Q. I was in a bad car accident and am now on disability. It's a struggle to pay the mortgage. Is there a government program that can help? Our rate is 6.125% on $293,000, but we got the loan in 2000, paying taxes on $600,000. Is there any help available from HUD or another government program?

A. Probably your best bet is to contact your lender immediately. You need to explain your change in income and see if your mortgage can be modified so that you can stay in your home.

Before the mortgage crisis hit, the kind of financial crisis you've experienced was the most common reason borrowers sought mortgage modifications. Your lender may be willing to work with you, especially if you have an excellent payment history with them.

The foreclosure prevention programs you've heard about are for homeowners who have little or no equity in their homes and can no longer afford their deceptive, unaffordable mortgages. You will have a difficult time meeting many of the qualifications -- which is really a good thing.

If your lender refuses to lower your payments to match your new, reduced income, you should seriously consider putting your home up for sale. You shouldn't deplete your savings to stay in home you can no longer afford. You also need to protect and benefit from the significant equity you have in your home.

After selling your home, you can buy or rent another place to live that you can truly afford. You don't want to go through life constantly stressing about mortgage payments that drain your savings and gobble up your SSI check every single month.