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Transfers: It Takes Two

Julia Macnair

Rachel Weber

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Agenda

Where to get started

MERS requirements

Types of transfer transactions

Confirming/rejecting batches Canceling/modifying batches

Key Reports

QV

Resignation process

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Where do I get started?

1 Step versus 2 Step Registrations

 – Does my trading partner allow 1 step registration?

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Requirements

Timeframe for initiating transfers

Timeframe for confirming or rejecting transfers

Options to use for Transfer Date

 – Importance of Transfer Date as a result of HelpingHomeowners Save their Home Act of 2009 and MERS®

Investor ID Program

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Transfers of Servicing

Create TOS and Create TOS/TOB

Record sale of servicing rights to a new servicer

Confirmation

 – Buyer performs physical transaction to confirm – Servicer/subservicer’s confirmation transaction is

automated in the system

Expired batches revert MINs to prior servicer

 – 31 days after the later of Transfer Date or Batch

Creation Date

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Transfer of Servicing continued…

Create TOS Option 1 (Default by Servicer)

 – Allows investor to perform transfer of servicing from

one MERS servicer to another

 – Only available to Option 1 lenders – Access is not automatic

 – Transaction would override any pending TOS/TOB

transfer

 – No confirmation is required

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TOS Option 1

The Current Investor fielddefaults to the Org the user is

functioning as.

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Flow and Seasoned MINs

• Flow MINs = 269 days and less

• Seasoned = 270 days and greater

• Intermingle

• Fees

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Transfer of Beneficial Rights Option 1

Transfer of security interest held under a mortgageor deed of trust for a loan or a group of loans to a

new owner or investor

 – Fannie Mae – Freddie Mac

 – Ginnie Mae

 – RFC

 – FHLB’s

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Transfer of Beneficial Rights Option 1

Investor sends transmission to MERS from a systemother than MERS

 – No confirmations required for Option 1 transfers

 – Once Transfer Date is reached, active MINs willtransfer to new investor

 – Option 1 investor replaces any Option 2 investors on

loan(s)

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Transfer of Beneficial Rights Option 2What’s new…

Initiation

 – Effective with June 2010 Release: create TOB Option 2

page updated to allow only current servicer or

subservicer ability to initiate a TOB Option 2 batch

 – Non-MERS investor Org ID 1000002

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Transfer of Beneficial Rights Option 2

Confirmation required by both the current & newinvestor

Passive investors

Expired batches revert MINs to prior investor – 31 days after the later of the Transfer Date or the

Batch Creation Date

Interim funder must release interests in loans

 – Coexisting Security Interest Report

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Level – Batch

 – MIN

 – Pool

Expiration date

Participating org in thetransfer

 – Current servicer

 – Current subservicer

 – Current investor

 – New servicer

 – New subservicer

 – New investor

Confirming/Rejecting Batches

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Confirming/Rejecting Batches

Select the “Confirm” or “Reject” action and click

Submit button to execute the batch levelconfirmation

Select the “MIN” or “Pool Level

Confirmation” hyperlinks to

Confirm or Reject at MIN or Poollevel

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Cancel/Modify Batch

TOS menu

TOB menu

Only transfer initiator can cancel or modify a batch

MINs may be added or deleted from existing batch Adding to, or deleting MINs from batch will not reset

confirmations or transfer date

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Cancel Batch

Review the Batch level informationbefore pressing the “Cancel Batch”

button

Select the “Total

MIN” hyperlink to listthe MIN(s) within the

batch

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Modify Batch

Review batchlevel

information

Click hyperlinks to addor delete MINs from

existing batch.

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Unusual Transfer Scenarios

MIN was not registered within 10 days of closing andagency should be named as investor

 – Requires registration directly into agency’s name

Agency repurchase

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Unusual Transfer Scenarios

An agency is named as investor but you didn’ttransfer to them

 – An Option 1 TOB has occurred

 – Transfer servicing rights only – If GNMA (1000249) is investor, servicing can only be

transferred to a GNMA-approved servicer

 – GNMA servicers must have Issuer ID number included

on MERS member information page

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Key To Successful Transfers

Monitor your MERS reports!

