foreclosure litigation issues: authority to foreclose
TRANSCRIPT
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©National Consumer Law Center 2013
Foreclosure Litigation Issues: Authority to Foreclose
Geoff Walsh
National Consumer Law Center September 24, 2014
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The Mortgage Loan
• Two key documents: • The Note: represents the enforceable
obligation to pay • The Mortgage: the instrument giving
interest in property to secure payment of note
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Authority to Foreclose – the Mortgage
• Is foreclosing party current holder of valid assignment of mortgage?
• Did foreclosing party have valid assignment of mortgage when key foreclosure actions taken? – Notices – Advertisements – Foreclosure sale – Must assignments be in writing, recorded? – See U.S. Bank v. Ibanez, 941 N.E. 2d (Mass.
2011)
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Authority to Foreclose – the Note
• Must foreclosing party have authority to enforce promissory note?
• How do Mass. statutes and common law define party authorized to conduct foreclosure sale?
• Eaton v. Federal National Mortg. Ass’n, 462 Mass. 569 (2012)
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The Note as a Negotiable Instrument
• Defined in § U.C.C. 3-104 • Unconditional promise to pay a fixed amount
of money, with or without interest • Must be payable to bearer or order • Payable on demand or at a definite time • Does not state any other undertaking or
instruction by the person promising or ordering payment to do any act in addition to the payment of money
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Key U.C.C. Concept: the PETE • Person Entitled To Enforce the instrument • § 3-602(a) ([A] [negotiable] instrument is
paid to the extent payment is made by or on behalf of a party obligated to pay the instrument, and to a person entitled to enforce the instrument.”)
• § 3-301 defines under what circumstances a person is entitled to enforce an instrument
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Who Can Be a Person Entitled To Enforce the Instrument?
• U.C.C. § 3-301 defines PETE as: • (1) the holder of the instrument • (2) a nonholder in possession of the
instrument who has the rights of a holder, • (3) a person not in possession of the
instrument who is entitled to enforce the instrument pursuant to § 3-309 [lost note] or § 3-418 [mistake in payment]
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PETE Option # 1: Holder
• Revised § 1-201(a)(21): “Holder” means: • (A) the person in possession of a
negotiable instrument • AND the instrument “is payable either to
bearer or to an identified person that is the person in possession.”
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“Negotiation” of a Promissory Note
• U.C.C. § 3-201 defines negotiation of a negotiable instrument as: – Transfer of possession of instrument by person
other than issuer to person who becomes holder – If payable to identified person, negotiation requires
transfer of possession of note and its indorsement by holder
– If payable to bearer, negotiated by transfer of possession alone
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Indorsement and Allonges • “Indorsement” means a signature made on instrument for
the purposes of indorsing it. U.C.C. § 3-204 • Indorsements are required to transfer loan notes that are
payable to an identified person until the payee (lender) or a subsequently identified person indorses in blank or to bearer. § 3-201(b), § 3-109; § 3-205.
• Indorsements must appear on the note but can appear on a paper (allonge) “affixed to the instrument.” § 3-204(a).
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Who Can Enforce Note?
• U.C.C. § 3-301 “Person entitled to enforce” an instrument:
• (1) the holder of the instrument • (2) a nonholder in possession of the
instrument who has the rights of a holder, or
• (3) a person not in possession of the instrument who is entitled to enforce the instrument pursuant to § 3-309 [lost note] or § 3-418 [mistake in payment]
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PETE Option # 2: Non Holder Transferee
• Person in possession with the rights of a holder
• Party must be in possession of the instrument
• Party [transferee] must have obtained the rights of a holder from the transferor
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Proof of Rights of Transferor • When the transferee is not a “holder,” the
transferor must have been a holder at the time of transfer. § 3-203, Comment 2.
• When the note is not payable to the transferee, the transferee must account for possession of the unindorsed note by proving the transaction through which the transferee acquired it. § 3-203, Comment 2.
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Who Can Enforce Note?
