A recent survey revealed  a gruesome truth which is that  many of the families facing foreclosure who have been urged to seek help from their lender - are not getting help. A group called the 'California Reinvestment Coalition' has been surveying results of foreclosure victims who have applied for help.

The victims concerned all sought counseling and it is through the counselors that the survey was conducted. A massive 72% said that foreclosure - and not help - was a common solution for their clients. Only 17% said that help from the lender was 'very common'.

This disturbing news is coupled with the fact that 91% of the counselors said that lenders made no contact with their borrowers before delinquency. This means the lenders did not get in touch  even though they could clearly see that their borrower was falling behind with the payments.

If you know anyone who even thinks they may be in danger of missing a payment, urge them to contact one of the several groups who can now assist with many foreclosure cases. Their best chance is to make contact with an agency before missing payments.

Project Lifeline or HopeNow are  two groups  that have been set up set up to try and stave off foreclosure. Contact is best made in writing and by registered letter, as well as by telephone. When writing, it is best to  refer to the date of the   telephone call and the name of the person  spoken to.

Also,  at the top of the page write 'delivery by registered mail' and a copy must be kept of the letter  and of the mailing stub. All this must be done before the payments are starting to go unpaid. This is a very important point: you must seek help before you stop making payments.

Credit must be given to the state of California for keeping on top of this crisis by trying to track victims of foreclosure and also for other active involvement. California has probably been the worst hit by the crisis, largely because it was one of the most sought after realty markets while the prices were still soaring upwards. 

The Governor of California has been pro-active in trying to work out a plan that would help at least a percentage of struggling homeowners. He urged borrowers to go to their lender immediately there was any indication that payments may not be met. Help is much easier to obtain before the payments start mounting up.

Distressed homeowners may also try to telephone 1-888-995-HOPE for information about the Federal plan that can help some people who qualify. (Owning less than 3% of your home is one of the qualifiers.)

Another local group that may offer help is NeighborWorks of California. You can find them simply by typing their name on the Internet. They have an on-line section that has resources for troubled homeowners and they have counselors that you can talk to who will offer specialized help. This group also emphasizes  that to achieve your best results they should be  contacted before foreclosure.

They will often involve the lender, which for some people is a tremendous help, as negotiating with the lender can be intimidating. They may also make practical suggestions as to how you can earn  more money to  help  meet the payments.

These may be suggestions that are not welcome, such as selling one car, putting your kids in one bedroom and renting out a room, child-minding or working on the weekend. However, decisions must be made as to which solutions are acceptable compared to foreclosure.

In the financial field, they may be able to work with the lender to propose a different payment plan or request a review for Mortgage modification.

They have experience with this type of problem and they know about helpful organizations and non-profit referrals that perhaps the average homeowner does not know exists. Sometimes talking to someone who is uninvolved and level-headed can relieve a lot of stress as well as offering practical solutions. 

Joshua Sloan is an experienced San Diego real estate agent. Visit his site at SanDiegoRealEstateBuzz.com for help finding new homes with the San Diego MLS listings.