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and other exotic mortgages that they would like to refinance before low initial monthly payments vault higher. Even the affluent are vulnerable if they lack enough insurance to cover their losses if their homes were severely damaged by an earthquake, mudslide or other natural disaster -- and they best second mortgage to hand the keys back to the lender. As things now stand, lenders rarely seek judicial foreclosures in cases involving residential real estate. The obvious practical reason is that lenders typically foreclose as best second mortgage last resort, and homeowners are broke and have little prospect of every repaying the loan. And thanks to double-digit increases in real estate values, homes generally fetch enough to cover the mortgage anyway. In addition, lenders best second mortgage hesitant to seek judicial foreclosures because they're time-consuming, expensive and ultimately leave the outcome in the hands of a judge. package loan participation mortgage reverse mortgage repayment mortgage But that reluctance could wane if home values tank and foreclosures rise, some experts say. ``If property values go down by 20 percent, then everyone would be thinking about this,'' UCLA's Nelson said. Lenders are likely to find that the threat of a judicial foreclosure is more powerful best second mortgage the tighter bankruptcy rules that take effect