• U.C.C. § 3-301 “Person entitled to enforce” an instrument:
• (1) the holder of the instrument • (2) a nonholder in possession of the
instrument who has the rights of a holder, or • (3) a person not in possession of the
instrument who is entitled to enforce the instrument pursuant to § 3-309 [lost note] or § 3-418 [mistake in payment]
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PETE Option # 3: Lost Note • U.C.C. 3-309
– Person cannot reasonably obtain possession of the instrument because it is destroyed, lost, or in wrongful possession of an unknown person
– Person was PETE when instrument lost – Party seeking to enforce lost note must prove the
terms of instrument and its right to enforce it. – Court may require bond, other protection to debtor – Otherwise, person to whom demand for payment
made may require that the holder “exhibit the instrument.” U.C.C. § 3-501(b)(2)(I)
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The Mortgage
• Foreclosing party must be current assignee of the mortgage when: – Notice of cure given – Notice of foreclosure sale published – Foreclosure sale takes place
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MERS • Mortgage Electronic Registration Systems, Inc. • Established early 1990s by GSEs, large lenders
to save money on recording fees • MERS sells two basic services:
– Loan IDs (MIN Numbers) for members to use – Signing authority - 20,000 individuals (employees of
servicers & foreclosure mills) can sign documents as secretaries or vice presidents of MERS
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MERS
• What can be done in MERS’ name? • Conduct a foreclosure sale? • Provide a foreclosure notice? • Assign a mortgage? • Transfer a note?
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MERS as Super-Agent
• Are there legal limits on MERS’ agency claims?
• Self-proclaimed agent for an undisclosed principal
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MERS and Foreclosures
• Foreclosures are no longer conducted in MERS’ name.
• Policy Bulletin #2011-5 effective as of July 22, 2011, MERS barred members from initiating actions and filing proofs of claim in the name of MERS.
• Fannie Mae and Freddie Mac prohibited MERS foreclosures earlier.
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MERS and Notes
• MERS is never the owner of a mortgage note
• MERS never has possession of a mortgage note
• MERS cannot transfer or assign an interest in a mortgage note
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Authority to Foreclose • Focus issues:
• What are “void” assignments/transfers? • What are “voidable” assignments/transfers? • What do state statutes/common law require?
– Shifting burden of proof to show authority to foreclose
– What must borrower show? • Extrinsic evidence of lack of authority • How find it?
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$$
Borrower
Lender
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RMBS Securitization Map
$$$
Originator Processes and funds
individual loans
Note & Mortgage
$$$ Mortgage Payments
Borrower
$$$
$$$
Interim Servicer Services loans until
securitized
Primary Servicer Services individual loans, collects
payments, performs duties under PSA
Master Servicer Prepares reports for Trustee; remits monies; ensures Primary performs
$$$ Pool revenue less
servicing fee
Seller Purchases loans from originator; forms pool
Note & Mortgage
Depositor Creates issuing entity
Note & Mortgage
Trust Holds pool of loans; issues
certificates
Note & Mortgage
Trustee Oversees servicers
$$$ fees
$$$ purchase price
$$$ purchase price
Underwriter Sells certificates to investors,
collects proceeds
Certificates
Certificates $$$ offering
proceeds
Various Classes
Investors/Certificate Holders Purchase mortgage-backed securities as defined in certificates
Certificates $$$ offering
proceeds
$$$ less servicing fee
$$$ less Trustee’s fee
Other parties not shown may include Credit Risk Manager, Securities Administrator, Swap Counterparty, and Rating Agencies
MLPA
PSA
PSA
PSA
PSA
MLPA or PSA
Document Custodian
Stores and maintains mortgage loan collateral files
Collateral File
Mortgage Broker Received broker’s fee, YSP
and processing fees
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Understanding the Players in the Secondary Market
• What is the secondary market? • The Lineup:
– Mortgage Originator – Mortgage Holder – Mortgage Servicer
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Who’s Who in Securitization • Lender/Originator • Sponsor/Seller • Depositor • Underwriter • Trust/Trustee • Servicer • Custodian • Rating Agencies • Insurers • Investors