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Key Reports: Transfer of Servicing

Pending Transfer of Servicing Rights Report (SA):transfer of servicing batches created and awaiting

confirmation by current investor, new servicer, new

subservicer or investor but have not yet reached

scheduled transfer date

Overdue Transfer of Servicing Rights Report (SE):

transfer of servicing batches not yet confirmed by all

parties, but where sale or transfer date has passed

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Key Reports: Transfer of Servicing

Physical Transfer of Servicing Rights Report (SC):physical transfer of servicing rights to servicer when

transfer date has occurred; also lists all loans that did

not process on transfer date due to rejection by old

or new servicer

Expired Transfer of Servicing Rights Report (SD):

transfer of servicing batches that surpassed 30-day

grace period without completing confirmations;batches expire 30 days after later of the transfer date

or batch creation date

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Key Reports: Transfer of Servicing

Canceled Transfer of Servicing Rights Report (SG):transfer of servicing rights batches cancelled by batch

initiator

Transfer of Servicing Rights Rejects Report (SF):transfer of servicing transactions rejected in previous

processing cycle due to operator/system error

Modified Batch—Transfer of Servicing Rights Report

(SJ): MINs added to or deleted from pending andoverdue TOS batches

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Key Reports: Transfer of Servicing

Current Investor Changed for Pending Transfer of Servicing Rights Report (SH): MINs that existed

simultaneously in transfer of servicing rights batch

and Option 1 TOS or Option 1 TOB batch (and where

current servicer or investor was replaced)

MINs Deleted from Pending Transfer of Servicing

Rights Report (SI): MINs deleted from pending

transfer of servicing rights batch because MIN alsoexisted in Option 1 transfer of beneficial or servicing

rights batch

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Key Reports: Transfer of Beneficial Rights

Pending Transfer of Beneficial Rights Report (BA):transfer of beneficial rights batches with future

transfer dates; confirmations performed by new and

current investor reported here up to transfer date

Physical Transfer of Beneficial Rights Report (BB):

physical transfer of beneficial rights to investor when

transfer date has occurred; also lists all loans that did

not process on transfer date due to rejection by oldinvestor or new investor

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Key Reports: Transfer of Beneficial Rights

Overdue Transfer of Beneficial Rights Report (BC):MINs in beneficial rights transfer batches rejected or

not confirmed by required parties before transfer

date (batch now considered overdue)

Expired Transfer of Beneficial Rights Report (BD):

beneficial rights batches (option 2 only) that

surpassed transfer date (and 30-day grace period)

without confirmation by all parties

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Key Reports: Transfer of Beneficial Rights

Canceled Transfer of Beneficial Rights Report (BG):lists all transfer of beneficial rights batches canceled

by batch initiator

Transfer of Beneficial Rights Rejects Report (BF):transactions rejected in previous processing cycle

due to operator/system error

MINs Deleted from Transfer of Beneficial Rights

Report (BH): MINs transferred due to Option 1 batchprocessing where MINs that also existed in Option 2

batch were deleted from the Option 2 batch

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Key Reports: Transfer of Beneficial Rights

Investor Removed by Option 1 TOB Report (BI): ListsMINs where investor was removed in Option 1

transfer process

Summary of Transfer of Beneficial Rights RejectsReport (BJ): lists, by servicer Org ID, number of 

rejected MINs for each servicer Org ID

Modified Batch - Transfer of Beneficial Rights Report

(BL): lists MINs added to or deleted from pending oroverdue TOB Option 2 batch

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Additional Tools

MERS® OnLine: tracks batches and sends alert on the20th overdue day through welcome page (appears

after user logs in)

MERS Product Performance Specialist: tracks batchesand sends email after 25th overdue day

 – Also monitors member reject reports

 – Sends notices daily if more than 50 MINs are rejected

in transfer transactions

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Additional Tools

Portfolio Analysis (OB) Report

 – Two free reports per month

 – Customizable report, can be requested on demand or

automatically generated monthly/quarterly – Use it to reconcile data between MERS® System and

your internal system

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Failure to initiate timely transfers can:

Affect your membership status

Make it hard to get MINs transferred later because:

 – Loans sold to another company or no longer active

 – Company you sold to goes out of business Burden you with mail and requests about MINs you

are no longer servicing

Saddle you with loans if your trading partner goes

out of business

Cause you to incur additional fees

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In case of uncooperative trading partners:

Contact the member directly to follow-up:

 – Use Member Search tool on www.mersinc.org or

under Member Summary section of Member

Information in MERS® OnLine to get contact info

Contact MERS for help to:

 – Reach other contacts

 – Request to begin the member-to-member petition

process

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Member-to-Member Petition

When active member fails to respond to requests totransfer MINs

Member-to-Member Petition Guide: lists documents

MERS requires before submitting request to transferMINs from active member to your organization

MERS gives non-compliant member 10 business days

to respond or initiate requested transactions

If non-compliant member doesn’t respond, MERS willinitiate transactions; non-compliant member billed

for transaction fees plus $10 per MIN processing fee

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QV Process

MERS LITE Aged MIN Servicing (QV) Report:generated last Saturday of the month

Includes active Lite members named as servicer with

MINs with note date of 90 days or more Report divided between MINs 90 to 120 days and

