Foreclosure Defense Attorney in Queens
Protecting Homeowners Across New York City and Surrounding Areas
The thought of losing your home to foreclosure can be terrifying, and for many, it feels like a fight they can’t win. The letters start coming, the phone won’t stop ringing, and suddenly the place you’ve built your life in feels like it’s slipping away. At Shiryak & Habib LLP, we help Queens homeowners take control of the situation. Foreclosure isn’t the end—and with experienced legal help, you may have more options than you think.
Our foreclosure defense attorneys bring over 40 years of combined legal experience to every case, with a deep focus on foreclosure defense, bankruptcy, and real estate law. We’ve helped countless clients in Queens and surrounding boroughs fight back against foreclosure actions—and we’re ready to help you, too.
Call (908) 460-1337 or contact Shiryak & Habib LLP online to schedule your free consultation and start building a plan to protect your home with a Queens foreclosure defense attorney.
You Have Rights. We Help You Use Them.
Many homeowners feel like foreclosure is automatic the moment they miss a few payments. But the reality is, lenders must follow a legal process—and that process can be challenged. At Shiryak & Habib LLP, we evaluate every angle of your case, from the loan documents to how the lender has handled communication and deadlines.
You may have valid legal defenses that could stop or delay foreclosure, open the door to loan modification, or even get your case dismissed altogether. Our firm focuses exclusively on the Queens area, which means we know the judges, the court procedures, and how to craft strong defense strategies for local homeowners.
Whether you're months behind or already dealing with a scheduled auction date, the sooner you contact us, the more options you’ll have.
Understanding The New York Foreclosure Process
In New York, most residential foreclosures are handled through the courts, which means every step of the process—from the filing of the summons and complaint to a possible sale—takes place under the supervision of a judge. For homeowners in Queens, that usually means their case will be heard in the Supreme Court of the State of New York, County of Queens. Knowing where you are in this judicial process is critical because different rights and deadlines apply at different stages.
Typically, the process begins when the lender serves you with a summons and complaint, giving you a limited time to respond in writing. If you do not answer, the lender can ask the court for a default judgment and move more quickly toward a sale. If you do respond, the case will often be scheduled for a settlement conference, where the court expects both sides to explore possible resolutions, such as a loan modification or repayment arrangement.
Throughout the life of a foreclosure case, there may be motions, conferences, and hearings that require careful preparation and timely filings. Missing a deadline or failing to appear can limit your options or make it harder to raise defenses later on. Having guidance from a legal team familiar with how Queens judges manage their foreclosure calendars can help you stay organized, meet court expectations, and make the most of each opportunity to protect your home.
5-Star Representation,
Start to Finish
At Shiryak & Habib LLP, your satisfaction is our priority! See for yourself what our clients have to say about working with us.
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“From start to finish, Alex Shiryak and his team were fantastic! The process was long and not easy and long but Alex handled it with ease and a smile and made the process routine.”- Daniel R.
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“I've worked with Mr. Shiryak from Shiryak & Habib, LLP on countless transactions over the years, and I can confidently say he's been the most efficient and trustworthy attorney I've ever dealt with.”- Afshin T.
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“I have had the pleasure of working with Alexander on corporate leasing matters and a range of general legal work. Alexander consistently demonstrates a high level of professionalism, legal expertise, and integrity.”- Irina K.
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“This law firm is wonderful to work with. Alex Shiryak handled real estate transactions involving buying and selling New York City properties, some of which had belonged to my late mother, with sensitivity, understanding, competence, and efficiency, making ”- Barry B.
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“Mr. Shiryak is an excellent real estate attorney. He was patient with me, he listened and explained everything carefully. I felt heard and taken care of.”- Dmitry Z.
How a Foreclosure Defense Attorney in Queens Can Help You
Facing foreclosure is deeply personal. You need a legal team that’s responsive, realistic, and fully invested in helping you keep what’s yours.
Here's what Shiryak & Habib LLP can do to assist:
- Stop foreclosure immediately – Filing specific legal actions or requesting a temporary restraining order can pause the foreclosure process, giving you time to weigh your options.
- Review your mortgage and lender actions – We meticulously analyze your mortgage documents and lender’s actions to uncover errors, missteps, or procedural violations that can strengthen your defense.
- Negotiate on your behalf – Whether you need a loan modification or repayment plan, we handle negotiations with your lender to secure agreements that align with your financial situation.
- Explore alternatives to foreclosure – From deeds instead of foreclosure to short sales or bankruptcy, we help you assess and pursue alternative options designed to protect your interests.