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RMBS Securitization Map
$$$
Originator Processes and funds
individual loans
Note & Mortgage
$$$ Mortgage Payments
Borrower
$$$
$$$
Interim Servicer Services loans until
securitized
Primary Servicer Services individual loans, collects
payments, performs duties under PSA
Master Servicer Prepares reports for Trustee; remits monies; ensures Primary performs
$$$ Pool revenue less
servicing fee
Seller Purchases loans from originator; forms pool
Note & Mortgage
Depositor Creates issuing entity
Note & Mortgage
Trust Holds pool of loans; issues
certificates
Note & Mortgage
Trustee Oversees servicers
$$$ fees
$$$ purchase price
$$$ purchase price
Underwriter Sells certificates to investors,
collects proceeds
Certificates
Certificates $$$ offering
proceeds
Various Classes
Investors/Certificate Holders Purchase mortgage-backed securities as defined in certificates
Certificates $$$ offering
proceeds
$$$ less servicing fee
$$$ less Trustee’s fee
Other parties not shown may include Credit Risk Manager, Securities Administrator, Swap Counterparty, and Rating Agencies
MLPA
PSA
PSA
PSA
PSA
MLPA or PSA
Document Custodian
Stores and maintains mortgage loan collateral files
Collateral File
Mortgage Broker Received broker’s fee, YSP
and processing fees
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RMBS Securitization Map
$$$
Originator Processes and funds
individual loans
Note & Mortgage
$$$ Mortgage Payments
Borrower
$$$
$$$
Interim Servicer Services loans until
securitized
Primary Servicer Services individual loans, collects
payments, performs duties under PSA
Master Servicer Prepares reports for Trustee; remits monies; ensures Primary performs
$$$ Pool revenue less
servicing fee
Seller Purchases loans from originator; forms pool
Note & Mortgage
Depositor Creates issuing entity
Note & Mortgage
Trust Holds pool of loans; issues
certificates
Note & Mortgage
Trustee Oversees servicers
$$$ fees
$$$ purchase price
$$$ purchase price
Underwriter Sells certificates to investors,
collects proceeds
Certificates
Certificates $$$ offering
proceeds
Various Classes
Investors/Certificate Holders Purchase mortgage-backed securities as defined in certificates
Certificates $$$ offering
proceeds
$$$ less servicing fee
$$$ less Trustee’s fee
Other parties not shown may include Credit Risk Manager, Securities Administrator, Swap Counterparty, and Rating Agencies
MLPA
PSA
PSA
PSA
PSA
MLPA or PSA
Document Custodian
Stores and maintains mortgage loan collateral files
Collateral File
Mortgage Broker Received broker’s fee, YSP
and processing fees
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RMBS Securitization Map
$$$
Originator Processes and funds
individual loans
Note & Mortgage
$$$ Mortgage Payments
Borrower
$$$
$$$
Interim Servicer Services loans until
securitized
Primary Servicer Services individual loans, collects
payments, performs duties under PSA
Master Servicer Prepares reports for Trustee; remits monies; ensures Primary performs
$$$ Pool revenue less
servicing fee
Seller Purchases loans from originator; forms pool
Note & Mortgage
Depositor Creates issuing entity
Note & Mortgage
Trust Holds pool of loans; issues
certificates
Note & Mortgage
Trustee Oversees servicers
$$$ fees
$$$ purchase price
$$$ purchase price
Underwriter Sells certificates to investors,
collects proceeds
Certificates
Certificates $$$ offering
proceeds
Various Classes
Investors/Certificate Holders Purchase mortgage-backed securities as defined in certificates
Certificates $$$ offering
proceeds
$$$ less servicing fee
$$$ less Trustee’s fee
Other parties not shown may include Credit Risk Manager, Securities Administrator, Swap Counterparty, and Rating Agencies
MLPA
PSA
PSA
PSA
PSA
MLPA or PSA
Document Custodian
Stores and maintains mortgage loan collateral files
Collateral File
Mortgage Broker Received broker’s fee, YSP
and processing fees
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RMBS Securitization Map
$$$
Originator Processes and funds
individual loans
Note & Mortgage
$$$ Mortgage Payments
Borrower
$$$
$$$
Interim Servicer Services loans until
securitized
Primary Servicer Services individual loans, collects
payments, performs duties under PSA
Master Servicer Prepares reports for Trustee; remits monies; ensures Primary performs
$$$ Pool revenue less
servicing fee
Seller Purchases loans from originator; forms pool
Note & Mortgage
Depositor Creates issuing entity
Note & Mortgage
Trust Holds pool of loans; issues
certificates
Note & Mortgage
