Common Questions
Buffalo Foreclosure
Resource Center — FAQ
How long does foreclosure take in New York State?
New York is one of the longest foreclosure states in the country — averaging 445 days from first missed payment to completed Sheriff Sale. However this varies significantly based on court backlog in Erie and Niagara County, lender pace, and whether the homeowner contests the foreclosure. Some cases take 2–3 years. The length of the process is your asset — it gives you time to pursue other options. That said, never assume you have time. Act immediately at any stage. Call Nickel City Buyers at (716) 557-7005 for a free assessment of where you stand and how much time you realistically have.
Can I really sell my house after foreclosure papers have been filed?
Yes — absolutely. In New York State, you retain ownership of your property and the legal right to sell at every stage of the foreclosure process, right up until the Sheriff Sale is completed. A Lis Pendens filing, a foreclosure judgment, even a scheduled Sheriff Sale date — none of these remove your right to sell. A cash sale to Nickel City Buyers closes in 7–21 days at any of these stages, and in as little as 48 hours when a Sheriff Sale date is imminent. The proceeds pay your lender in full at closing, the Lis Pendens is discharged, and the foreclosure proceedings terminate.
What is the difference between a Lis Pendens and a foreclosure judgment?
A Lis Pendens is the first step — it’s the public notice that a foreclosure lawsuit has been filed. Your property title is clouded but no court action has been taken yet. A foreclosure judgment is the court’s ruling in the lender’s favor after the case has proceeded through the courts. After judgment, a referee calculates the total amount owed and a Sheriff Sale date is scheduled. Both stages still allow you to sell — but the judgment stage moves faster toward the auction. If you’ve received judgment papers in Buffalo or WNY, call (716) 557-7005 immediately.
What is a Sheriff Sale and where does it happen in Buffalo?
A Sheriff Sale is the public auction at the conclusion of New York State’s foreclosure process. In Erie County, Sheriff Sales are conducted at 92 Franklin St, Buffalo, NY. In Niagara County, they are conducted at 175 Hawley St, Lockport, NY. The winning bidder — often the lender themselves — receives a deed to the property. Once the gavel falls, your right to sell is permanently gone. Nickel City Buyers has closed on properties with Sheriff Sale dates as close as 48 hours away. If you have a date on paper, call us now: (716) 557-7005.
Is a short sale or deed in lieu better than foreclosure in New York?
Both are generally better than a completed foreclosure, but they differ significantly. A short sale causes 80–150 points of credit damage and the notation typically clears within 12–24 months. A deed in lieu causes 200–250 points of damage — similar to foreclosure — and can remain on your report for up to 7 years. New York lenders are often reluctant to approve deeds in lieu and almost always require you to have listed the property for 90+ days first. Both options result in zero equity for you. A cash sale to Nickel City Buyers — if any equity exists above your payoff — is faster, causes less credit damage, and puts equity in your pocket instead of the bank’s. Read our full short sale vs foreclosure guide and short sale vs deed in lieu guide for the complete picture.
Will bankruptcy stop my foreclosure in New York?
Filing bankruptcy triggers an automatic stay — a federal court order that immediately halts all collection actions including your foreclosure. But this is a pause, not a permanent solution. Chapter 7 typically delays foreclosure by 1–3 months. Chapter 13 can provide longer protection if you can sustain a court-approved repayment plan, but missed payments will cause the stay to lift. Bankruptcy also stays on your credit report for 7–10 years — longer than a foreclosure. For most WNY homeowners, a cash sale to Nickel City Buyers is faster, cleaner, and less damaging. Read our full bankruptcy and foreclosure guide for everything you need to know.
What cities and areas of WNY does Nickel City Buyers serve?
We serve all of Erie and Niagara County — Buffalo, Cheektowaga, Amherst, Tonawanda, Lackawanna, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, Akron, Grand Island, Niagara Falls, Lockport, North Tonawanda, Lewiston, Youngstown, Wheatfield, Pendleton, and Newfane. If your property is anywhere in Western New York and you’re facing foreclosure at any stage, call (716) 557-7005. We’ll give you an honest 10-minute assessment of your options — no obligation, no pressure.
