Stuck With a Mortgage & Can't Sell Your House?
Simple Loan Takeover by SellingMadeSimple helps homeowners move on from their property when the traditional real estate market isn't working for you.
What We Do
Fast, Flexible Home Sales
We help Phoenix homeowners sell their properties quickly when circumstances require alternatives to traditional listings. Whether you need a straightforward cash purchase or a creative loan assumption solution, we provide options that work for your situation.
Benefits When You Have Equity
If you're current on your mortgage and have significant equity, we can provide competitive cash offers paid at closing. You get a quick sale without the hassle, expense, and uncertainty of traditional listings.
Solutions When You're Behind
If you're behind on payments or facing foreclosure, we can catch up your missed payments, take over your mortgage, and stop foreclosure proceedings. This protects your credit from the severe damage of foeclosure while allowing you to move on with your life.
Our Commitment to You
Our goal is straightforward: provide honest solutions for Phoenix homeowners who need to sell quickly or are facing difficult financial situations. We handle everything professionally, treat you with respect, and make the process as simple as possible.
Home Selling Options
Loan Assumption (Subject-to Deals)
A loan assumption is a creative financing method where we take ownership of your property while your existing mortgage stays in place. We commit to making all future payments on your mortgage, though the loan remains in your name temporarily. This approach allows us to purchase without securing new financing, while you're relieved of payment obligations without needing to pay off the loan immediately.
We pay you fair value for your equity upfront at closing, if applicable. For homeowners who are current or have significant equity, we can often offer competitive equity buyouts. For those facing foreclosure or who are significantly behind on payments, we may catch up your missed payments and take over the mortgage going forward—preventing foreclosure and protecting your credit.
Best for: Sellers who need to move quickly, have good interest rates, or want to maximize their net proceeds.
Cash Purchase
A straightforward cash transaction means we purchase your property outright, paying off your existing mortgage and giving you the remaining equity at closing. There's no mortgage contingency or lengthy approval process, which significantly speeds up the timeline and reduces uncertainty.
Best for: Sellers who have significant equity and want a simple, fast transaction with no complications.
Our Simple Process
Step 1: Initial Consultation & Offer
We meet with you to understand your situation and property details. We review your existing mortgage information, any amounts owed, and discuss your goals and timeline. Based on this conversation, we present a fair offer that addresses your specific needs.
Step 2: Agreement & Documentation
Once you accept our offer, we prepare a purchase agreement that outlines all terms clearly—there are no surprises. We review everything with you to ensure you understand every aspect of the transaction before moving forward.
Step 3: Title Report & Documentation Creation
We order a title report to verify there are no unexpected liens or issues with the property. Simultaneously, we work with professional deed preparation services to draft all necessary transfer documents. Everything is prepared to legal standards and ready for your review.
Step 4: Closing & Transfer
We meet to sign all final documents. The warranty deed is notarized and sent to the county recorder's office for official recording. You receive your equity payment (if applicable), ownership transfers to us, and we begin making all mortgage payments going forward.
Why This May Be Your Perfect Solution
Get Fair Value for Your Equity
We provide upfront payment for your equity when applicable. If you have significant equity in your home, we pay you at closing. If you're behind on payments or facing foreclosure, we catch up your missed payments and take over your mortgage—which may be worth more to you than any equity payment, since it protects your credit and prevents foreclosure.
Improve Your Credit Score
When we make your mortgage payments on time every month, those payments are reported to credit bureaus in your name. This ongoing positive payment history can actually improve your credit score over time—something that doesn't happen with a traditional sale.
Avoid Foreclosure or Short Sale
If you're behind on payments or facing financial difficulties, this option can help you avoid the devastating credit impact of foreclosure. We can catch up missed payments and take over the obligation going forward—stopping foreclosure proceedings and protecting your financial future.
Move On Completely
You no longer own the property, which means you're no longer responsible for maintenance, repairs, utilities, property taxes, insurance, HOA fees, or any other ownership costs. You can move forward with your life without any ongoing obligations to the property.
Speed & Certainty
Unlike traditional sales that depend on buyer financing (which can fall through), our transactions close quickly with certainty. No waiting months for the right buyer or worrying about deals falling apart at the last minute. Most closings happen within 2-3 weeks.
Your Legal Questions Answered
Are Loan Assumptions Safe & Legal?
The short answer: Yes, loan assumption transactions are completely legal.