Trustee Oversees servicers
$$$ fees
$$$ purchase price
$$$ purchase price
Underwriter Sells certificates to investors,
collects proceeds
Certificates
Certificates $$$ offering
proceeds
Various Classes
Investors/Certificate Holders Purchase mortgage-backed securities as defined in certificates
Certificates $$$ offering
proceeds
$$$ less servicing fee
$$$ less Trustee’s fee
Other parties not shown may include Credit Risk Manager, Securities Administrator, Swap Counterparty, and Rating Agencies
MLPA
PSA
PSA
PSA
PSA
MLPA or PSA
Document Custodian
Stores and maintains mortgage loan collateral files
Collateral File
Mortgage Broker Received broker’s fee, YSP
and processing fees
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Who Owns the Loan?
• Why this is important – Authority to conduct valid foreclosure – Authority to approve modification, other option
• How do I find out who owners a given mortgage loan?
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CFPB Servicing Rules
• Two borrower tools: – Error resolution notice. 12 C.F.R. § 1024.35 – Request for information. 12 C.F.R. § 1024.36
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Request for Information • Servicer is required to respond to any written
request for information “with respect to the borrower’s mortgage loan”
• A RFI is not limited to information “related to the servicing” of the loan
• RFI may seek: – information about a loan modification application – “servicing file” vs. “mortgage file”
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CFPB: Error Resolution Procedures
• Apply to loss mitigation notices, dual tracking restrictions, and
• “Any other error relating to the servicing of a borrower’s mortgage loan.”
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Servicer Obligations • 5 business days (20 days before Jan. 10, 2014)
– acknowledge error notice or information request, or – take requested action
• 30 business days (60 days before Jan. 10, 2014) – correct borrower’s account, or – after conducting a reasonable investigation, provide
borrower written explanation as to why servicer believes account is correct, or
– provide borrower with requested information or explanation why information is unavailable.
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Servicer Obligations • Exceptions to 30-day response period (effective
Jan. 10, 2014) – 7 business days for notice of error asserting failure to
provide accurate payoff statement
– prior to foreclosure sale or 30 business days after receipt of notice of error, whichever is earlier, for notice of error based on 120-day pre-foreclosure waiting period or dual-track requirements
– 10 business days for request for information seeking identity of owner of mortgage
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Identity of Mortgage Loan Owner RESPA/TILA
– RESPA Request for Information: Servicer must respond within 10 business days to request for identity, address, and other contact information about owner or assignee of loan. Reg. X § 1024.36(d)(2)
– Supplements TILA § 1641(f), but provides time deadline
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Getting Information • www.mersinc.org
• freddiemac.com/mymortgage/
• fanniemae.com/loanlookup/
• TILA § 1641(f)(2) • CFPB/RESPA Rule, 24 C.F.R. §
1024.36(d)
AG Settlement 14-day notice
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Complying with Mass. Foreclosure Laws
• In order to conduct valid sale, foreclosing party must comply
• “with the terms of the mortgage and with the statutes relating to foreclosure of mortgage by the exercise of a power of sale.” M.G.L. c. 183 § 21
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Complying with Mass. Foreclosure Laws
• Three important notices to borrower – Statutory notice of right to cure – Contractual notice of acceleration – Statutory notice of foreclosure sale
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Complying with Mass. Foreclosure Laws
• Statutory notice of right to cure • M.G.L. c. 244 § 35A (the “35A notice”) • Must provide name and address of
“mortgagee” • Offers time to bring current before
foreclosure starts (150- day cure period) • U.S. Bank v. Schumacher, 467 Mass. 421
(2104) (in eviction case, must show harm from improper notice to set sale aside)
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Complying with Mass. Foreclosure Laws
• The acceleration notice • Contained in the mortgage – usually
paragraph 22 • “Lender” must send • Explains right to reinstate mortgage and
contest foreclosure • Contractual requirement for valid sale.
