A mortgage is a contract or agreement that includes a promissory note in which the mortgagor (borrower) agrees to repay the loan to the mortgagee (the lender—often a bank) and agrees that the real property that is the subject of the mortgage will serve as security or collateral for payment of the loan.

If the mortgagor (borrower) fails to timely make the loan payments, the lien created by the mortgage allows the mortgagee (lender) to seek judicial foreclosure on the property (a forced sale effected through the courts) and use the proceeds to pay the balance of the loan—plus any additional fees and penalties the mortgagor (borrower) is obligated to pay.

Some states use a mortgage agreement to secure the repayment of a loan for the purchase of real property and some states use a deed of trust.

In a mortgage, the mortgagor (borrower) retains title to the property (ownership) and grants the mortgagee (lender) a lien on the property. The mortgagor and mortgagee are the only two parties to the transaction and if the mortgagor defaults on the loan, the mortgagee must seek judicial foreclosure of the lien through the courts to sell the property and use the proceeds to satisfy the loan.

In a deed of trust, the grantor (borrower) transfers title (ownership) of the property to a third party (the trustee—often a title company) to hold title to the property as security or collateral, protecting the grantee (lender) until the grantor (borrower) repays the loan in full.

When a deed of trust serves as the security or collateral for the loan on the property, the lender may sell the property without going through the court system—and this is known as nonjudicial foreclosure. Nonjudicial foreclosure is usually less time-consuming and less expensive for the lender.

In South Carolina, a mortgage is the typical instrument used to secure repayment of a loan for the purchase of real property. The mortgage agreement includes a promissory note where the borrower (mortgagor) agrees to repay the loan to the lender (mortgagee), and the property serves as collateral. South Carolina is a judicial foreclosure state, meaning that if a borrower defaults on their mortgage payments, the lender must go through the court system to foreclose on the property. The process involves the lender filing a lawsuit to obtain a court order to foreclose, and if successful, the property can be sold at a public auction. The proceeds from the sale are used to pay off the loan balance and any additional fees and penalties. Unlike some states that use deeds of trust, which allow for nonjudicial foreclosures, South Carolina requires judicial proceedings for foreclosures, ensuring court oversight of the process. This provides certain protections for the borrower but can be more time-consuming and costly for the lender.