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are homeowners who have refinanced to patch up faltering finances or, worse, fha loan loan mortgage mortgagemavericksonline forestall a foreclosure. Also at 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 fha loan loan mortgage mortgagemavericksonline 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 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 resort, and fha loan loan mortgage mortgagemavericksonline 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 loan participation fha loan loan mortgage mortgagemavericksonline 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 fha loan loan mortgage mortgagemavericksonline powerful under the tighter bankruptcy rules that take effect today. Under the previous rules, borrowers could threaten to file for Chapter 7 bankruptcy protection and fha loan loan mortgage mortgagemavericksonline a deficiency along with credit-card bills and other unsecured debt. That bargaining chip soon will be less effective, however, because the new bankruptcy rules will make it much harder to qualify