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Complying with Mass. Foreclosure Laws
• Notice of foreclosure sale • Informs borrower of sale date and
procedures • Must correctly identify the mortgagee – the
current assignee of the mortgage (Ibanez)
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Complying with Mass. Foreclosure Laws
• Identifying holder of note • Lender/Servicer Affidavit under M.G.L. c.
244 § 35C • Authorizes recording of certification of
noteholder status – protection for innocent third party purchasers at foreclosure sales.
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Other Defenses to Foreclosure
• Challenging lender/servicer conduct related to loss mitigation
• Violation of duty to consider borrower for eligibility for loan modification
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Enforcing Loan Modification Rules
• What might work – Breach of contract theories
• Breach of TPP • Breach of duty of good faith and fair dealing
– Promissory estoppel – Tort claims (negligence, intentional
misrepresentation) – “93A” – unfair and deceptive acts in
commerce
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Legal Theories for HAMP Enforcement
• Two types of cases: • Enforcing the obligation to consider
borrower for initial HAMP eligibility • Enforcing conversion from trial payment
plan to permanent HAMP modification
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What Relief does borrower want?
• Evaluation or mod?
• It helps to allege borrower is qualified for HAMP
• Run CheckMyNPV.com
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HAMP Enforcement - TPP
• Enforcement of TPP as contract – Consideration – Terms of the contract – What about statute of frauds?
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Prior TPP Letter Language • “If I comply with the requirements in Section 2
[regarding payments] and my representations in Section 1 [regarding income verification] continue to be true in all material respects, the Lender will send me a Modification agreement for my signature and will modify my Loan Documents….”
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Responding to the Servicer’s Failure to sign
• What constitutes a signature? – Signature? – Or letterhead?
• Partial performance can overcome contract formation and statute of frauds problems
• Reference structure of HAMP
• In re Pico, 2011 WL 3501009 (Bankr. S.D. Cal. Aug. 9, 2011) • “The Court cannot adopt IBM's interpretation that Chase
was free not to sign the LMA despite promising to do so . . . .”
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Did the Homeowner Comply with the contract?
• Make all payments? • Make all payments on time? • Provide all information? • Update all information?
• What does TPP require?
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What Is the Duty of Good Faith and Fair Dealing?
• According to Restatement (2d) of Contracts: Remedy for “evasion of the spirit of the bargain, lack of diligence and slacking off, willful rendering of imperfect performance, abuse of power to specify terms, and interference with or failure to cooperate in the other party’s performance.” (§ 205)
• Requirement for honesty, standards of decency, fairness and reasonableness
• Adherence to industry standards for loss mitigation, including, perhaps, loss mitigation requirements of pooling and servicing agreement
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EXAMPLES of BREACHES OF DUTY OF GOOD FAITH & FAIR DEALING
• Falsely stating not a HAMP participant • Falsely stating investor does not permit HAMP
modifications • Offering non-HAMP mods with less favorable terms • Demanding redundant, unnecessary documents • Routine loss of documents • Denying receipt of documents • Failing to give decision • Failing to send accurate notices of denial/cancellation • Failing to disclose NPV data
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Promissory Estoppel • Unambiguous promise • Foreseeable reliance by homeowner • Detriment • A contract, but no consideration
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Initial Application & Promissory Estoppel
• Aceves v. U.S. Bank, N.A., 2011 WL 242426 (Cal. App. Jan. 27, 2011):
• Clear and unambiguous promise: not foreclose while we negotiate loan mod
• Reliance on promise: declined to pursue bankruptcy relief, other options
• Reasonable reliance to detriment • Consideration not a required element
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OTHER Possible Common Law theories
• Negligence – Is there a duty of care? – Breach/Injury/Causation
• Fraudulent misrepresentation – One of the successful theories in Wigod
• Court’s equitable authority
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Understanding Government-Insured Mortgages
• Three Federal Agencies Insure Loans:
• HUD – manages FHA single-family insured loan program • VA – manages VA single-family insured loan program • USDA (Rural Housing Service, RHS, FmHA) – manages two
distinct programs: – USDA insured single-family home loan program – USDA direct loan program (purchase and home repair
loans)
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Structural Similarities - Authority
• Federal Statute • Codified Regulation (C.F.R.) • Agency Handbook • Administrative updates (on website) • Court decisions
59
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FHA-Insured Loans • Federal Housing Administration (FHA) Single
Family Insured Mortgage Program • The United States Department of Housing
and Urban Development (HUD) runs the program through FHA, who manages the Mutual Mortgage Insurance (MMI) Fund. 12 U.S.C. § 1708(a).