Federal Recognition
Many people worry that these types of transactions might somehow be improper or put them at legal risk. This concern is understandable—but unfounded. Loan assumption transactions are recognized and regulated by federal law. The HUD-1 Settlement Statement, which title companies and attorneys use for all real estate closings, has specific lines (203 and 503) designated for transactions where "the Borrower is assuming or taking title subject to an existing loan or lien on the property."
Standard Real Estate Practice
Title companies throughout Arizona routinely close loan assumption transactions. These are established real estate strategies that have been used for decades. Licensed real estate professionals, attorneys, and title companies all work with these structures regularly.
Your Protection
Every transaction is fully documented with a comprehensive purchase agreement and properly prepared deed documents. The warranty deed is notarized and officially recorded with the county, creating a public record of the ownership transfer. You're protected by the same legal framework that governs any real estate sale in Arizona. We use professional deed preparation services to ensure all documents meet legal standards and properly transfer ownership.
Navigating the Due-on-Sale Clause
Most mortgages contain a "due-on-sale" clause that technically allows the lender to demand full repayment if the property is sold. This raises an understandable question: what happens when ownership transfers but the loan stays in place?
The Reality
This is extremely rare in practice. Experienced investors who've completed thousands of loan assumption transactions report that due-on-sale enforcement occurs only a handful of times out of thousands of deals. After a mortgage is originated, most lenders sell both the note and the servicing rights to other companies. These secondary holders have little incentive to call loans that are performing—meaning loans where payments are being made on time. Their business model depends on collecting those monthly payments, not foreclosing on good loans.
Our Solution
In the unlikely event a lender invokes the due-on-sale clause, we have proven solutions to resolve the situation. We can negotiate directly with the lender to restructure terms, refinance the mortgage into our name, pay off the loan entirely, or restructure the transaction to keep the mortgage undisturbed while we continue making payments. Regardless of which approach we use, you're protected—we handle all lender communications and our agreement includes provisions addressing these scenarios so you're never left in a worse position than before we started.
Frequently Asked Questions
How does this affect my debt-to-income ratio for future loans?
If your name remains on the mortgage but you're not making the payments, most lenders can exclude this debt from your debt-to-income (DTI) calculation—if we are also on the loan documents, there have been no late payments in the past 12 months, and you're not claiming rental income from the property. You'll need to provide proof that someone else has been making the payments for at least 12 months.
How much equity will I receive?
This depends entirely on your situation. If you have significant equity and are current on your mortgage, we'll make a fair offer for that equity, paid to you at closing. If you're behind on payments or facing foreclosure, we may pay little to no equity but instead catch up your missed payments and take over your mortgage going forward—which saves you from foreclosure and the severe credit damage that comes with it.
What happens to my credit?
Your credit typically improves. On-time payments continue to be reported to credit bureaus under your name, which helps build positive payment history. This ongoing record of consistent payments can raise your credit score over time—an unusual benefit you wouldn't receive from a traditional sale.
What happens if you miss payment?
We use professional loan servicing companies with automated payment systems and backup protocols to ensure payments are never missed. However, if a payment were somehow missed, you could verify this by checking your mortgage account online or through your lender's statements. Our purchase agreement includes provisions addressing this scenario.
Can I sell this way if I'm behind on payments?
Absolutely. Loan assumption transactions are often ideal for sellers facing financial hardship. We can bring your loan current, preventing foreclosure and protecting your credit from the severe damage of foreclosure or short sale.
Do I have ongoing responsibilities after closing?
No. Once the transaction closes, you have no ongoing responsibilities for the property. We handle everything—payments, maintenance, taxes, insurance, and all other obligations.
Can you refinance in your name later?
Yes. We can refinance whenever it makes financial sense to do so—typically when interest rates are favorable or when the property has appreciated significantly. Refinancing removes your name from the mortgage entirely.
Let's Explore What's Possible Together
A Team You Can Trust
Based in Gilbert, Arizona, Selling Made Simple is a full-service real estate team committed to one simple promise: making your home buying or selling experience as smooth and successful as possible.
Our team leaders bring decades of combined experience navigating every type of market condition—from boom times to recessions, from seller's markets to buyer's markets. This deep expertise means we know how to get results regardless of what the market throws our way.
Have a question about our process or how to get started? Submit your contact information to our automated assistant and get instant answers to basic questions.
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If you prefer, you can send us an email or call 480-771-2747.