Foreclosure Litigation and the Power of Discovery

When facing a foreclosure lawsuit, the discovery process is one of the strongest tools a foreclosure litigation attorney can use to protect homeowners. It’s where real evidence replaces assumptions—and where banks are forced to prove their case instead of hiding behind paperwork. In foreclosure defense, discovery lets your attorney demand key documents, question witnesses under oath, and uncover errors in the lender’s story.

Too often, homeowners miss this opportunity because they don’t know how powerful it can be. With help from an experienced foreclosure defense attorney, discovery can reveal whether the party suing you actually owns the loan, whether documents were fabricated, and whether your rights were violated during the foreclosure process. This step is where many cases turn in favor of the homeowner—and where the truth finally comes out.

How Discovery Is The Most Powerful Tool in Foreclosure Litigation

In our experience, one thing remains true across nearly every foreclosure case we see: discovery is your best shot at exposing the truth and forcing the banks to show their cards. But here’s the real tragedy—most homeowners never use it. They sit back, trusting the system or a cookie-cutter defense, and by the time they realize something went wrong, it’s too late. The court has already rubber-stamped the foreclosure.

Let’s break this down:

What Is Discovery, and Why Should You Care?

“Discovery” refers to the legal process where each party can obtain information and documents from the other side before trial. It includes:

• Interrogatories (written questions requiring sworn answers),
• Requests for Production of Documents,
• Requests for Admissions, and
• Depositions (oral testimony under oath, usually recorded).

This is not just a box to check. Discovery is where you turn their fiction into your facts. It’s how you show that the so-called “Lender” is not who they claim to be. It’s how you prove the foreclosure is being pushed by a party with no legal right to enforce anything.

And guess what? They know they can’t answer the questions truthfully. When pressed, most of these foreclosure plaintiffs:

• Can’t produce the original note or a proper chain of transfers,
• Can’t show compliance with the Pooling and Servicing Agreement (PSA),
• Can’t demonstrate when or if the trust received the loan,
• Can’t validate the indorsements, dates, or even the existence of the trust at the time of the alleged transfer.

This is where discovery shines—it’s the bank’s weakest point, and your greatest opportunity.

The Questions That Blow Up Their Case

Here are examples of targeted discovery questions you should ask early and forcefully:

• Identify the legal and beneficial owner of the debt at the time of filing.
• Provide a copy of the original wet-ink note.
• Produce the chain of custody of the note since origination.
• Admit or deny whether the trust was actively accepting loans on the date of the alleged transfer.
• Identify any payments, fees, or credits received by the servicer or trustee in connection with this loan.
• Produce the entire Pooling and Servicing Agreement.
• Identify the source of authority for the named plaintiff to enforce the debt.

Each unanswered question is another crack in their case.

Timing Is Everything: Start Discovery Early

We’ve seen far too many cases where excellent arguments were made—but came too late. The judge simply said: “You should have raised that in discovery.”

Let me be clear: If you didn’t raise the issue during discovery, the court likely won’t let you raise it at trial or at summary judgment. It’s a procedural death sentence.

Start discovery immediately after the answer is filed. Don’t wait for the motion for summary judgment. Don’t wait for trial. Strike first, and strike hard.

Case Law: Where Discovery Exposed the Fraud

Let’s take a look at real cases—many cited on this blog over the years—where discovery flipped the entire outcome:

U.S. Bank Nat’l Ass’n v. Ibanez, 941 N.E.2d 40 (Mass. 2011)

The Supreme Judicial Court of Massachusetts ruled that banks did not hold valid assignments at the time of foreclosure. Discovery forced them to admit they lacked the necessary documentation.

Result: Foreclosures declared VOID.

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Bank of New York v. Silverberg, 926 N.Y.S.2d 532 (App. Div. 2d Dept. 2011)

Plaintiff relied solely on the mortgage—not the note. Discovery confirmed that they had no standing to foreclose.

Result: Case dismissed for lack of standing.

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Deutsche Bank Nat’l Trust Co. v. McDonough, 163 A.D.3d 809 (N.Y. App. Div. 2018)

Discovery showed that Deutsche Bank filed before acquiring the note. A fatal error.

Result: Dismissed for lack of standing.

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In re Veal, 450 B.R. 897 (9th Cir. B.A.P. 2011)

The Bankruptcy Appellate Panel found the bank could not prove ownership.

Result: Loss of standing; foreclosure rights denied.

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Salazar v. HSBC Bank USA, 2011 WL 1549730 (S.D. Cal.)

Discovery exposed forged documents and fraudulent notarizations.

Result: Summary judgment denied, fraud and RICO claims allowed to proceed.

The Harsh Reality: No Discovery, No Defense

Homeowners who skip discovery walk into court blindfolded, handcuffed, and shackled. They assume the courts will protect them. They assume the bank has a valid claim. They assume the servicer’s statements are true. All of these assumptions are wrong, and the banks are counting on your ignorance.

Foreclosure mills operate on volume. They hope no one looks under the hood. When you start asking the right questions, you blow their cover. At Living Lies, we have won many of these cases for clients through the results of discovery requests, and when there was not proper responses or no responses, motions to compel discovery. That’s when many of these pretend lender simply fold and withdraw.

 What You Should Do—Right Now

If You’re a Home Owner and Already Hired a Lawyer

Ask your lawyer to immediately send out discovery. If they refuse or don’t know how, consider getting someone who understands this terrain.

If You’re Pro Se

1. Visit our LivingLies.me site for information on this important topic.
2. Contact our team to schedule a strategy session.
3. Use our tools, webinars, and resources to walk you through every step. Don’t forget to sign up for our free “Ask the Attorney” session in our private face book group where our next topic is on discovery. Rich and Anthony from our legal team host a Q&A on this topic.

If You’re a Lawyer

Don’t just plead “lack of standing.” Use discovery to make it stick. Most plaintiffs can’t withstand a forensic dissection of the chain of title and securitization. Call our office today for Litigation Support on your Foreclosure case; we are the true national experts with clients throughout the USA.

Final Thought: Discovery Is the Game-Changer

The “big wins” in foreclosure defense are rarely about last-minute motions. They come from early, strategic, aggressive discovery that dismantles the illusion of ownership. If your opponent can’t prove they own the debt—they can’t foreclose.

The real story of foreclosure defense isn’t told in the final hearing—it’s told in the discovery responses, in the depositions, in the damning admissions that unravel their entire house of cards. Use discovery early. Use it aggressively. Use it like your home depends on it—because it does.

Eager to learn more? Here is a great post by our founder and mentor Neil Garfield on the importance of technology in discovery

Take Action: Free Case Evaluations

Speak to a Foreclosure Expert! Contact us at 844.583.5339 or submit a free case statement for an expert opinion on the best way to save your home.

“Your home is your castle. We help you Defend it.” – Living Lies Defend The Foreclosure 

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