MINs older than 120 days

QV warning emailed to applicable Org IDs, addressed

to “All Communications,” “Executive Sponsor” andglobal email address (GAL)

MERS regional director will call for immediate action

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QV Process

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QV Process

Members with MINs 120 days or older naming theirorganization as servicer in the MERS® System on 16th

of the month following QV warning e-mail

notification: upgraded from Lite to General

No upgrade done if member initiated TOS or

TOS/TOB transfer batch & batches waiting

confirmation

Email sent to “All Communications,” “ExecutiveSponsor” and GAL

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QV Process

If member does not respond, final email and lettersent stating you are now General member

General member = higher membership fee

For all loans listing your organization as servicer onthe MERS® System, you must:

 – Update system to reflect all servicing activity

 – Respond to all service of process on your loans per

Rule 13

 – Notify MERS of all lawsuits per Rule 14

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QV Process

If you sold the loan, you must: – Forward documents to new servicer, and

 – Complete all transactions to reflect transfers on the

MERS® System

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QV Process

If you were upgraded but not servicing MINs, youmust transfer all aged MINs to new servicer

Once all MINs transfer, you can request change back

to Lite status; email request to

mmresponse@mersinc.org

Request must be submitted at least 45 days prior to

your next renewal period

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Resigning Members

If member goes out of business, MERS must clear allMINs naming this member as rights holder

Membership will be resigned

Status changes from “Active” to “Resignation in

Process” (RIP)

MERS identifies trading partners of RIP company

MERS asks trading partners to research RIP member’s

MINs to see if they should be named rights holder Notices vary, depends on if you are named as rights

holder on any outstanding MINs

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Re: Member Alert: Resignation of ORG ID/CO.NAME

Please be advised that XXX is resigning their MERS membership. In order to complete their resignation from MERS, MINs naming them

as rights holder in the MERS® System must be transferred.

You are receiving this notice as our records indicate that you previously transacted with this MERS Member.

The attached list of loans names the resigning Member in both the Servicer and Investor fields on the MERS® System. Please review

these loans to determine if you should be named in any capacity or if your records correspond to a different MIN in the MERS® System

naming your ORG ID. If you should be named as Servicer and/or Investor on any of these MINs, please prepare a text file or Excel

spreadsheet containing the applicable MINs, and submit an online Certificate of Ownership, within 15 days of this email. If MERS has

not already authorized a user in your organization to submit online certificates, please email ppd@mersinc.org to request

authorization.

If you have No MINs, please respond stating that.

If you need more time to research, please respond stating that.When responding, please include all the ORG IDs that you are responding in regards to.

Please note that transactions authorized by Member Certificate are subject to a $10 per loan certificate processing fee. Additionally,

loans transferred 270 days or more after the Note Date are assessed the then current rate for a seasoned servicing transfer as well as

the $95.00 External Research Fee (pursuant to Announcement 2008-08 if applicable).

Also note that if you change the Investor to your Org ID a Mortgage Loan Transfer Notice showing your organization as the New

Investor will be sent to the Primary Borrower for each affected loan unless you have opted out of the MERS® InvestorID. This Notice

is generated to comply with the requirements set forth in The Helping Families Save Their Homes Act of 2009 to notify the Borrowerin writing of the transfer of ownership within thirty days of the transfer. As the New Investor, your organization will be invoiced for

the notices.

You may want to consider contacting the MERS Help Desk at (888)-680-6377 or helpdesk@mersinc.org to complete a work order.

Work Orders will be reviewed and an estimate including number of work hours and total price will be provided to you for your

approval. Please inform me if you decide to contract EDS to complete the work order and provide the targeted transfer date.

If you need more information or wish to discuss this further, please contact me.

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Resigning Member

If you are named as servicer and RIP member isnamed investor, you must transfer investor rights to

remove RIP member

If you don’t, we will send second notice giving you 15

more days to perform transfers

If you still don’t, we will insert “Unidentified

Investor” in the investor field and you will be subject

to a Quality Assurance Review

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Resigning Member

If you are named as investor and RIP member isnamed servicer, MERS may request certificate of 

ownership requesting:

 – Transfer of MINs to new servicer, OR

 – Transfer of investor rights back to RIP member if you

were named incorrectly

Effective with June 2010 release, you will need to contact

PPD to initiate TOB for your confirmation as the namedinvestor will no longer be able to create TOB Option 2

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Process: Resigning Members

MERS may also ask you to research MINs that don’tname you in any capacity; if we do…

Research your records to verify if MINs match:

 – Any loans you are currently servicing or have a noteowner interest in

 – Another MIN for same borrower and property with

possible duplicate registration

 – Loans previously serviced and sold to newservicer/investor, or are no longer active including

your archived MINs

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Process: Resigning Members

If you are currently servicing (or you previouslyserviced) the applicable MIN(s), submit an Online