• National Housing Act, 12 U.S.C. §§ 1707 –
1715z25
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FHA LOSS MITIGATION AUTHORITY
• Statute; 12 U.S.C. § 1715u • HUD Regulations: 24 C.F.R. § 203.500, et seq. and §203.600,
et seq. • HUD Mortgagee Letters • HUD Handbooks (e.g. No. 4330.1) • Court Decisions • HUD/FHA website: http://www.hud.gov/offices/adm/hudclips/ (contains Mortgagee Letters, Handbooks)
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FHA Mortgage Terms • There is both a contractual and regulatory
basis for the mandatory nature of loss mitigation.
• Paragraph 6(B) of the FHA Note: “In many circumstances regulations issued by the Secretary [of HUD] will limit Lender’s rights to require immediate payment in full in the case of payment defaults. This Note does not authorize acceleration when not permitted by HUD regulations.”
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Litigation - Breach of Contract
• The FHA note and mortgage specifically incorporate the loss mitigation regulations.
• When servicers breach the regulations, they also breach the contract.
• While this argument is sometimes couched in different terms, it essentially boils down to a breach of contract.
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FHA Loss Mitigation Tools • Repayment agreement • Forbearance • “Special forbearance” • FHA standard loan modification • FHA HAMP • Assumptions • Pre-foreclosure sale • Deed in lieu of foreclosure
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FHA-HAMP • When the FHA standard mod is not affordable
– Does not leave borrowers with “surplus income” of at least $300/month
– Does not reduce payment by 10% • Total partial claim may not exceed 30 percent of
the unpaid principal balance as of the default date (if arrearages exceed this amount, they may be capitalized)
• .Payment between 25% and 40% • No formal NPV test
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Major Mortgagee Letters • 2000-05 (general structure) • 2009-23 (implements FHA-HAMP) • 2009-35 (adjusts loan modification) • 2012-22 (revised FHA-HAMP) • 2013-32 (fixed issues with 2012-22) • Others: Mortgagee Letters 2013-17 (interest
rates), 2013-38, 2013-39 (communications with homeowners), 2013-40
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FHA Policy - Caveat • On September 11, 2014, HUD issued a
draft version of its Single Family Housing Policy Handbook related to mortgage servicing.
• HUD’s website claims the new handbook consolidates policy and provides a comprehensive guide for servicing.
• Comments are due by October 17, 2014. • Final version expected mid-2015.
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Mortgagee Letter 2000-05 • Provides the basic structure of FHA loss
mitigation
• Includes “partial claim” – this is a major component of FHA-HAMP
• HUD’s website on partial claims: “The Borrower will execute a Promissory Note and Subordinate Mortgage payable to HUD.”
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Mortgagee Letter 2000-05 • The partial claim note is interest free. • The entire principal balance is payable as
one balloon payment. No monthly or periodic payments are required.
• The note is due at the earlier of 1) payoff of the first mortgage, 2) when the borrower no longer owns the property, or 3) other specified event. See Mortgagee Letter 2013-19
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Mortgagee Letter 2009-23 • FHA’s first try at a HAMP-type program.