- Litigate when necessary – If your lender’s actions have been unlawful, we’re prepared to represent you in court, challenging claims and protecting your rights every step of the way.
Our approach makes sure that every avenue is explored and that you understand your options fully, empowering you to make informed decisions during a challenging time.
When you work with Shiryak & Habib LLP, you also gain guidance on how different choices may affect your long-term financial stability, including your credit, your ability to refinance in the future, and your broader housing goals. We can coordinate your foreclosure defense with any potential bankruptcy filing or real estate transaction so that your strategy is consistent across every legal matter.
Because foreclosure in New York is a judicial process, much of your case will move through the Supreme Court in Queens County, from the filing of the summons and complaint through settlement conferences and motions. Having a legal team that appears regularly in these courts means you receive advice that reflects how local judges tend to handle scheduling, document requirements, and settlement efforts.
Options To Avoid Losing Your Home
Many homeowners assume that once a foreclosure is filed, the only outcome is a sale of the property. In reality, there are often several paths that can help you resolve the situation while reducing long-term damage. The right solution depends on your income, the value of your home, and whether you wish to remain in the property, but you do not have to sort through these choices alone.
Some homeowners may be able to pursue a loan modification that changes the interest rate, extends the term, or capitalizes past-due amounts to create a more affordable payment. Others might consider a repayment plan or forbearance agreement to catch up over time after a temporary setback. In certain situations, options such as a short sale or deed in lieu of foreclosure may allow you to exit the property in a more controlled way, limiting additional fees and avoiding the stress of a public auction in Queens County.
Because these options often require detailed financial disclosures and negotiations with the lender’s attorneys or servicers, having structured guidance can make the process less overwhelming. A coordinated plan that takes into account other legal tools available under New York and federal law, including potential bankruptcy filings, can help you choose the route that best fits your goals rather than reacting to each new notice as it arrives.
Call (908) 460-1337 or complete our online form to schedule your free consultation with a foreclosure defense attorney in Queens who knows how to fight back.
Principles That Power Our Practice
At Shiryak & Habib, LLP, we don’t just practice law—we uphold the values of respect, transparency, and client-first advocacy. These principles ensure every case is handled with care and precision.
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Trusted PartnershipWe believe in building long-term relationships based on trust, communication, and mutual respect—serving as dependable legal partners for life’s challenges and opportunities.
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Community FocusProudly serving Queens and all of New York, we are dedicated to making a positive impact in the communities where we live and work.
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Legal ExcellenceOur team brings deep legal knowledge and a results-driven approach to every case, delivering high-quality work with attention to detail and precision.
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Integrity FirstWe uphold the highest ethical standards in everything we do—ensuring honesty, transparency, and accountability at every stage of representation.
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Client CommitmentWe prioritize our clients’ needs above all else, delivering responsive, personalized service and legal strategies built around their unique goals.
If we’ve provided you with outstanding service, we’d greatly appreciate you taking a moment to leave us a 5-star review. Your feedback not only helps our team grow—it also helps others in Queens and throughout New York find legal support they can trust. Thank you for being a valued client!
Foreclosure Defense Strategies
When you partner with Shiryak & Habib LLP, you gain a dedicated advocate who understands the foreclosure process and is prepared to fight for you at every turn.
Every case is different, but there are several legal paths we explore when defending against foreclosure:
- Procedural errors by the lender
- Violations of New York’s foreclosure laws
- Missed notices or improper service
- Mortgage servicing errors
- Loan modification delays or denials
- Predatory lending practices
We take time to investigate what went wrong—and, more importantly, how it can be challenged. You don’t have to face this process alone or accept foreclosure as a done deal.
In many Queens cases, timelines, notice requirements, and conference obligations under New York law create opportunities to raise these defenses in a meaningful way. For example, if required notices were not mailed correctly or a settlement conference was not conducted as the court ordered, those issues can influence how the judge views the lender’s request to move forward. By carefully tracking every step taken in your case, we can identify where the process shifted away from what the law requires and use that to seek more time or more favorable resolutions.
We also look beyond the paperwork to understand the full picture of your situation, including any prior modification attempts, changes in income, or family circumstances that may support a request for alternative arrangements with the lender. Combining legal arguments with a clear, documented story about your efforts to save your home can be persuasive in negotiations and in court, especially in a busy borough like Queens, where judges value preparation and clarity.
Don’t wait to defend your home. Call (908) 460-1337 or submit our online form to schedule your free consultation with a Queens foreclosure defense attorney today.