Certificate of Ownership form requesting transfer of 

MIN(s) to your organization

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Process: Resigning Members

By submitting certificate, you: – Assert that you are servicer and/or note owner of 

requested MINs

 – Acknowledge that new servicer will be responsible for

paying any seasoned transfer of servicing fees and $10

per MIN certificate processing fee

 – Agree to indemnify MERS

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Process: Resigning Members

To obtain Online Certificate of Ownership form, sendemail to ppd@mersinc.org with:

 – Name of authorized requestor

 – Requestor’s MERS® ORG ID

 – Requestor’s MERS® OnLine User ID

 – Requestor’s business email address

Certificate of 

1000050

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1000050

I, __Rachel Weber ______________, being the __Vice President_________________________ of _MERS Product Performance 1000050 (“Note Owner”) am authorized to certify to the

following:

1. Note Owner has purchased the servicing rights and/or promissory note ownership interests of the MERS Registered Mortgages listed on Exhibit A attached to this Certificate from _ABC

Mortgage Company 1000001 ____ (the “Seller”) pursuant to a separate Purchase Agreement between the Note Owner and Seller.

2. Upon information and belief, the Seller is, or was, a member of MERSCORP, Inc. (“CORP”) and these mortgage loans are registered on the MERS® System, (the “MERS Mortgage Loans”),

such that the mortgagee of record under each Mortgage is identified as Mortgage Electronic Registration Systems, Inc. (“MERS”).

3. Upon information and belief, the Seller is no longer a member or in a position to initiate the necessary transactions on the MERS® System, but is currently reflected on the MERS® System

as the servicer and/or investor of such MERS Mortgage Loan. The Note Owner needs the assistance of MERS Corporate to initiate the transaction(s) on the MERS® System to show a

transfer from the Seller to the Note Owner of said servicing rights and/or promissory note ownership interests.

4. Note Owner hereby requests CORP and/or MERS to change the MERS® System to reflect the following for 1 registered loans:

MERS Product Performance 1000050 in the servicer field,

MERS Product Performance 1000050 in the investor field

N/A in the sub-servicer field (if applicable).

The servicing agent is responsible for payment of any and all unpaid transaction fees incurred on the MERS® System related to Registered Mortgages listed on Exhibit A, including but not

limited to unpaid registration fees previously incurred. However, if the servicing agent refuses to pay, Note Owner shall pay the fees. Effective January 1, 2008, outstanding transaction

fees shall include an administrative service charge of $10.00 per each Registered Mortgage included in Exhibit A.

5. The Note Owner agrees to indemnify and hold CORP and MERS and their respective officers, directors, employees and agents harmless against any and all liabilities, obligations, losses,

damages, penalties, actions, judgments, suits, costs, expenses or disbursements, including reasonable attorneys’ fees, that CORP or MERS may sustain arising out of the requests made by

the Note Owner regarding the MERS Mortgage Loan.

6. CORP and/or MERS may conclusively rely, as to the truth of the statements and the correctness of the opinions expressed herein by the Note Owner, upon any request, instruction,

certificate or other document furnished to CORP and/or MERS by the Note Owner, reasonably believed by the CORP to be genuine and to have been signed or presented by the proper

party or parties and conforming to the requirements of this Certificate.

7. If CORP and/or MERS shall receive instructions regarding the registration of the MERS Mortgage Loan from any other person who claims to hold any pledge, lien, security interest or other

charge, encumbrance right or interest with respect to the MERS Mortgage Loan, MERS will preserve the status quo by holding the mortgage lien securing the MERS Mortgage Loan until

MERS receives written notice of declaration by a court or other governmental authority of competent jurisdiction as to who is the lawful holder of the MERS Mortgage Loan, and from and

after that time, CORP and/or MERS will follow said lawful holder’s or its designee’s instructions.

8. Note that when you change the Investor, a Mortgage Loan Transfer Notice showing that organization as the New Investor will be sent to the Primary Borrower for each affected loan

unless that Org ID has opted out of the MERS® InvestorID. This Notice is generated to comply with the requirements set forth in The Helping Families Save Their Homes Act of 2009 to

notify the Borrower in writing of the transfer of ownership within thirty days of the transfer. As the New Investor, that organization will be invoiced for the notices.

Wh if I’ d i

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What if I’m not named as servicer

but should be?

Cannot sign documents on behalf of MINs (e.g., lienreleases)

Potentially incur additional fees

 – $95 external research fee (refer to MERSAnnouncement 2008-08 for more information)

 – Certificate processing fees

Delays in service of process delivery

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What happens if...

…we don’t

transfer?

…we areslow withtransfers?