Subsection (b) of Section 15-1701 shall be
10    applicable, regardless of the provisions of the mortgage or
11    other instrument, except that after a sale pursuant to the
12    judgment the holder of the certificate of sale (or, if
13    none, the purchaser at the sale) shall have the mortgagee's
14    right to be placed in possession, with all rights and
15    duties of a mortgagee in possession under this Article.
16        (2) Notwithstanding paragraph (1) of subsection (b)
17    and paragraph (1) of subsection (c) of Section 15-1701,
18    upon request of the mortgagee, a mortgagor of residential
19    real estate shall not be allowed to remain in possession
20    between the expiration of the redemption period and through
21    the 30th day after sale confirmation unless (i) the
22    mortgagor pays to the mortgagee or such holder or
23    purchaser, whichever is applicable, monthly the lesser of
24    the interest due under the mortgage calculated at the
25    mortgage rate of interest applicable as if no default had
26    occurred or the fair rental value of the real estate, or

 

 

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1    (ii) the mortgagor otherwise shows good cause. Any amounts
2    paid by the mortgagor pursuant to this subsection shall be
3    credited against the amounts due from the mortgagor.
4    (d) After 30 Days After Sale Confirmation. The holder of
5the certificate of sale or deed issued pursuant to that
6certificate or, if no certificate or deed was issued, the
7purchaser, except to the extent the holder or purchaser may
8consent otherwise, shall be entitled to possession of the
9mortgaged real estate, as of the date 30 days after the order
10confirming the sale is entered, against those parties to the
11foreclosure whose interests the court has ordered terminated,
12without further notice to any party, further order of the
13court, or resort to proceedings under any other statute other
14than this Article. This right to possession shall be limited by
15the provisions governing entering and enforcing orders of
16possession under subsection (g) of Section 15-1508. If the
17holder or purchaser determines that there are occupants of the
18mortgaged real estate who have not been made parties to the
19foreclosure and had their interests terminated therein, the
20holder or purchaser may bring a proceeding under subsection (h)
21of this Section or under Article 9 of this Code to terminate
22the rights of possession of any such occupants. The holder or
23purchaser shall not be entitled to proceed against any such
24occupant under Article 9 of this Code until after 30 days after
25the order confirming the sale is entered.
26    (e) Termination of Leases. A lease of all or any part of

 

 

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1the mortgaged real estate shall not be terminated automatically
2solely by virtue of the entry into possession by (i) a
3mortgagee or receiver prior to the entry of an order confirming
4the sale, (ii) the holder of the certificate of sale, (iii) the
5holder of the deed issued pursuant to that certificate, or (iv)
6if no certificate or deed was issued, the purchaser at the
7sale.
8    (f) Other Statutes; Instruments. The provisions of this
9Article providing for possession of mortgaged real estate shall
10supersede any other inconsistent statutory provisions. In
11particular, and without limitation, whenever a receiver is
12sought to be appointed in any action in which a foreclosure is
13also pending, a receiver shall be appointed only in accordance
14with this Article. Except as may be authorized by this Article,
15no mortgage or other instrument may modify or supersede the
16provisions of this Article.
17    (g) Certain Leases. Leases of the mortgaged real estate
18entered into by a mortgagee in possession or a receiver and
19approved by the court in a foreclosure shall be binding on all
20parties, including the mortgagor after redemption, the
21purchaser at a sale pursuant to a judgment of foreclosure and
22any person acquiring an interest in the mortgaged real estate
23after entry of a judgment of foreclosure in accordance with
24Sections 15-1402 and 15-1403.
25    (h) Proceedings Against Certain Occupants.
26        (1) The mortgagee-in-possession of the mortgaged real

 

 

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1    estate under Section 15-1703, a receiver appointed under
2    Section 15-1704, a holder of the certificate of sale or
3    deed, or the purchaser may, at any time during the pendency
4    of the foreclosure and up to 90 days after the date of the
5    order confirming the sale, file a supplemental petition for
6    possession against a person not personally named as a party
7    to the foreclosure. The supplemental petition for
8    possession shall name each such occupant against whom
9    possession is sought and state the facts upon which the
10    claim for relief is premised.
11        (2) The petitioner shall serve upon each named occupant
12    the petition, a notice of hearing on the petition, and, if
13    any, a copy of the certificate of sale or deed. The
14    proceeding for the termination of such occupant's
15    possessory interest, including service of the notice of the
16    hearing and the petition, shall in all respects comport
17    with the requirements of Article 9 of this Code, except as
18    otherwise specified in this Section. The hearing shall be
19    no less than 21 days from the date of service of the
20    notice.
21        (3) The supplemental petition shall be heard as part of
22    the foreclosure proceeding and without the payment of
23    additional filing fees. An order for possession obtained
24    under this Section shall name each occupant whose interest
25    has been terminated, shall recite that it is only effective
26    as to the occupant so named and those holding under them,

 

 

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1    and shall be enforceable for no more than 120 days after
2    its entry, except that the 120-day period may be extended
3    to the extent and in the manner provided in Section 9-117
4    of Article 9 and except as provided in item (4) of this
5    subsection (h).
6        (4) In a case of foreclosure where the occupant is
7    current on his or her rent, or where timely written notice
8    of to whom and where the rent is to be paid has not been
9    provided to the occupant, or where the occupant has made
10    good-faith efforts to make rental payments in order to keep
11    current, any order of possession must allow the occupant to
12    retain possession of the property covered in his or her
13    rental agreement (i) for 120 days following the notice of
14    the hearing on the supplemental petition that has been
15    properly served upon the occupant, or (ii) through the
16    duration of his or her lease, whichever is shorter,
17    provided that if the duration of his or her lease is less
18    than 30 days from the date of the order, the order shall
19    allow the occupant to retain possession for 30 days from
20    the date of the order. A mortgagee in possession, receiver,
21    holder of a certificate of sale or deed, or purchaser at
22    the judicial sale, who asserts that the occupant is not
23    current in rent, shall file an affidavit to that effect in
24    the supplemental petition proceeding. If the occupant has
25    been given timely written notice of to whom and where the
26    rent is to be paid, this item (4) shall only apply if the

 

 

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1    occupant continues to pay his or her rent in full during
2    the 120-day period or has made good-faith efforts to pay
3    the rent in full during that period. No
4    mortgagee-in-possession, receiver or holder of a
5    certificate of sale or deed, or purchaser who fails to file
6    a supplemental petition under this subsection during the
7    pendency of a mortgage foreclosure shall file a forcible
8    entry and detainer action against an occupant of the
9    mortgaged real estate until 90 days after a notice of
10    intent to file such action has been properly served upon
11    the occupant.
12        (5) The court records relating to a supplemental
13    petition for possession filed under this subsection (h)
14    against an occupant who is entitled to notice under item
15    (4) of this subsection (h), or relating to a forcible entry
16    and detainer action brought against an occupant who would
17    have lawful possession of the premises but for the
18    foreclosure of a mortgage on the property, shall be ordered
19    sealed and shall not be disclosed to any person, other than
20    a law enforcement officer or any other representative of a
21    governmental entity, except upon further order of the
22    court.
23(Source: P.A. 95-262, eff. 1-1-08; 95-933, eff. 8-26-08; 96-60,
24eff. 7-23-09; 96-111, eff. 10-29-09; 96-1000, eff. 7-2-10.)
 
25    Section 99. Effective date. This Act takes effect upon

 

 

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1becoming law.".