Mortgage servicers should be regulated, too. My mortgage servicer presented to me a modification at 3% fixed, when I signed the paperwork and returned it as required, I was told that it was a mistake and I had to sign another modification with an adjustable 4 year rate. Although my interest will be fixed at 5% after the 4th year, I still believe the original modification should had been honored. In my modification, I saw a few additional fees that I requested to be credited back to me. Also, now that the mortgage companies have been asked to negoitate with homeowners, they are taking their aggression out on the homeowners with fees such as $10.00 + to pay online, and if you don't pay by the 1st, then you cannot make a payment online at all and will either have to mail your payment in or call a representative overseas to pay by phone and be charged with a high fee. Any amount paid after the 15th would be charged an extreme late fee. States should have a mandatory 90 day waiting period before a foreclosure takes place. The states should intervene and allow residential mortgage bankruptsy when needed. As this housing bust begins to wind down, the predators, the service companies, and banks will be back to their old, greedy, self-centered ways and will do anything to turn a fast buck.