As of January 1, 2011, a bill signed by Governor Schwarzenegger (Senate Bill 931) prevents a mortgage lender from obtaining a deficiency judgment after a short sale. The bill applies to lenders who hold a first trust deed and states that if the lender has given written consent they must accept the sale profit as full payment. Any remaining amounts owed must be liquidated. Unfortunately, Governor Schwarzenegger vetoed Senate Bill 1178, which would have extended California's anti-deficiency protection to refinance loans.