Citizens Law Group

Can I still fight a foreclosure after my lender has filed in Illinois?

Yes — and often more effectively than people expect. Illinois judicial foreclosure typically takes 12 to 24 months from filing to a sheriff's sale, and there are legal interventions available at every stage of that process, including in cases that may seem beyond help. Citizens Law Group reviews every foreclosure situation in full before requesting a retainer.

What happens during Illinois probate?

When someone dies owning real property in their name alone, or leaving personal assets above the state's small estate threshold, those assets must pass through Illinois probate court. The process involves filing a petition, notifying creditors, producing an asset inventory, paying outstanding debts, and distributing what remains to the heirs. The total timeline is typically 12 to 18 months. Citizens Law Group manages the entire process for executors and families.

What is a partition action and when is it necessary?

A partition action is a legal proceeding that asks an Illinois court to order the sale of a jointly owned property and divide the proceeds among co-owners. It becomes necessary when co-owners — often siblings who inherited a property, or unmarried couples who have separated — cannot agree on what to do with it and negotiation has failed. Partition actions are one of the most underused but effective tools in Illinois property law.

What is a declaratory judgment action in real estate?

A declaratory judgment action asks an Illinois court to formally determine the legal rights of parties in a property dispute — such as who holds title, whether a lender has standing to foreclose, or whether an easement is legally valid. It resolves the legal question before it becomes a larger and more costly conflict.

Can a short sale help me avoid foreclosure in Illinois?

Yes. When executed correctly, a short sale allows an Illinois homeowner to sell their property for less than what is owed on the mortgage, with the lender's approval, and avoid a foreclosure on their record. It requires careful negotiation with the lender, proper handling of the deficiency balance, and correct timing within the Illinois foreclosure timeline. Not every situation qualifies, but the option is best explored early in the foreclosure process, when more options remain available.