SEATTLE -- They promise to help desperate homeowners who can't make their monthly mortgage payment. But most of these so-called "mortgage relief companies" are run by scammers who'll take your money and leave you in the lurch.

We're talking big business here. Right now, about a hundred different for-profit "loan modification companies" are working our state.

Prosecutors nationwide, including the Washington state attorney general, filed 189 legal actions Wednesday against loan modification consultants accused of bilking homeowners who are desperate to make their mortgage payments more affordable.

The lawsuits and cease-and-desist orders were part of a nationwide sweep of alleged sham consultants conducted by the federal agency and 23 states. They seek millions of dollars in civil penalties, restitution for victims and a permanent injunction to keep the companies and the defendants from offering mortgage-relief services.

Washington state Attorney General's Office says every one of them is operating illegally in one way or another. Attorney General Rob Mckenna calls them "bottom feeders," and on Wednesday he made it clear he wants them to go away.

State and federal prosecutors are cracking down on companies that take advantage of homeowners facing foreclosure.

These loan modification companies promise that they will make your loan payment affordable, even get you caught up on your payments if you've fallen behind.

McKenna says these con artists always want money up front.

"If only the property owner will pay them $750 upfront, $2,000 upfront, $3,000 upfront, only to find that in fact they receive no real assistance at all, no assistance that works," he said.

While the foreclosure problem in Washington state is much lower than in many other states, McKenna says many homeowners in King, Pierce and Snohomish counties are on the edge and extremely vulnerable to these mortgage modification come-ons.

Erin Cory got taken. She was able to make her payments, but she has an interest-only loan and wants to start knocking down the principal.

The loan modification company she contacted said it could help.

"So I scrounged up the $2,500. It was all that I had at the time - savings and everything - and I hand it to him. He was extremely optimistic," she said.

That was back in September of 2008. Today - 10 months later - nothing has changed and her mortgage modification company won't talk to her.

"I think he needs to go away for a long time. I think they all do," Cory said of her loan modification company. "I wouldn't give anybody your money as far as home modification. I would tell everybody, 'Never do it. Don't ever do it.' They're all scams in my opinion."

If you are facing foreclosure or can't pay your mortgage, consider the following advice from the Attorney General's Office:

First contact your lender. Your lender may be able to temporarily reduce or suspend your payments or help you refinance with a new loan and better terms.

Talk to a housing counselor. Visit Washington Homeownership Information's Web site or contact the Washington State Homeownership Information Hotline at (877) 894-HOME (4663) for a list of housing counselors.

The Urban League has teamed up with the state Department of Financial Institutions and other organizations to provide three mortgage intervention workshops this July in the Puget Sound where participants can meet with a housing counselor.

If you choose to go with a loan modification business, verify they have a license. The Washington State Department of Financial institutions requires that any provider offering loan modifications be licensed as a loan originator, mortgage broker or consumer loan company. Check the DFI Web site or call (877) RING-DFI.

Contact an attorney. Homeowners in need of legal help who are unable to afford a lawyer should contact the Home Foreclosure Legal Aid Project, a partnership of the Washington State Bar Association and the Northwest Justice Project. Call (877) 894-HOME (4663).

Additional resources to help homeowners can be found on the Attorney General's Web site.

For more information:

State, federal sweep slams loan-mod scams