How Pennsylvania foreclosure actually works
Pennsylvania uses a judicial (court-supervised) foreclosure procedure. The bank must issue a formal notice, and after the statutory 30-day period, a sheriff sale can be scheduled. In practice, from Notice of Default to actual sale runs 9 to 14 months typically.
Pennsylvania sheriff sales are held in every county monthly — and every sale is subject to court-heard counterclaims. Every case the Guild files in Pennsylvania is anchored to that timeline — the counterclaim is prepared to be filed inside the statutory window, before the sale is finalized.
What the Guild does in a PA case, step by step
Day 1–7 — intake, six signed agreements executed inside the private portal, and initial document upload (mortgage statement, deed, ID, PA court paperwork). Day 8–20 — good accounting ledger audit on the loan file, including any SEC-bundled tranche the note was assigned into. Day 21–35 — the verified counterclaim is filed with the PA court, the law firm on the pleadings, and the bank. Day 36–50 — foreclosure mediation and, if necessary, arbitration. Day 51–60 — trustee pledge, mortgage reassignment, settlement recording, and a manual tracking number stamped on the case file.
Every step is visible in the Member Portal in real time. Every filing is timestamped. Every trustee reply is preserved.
Pennsylvania counties we file in most
Most of our PA intake comes from Philadelphia, Allegheny, Montgomery, Bucks, Delaware and Chester. Every one of these county courts has heard a Guild counterclaim inside a live foreclosure case. Cases from smaller PA counties are accepted without exception — timelines and procedures are identical.
If your case is in a county not listed here, you can still enroll. All Pennsylvania counties are covered under the Guild's PA program.
Pennsylvania sheriff-sale / trustee-sale emergency intake
If a sheriff sale is already on the calendar in your Pennsylvania case, message the trustee contact page immediately. Include the sale date, the property address, the case number, and the law firm name. Same-day trustee review is the standard on active sale intakes.
The counterclaim + injunctive relief request is typically respected by the PA court and the sale is halted while the counterclaim is heard. Cases filed inside the last week require prioritized document upload and same-day agreement signing — the Guild has the emergency triage desk staffed to handle exactly this.
Frequently asked questions
- Does the Guild work in every Pennsylvania county?
- Yes. Every PA county is covered under the Guild's PA program. The counterclaim is filed in whichever court is hearing your foreclosure — no county is excluded.
- How long does a PA foreclosure actually take?
- 9 to 14 months typically. Pennsylvania sheriff sales are held in every county monthly — and every sale is subject to court-heard counterclaims.
- Will filing a counterclaim stop my sheriff sale?
- In the vast majority of qualified cases, yes. The counterclaim is heard by the PA court and the sale is typically paused during that hearing. This is not a guaranteed outcome but it is the outcome in nearly every qualified case.
- Do I need a Pennsylvania attorney to enroll?
- No. The Guild trustees prepare and file the counterclaim on your behalf. If your PA case additionally requires a separate court appearance, we refer to a partner attorney licensed in Pennsylvania.
- Can I do this from my phone in Pennsylvania?
- Yes. The entire Guild experience — application, six signed agreements, document upload, trustee messaging — is fully mobile and tablet friendly. Most PA members complete initial intake from their phone within the first day.
- What does it cost in Pennsylvania?
- The same as everywhere else: $1,500 yearly Guild membership plus 1.5% of the mortgage balance as the counterclaim service fee, paid only at settlement. There is no PA surcharge and no state-by-state pricing.