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Also government grant loan risk are hordes of recent home buyers who stretched to buy homes using interest-only loans, ``option ARMs'' 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 government grant loan their losses if their homes were severely damaged by an earthquake, mudslide or other natural disaster -- and they try 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 a last government grant loan 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 are hesitant to seek judicial foreclosures because they're time-consuming, expensive and ultimately leave the outcome in the hands of a judge. package government grant loan participation mortgage reverse mortgage repayment mortgage But that reluctance could wane if home values tank and foreclosures rise, some