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I
HAVE A JUDGMENT, BUT THE DEBTOR STILL WON'T PAY, NOW WHAT?
If
the debtor refuses to pay the amount of the judgment, you may execute
on the judgment through the issuance of a Writ of Execution. You should
consider various factors when determining whether to proceed with execution,
including the amount of the judgment, any attorney's fees and costs you
may incur, if the debtor has any assets, if you know what the assets are,
how the assets are held, and if there are other liens on the debtor's
assets.
You
may not go after those assets of the debtor that are jointly owned with
a non-party. For example, if the judgment is against only a wife, but
all of her assets are jointly held with her husband, you may not go after
those particular assets to satisfy the judgment.
If
you do not know what the debtor's assets are, additional time and expense
will be required to make this determination (see below). If there are
existing liens on the debtor's assets that have priority to yours, the
value of the asset may not be enough to satisfy your judgment after the
other liens are satisfied. Finally, if your judgment is a relatively small
amount, your attorney's fees and costs may exceed the amount of your judgment,
making executing financially impractical
HOW DO WE DISCOVER WHAT ASSETS THE DEFENDANT HAS?
If
you don't know what assets the debtor has, it may be necessary to serve
post-judgment Interrogatories and Request for Production of Documents
on the debtor, or take the debtor's deposition. Interrogatories are written
questions regarding the debtor's assets, including bank accounts, stocks
and bonds, real estate, vehicles, furniture, collections, jewelry, etc.
The debtor is legally obligated to answer the Interrogatories, however,
getting their immediate cooperation may be difficult and it may be necessary
to seek court intervention. A Request for Production of Documents is just
that, a written request for various documents that reflect the debtor's
assets. Taking the debtor's deposition requires scheduling a time for
the debtor and attorney to meet face-to-face where the attorney directly
asks the debtor questions regarding his or her assets.
WHAT
IS A "WRIT OF EXECUTION"
A
writ of execution is a written court order directing a Sheriff to enforce
a judgment. The writ may direct the Sheriff to levy and attach the personal
and real property of the defendant or garnish certain non-tangible property
of the debtor, such as accounts
receivable, the debtor's interest in a partnership, rents, or other sums
due and owing to the debtor.
HOW
IS A "WRIT OF EXECUTION" ISSUED?
The
process begins by filing a Praecipe for a Writ of Execution with the
Prothonotary in any county where the judgment was entered. The Prothonotary
will issue a Writ of Execution and index your Writ in the judgment index,
thereby giving your judgment priority over other judgments and liens filed
after yours. The Writ is then forwarded to the Sheriff's department for
execution.
HOW
DOES THE SHERIFF EXECUTE ON PERSONAL AND REAL PROPERTY?
If
the debtor has personal or real property sufficient to satisfy the amount
of the judgment, interest, and probable costs, the sheriff will hold a
sheriff's sale by auction. For personal property, the sheriff is required
to give at least 6 days notice of the sale by posting "handbills"
in the sheriff's office, the place of the sale, and the place of levy.
For
real estate, the Plaintiff must first file an affidavit setting forth
the name and
whereabouts of every person who has an interest in the real estate that
may be affected by the sale. The Plaintiff also must serve, by the sheriff
or other competent adult pursuant to rule 402(a) of the Pennsylvania Rules
of Civil Procedure, written notice to all those named in the affidavit.
Handbills must also be posted by the sheriff in the sheriff's office and
upon the property at least 30 days before the sale.
HOW MUCH WILL EXECUTION COST?
The
costs associated with execution varies from county to county. You will
be required to pay a filing fee with the Prothonotary when filing the
Praecipe for Writ of Execution. Depending on the type of property being
executed on, you will also be required to deposit a sum with the Sheriff's
Department. This sum generally falls around $200.00 for personal property
and approximately $2,000.00 for real property.
Attorney's
fees will vary depending on the amount of time it will take to collect
your judgment. For example, if you do not know what assets the debtor
has, more time will be expended in going through the discovery process,
Depending on the amount of your judgment, an attorney may agree to take
your case on a contingent basis, that is, he or she will charge a percentage
of the judgment amount only if he or she collects on your behalf.
CAN
I GET BACK MY COSTS AND ATTORNEY'S FEES FROM THE DEBTOR?
If
the debtor has assets subject to execution, your costs generally are recoverable
and are added onto the amount collected.
Attorney's
fees incurred in connection with discovery may be assessed against the
debtor if the discovery disclosed assets subject to the execution and
which were previously unknown to the creditor.
WHAT
IF THE DEBTOR DOESN'T HAVE ANY ASSETS, OR THE ASSETS THEY HAVE DO NOT
COVER THE FULL AMOUNT OF THE JUDGMENT?
You must wait until the debtor acquires assets in the future and attempt
to execute again.
HOW
LONG DO I HAVE TO EXECUTE ON MY JUDGMENT?
You
can execute on a judgment at any time into the indefinite future, so long
as you revive the judgment every five years by filing with the Prothonotary
a Praecipe for Writ of Revival.

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