• Prior to Mortgagee Letter 2009-23, FHA had a loan modification program, but it did not have an affordable payment target, such as 31% of gross income.
• FHA-HAMP generally did not include steep interest rate reductions or extensions of the the loan term to 40 years.
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Mortgagee Letter 2009-23 • Term extensions are limited by 24 C.F.R. §
203.616, and the interest rate is not significantly reduced under FHA-HAMP.
• Instead, FHA-HAMP combined a partial claim
with a loan modification. • The payment reduction was generally
supposed to come from the partial claim. Under FHA-HAMP, the partial claim could include more than just arrears.
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Mortgagee Letter 2009-23
• Very few people qualified for this program.
• Consumer advocates complained to HUD for years about the original version of FHA-HAMP.
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Mortgagee Letter 2012-22
• Mortgagee Letter 2012-22 uses basic concepts from past Mortgagee Letters, including the combination of a partial claim and a loan modification for FHA-HAMP.
• It made significant change to the waterfall, making FHA-HAMP much more prominent and changing other programs.
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Mortgagee Letter 2013-32
• 2013-32 is a clarifying mortgagee letter that addressed problems.
• Like 2012-22, it relies heavily on a flow chart to illustrate the program.
• Likely to be confusion over implementation
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Mortgagee Letters 2012-22 and 2013-32
• Revised FHA-HAMP is still early in implementation, and it is unclear still how some of the rules will work in practice.
• You need to understand how the flow chart works (Attachment A) in order to catch inevitable servicer mistakes.
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New Applications
• CFPB “one bite at the apple” for complete applications limits only CFPB/RESPA remedies
• For FHA, if prior denial of option: – May re-apply if changed circumstances
• For FHA, if prior option failure: – May re-apply if changed circumstances
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FHA National Servicing Center
Oklahoma City Office U.S. Department of HUD
301 NW 6th Street, Ste 200 Oklahoma City, OK 73102
Fax: (405) 609-8405 or
(405) 609-8421
www.hud.gov/offices/hsg/sfh/nsc/nschome.cfm E-mail: [email protected]
1-877-622-8525
See also HUD Neighborhood Watch: https://entp.hud.gov/sfnw/public/ (data on FHA loss mitigation activity by state and by servicer)
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RURAL HOUSING LOANS
• U.S.D.A.’s Rural Housing Service (“RHS,” formerly “FmHA”) manages two single-family home loan programs for borrowers in rural areas.
• Guaranteed Loan Program: private lender, guarantee not obvious from mortgage and note
• Direct Loan Program: The United States is the lender and they tell you they are
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RHS RESOURCES Guaranteed Loans: 42 U.S.C. § 1472, et seq. USDA Regulations: 7 C.F.R. § 1980.301, et seq. RD Instruction 1980-D (tracks regulations) at
http://www.rurdev.usda.gov/regs/ RD Administrative Notice 4433 at
http://www.rurdev.usda.gov/regs/ • Includes USDA Rural Development Loss Mitigation
Guide (Single Family Guaranteed Loan Program) – Appendix 4: Loss Mitigation Checklist – Appendix 5: Loss Mitigation Forms
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RHS Guaranteed Loan Program
• RHS Guaranteed Loans: Loss Mitigation obligation: 42 U.S.C. § 1472(h)(13)
• Options for RHS Guaranteed Loans – Special Forbearance – Loan Modification – Pre-Foreclosure Sale – Deed-in-Lieu
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RHS-HAMP • For RHS-Guaranteed loans only • Very similar to FHA-HAMP • Appears in form of new final RHS Loan Modification
Regulation: 7 C.F.R. § 980.373 (effective 9/24/10) • HAMP Supplemental Directive 10-10 (9/17/10) • MHA Handbook for Non-GSE Servicers Ch. VI
– Handbook describes servicer & borrower incentives – Requires servicer participation agreement to get
incentives
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Rural Housing Direct Loans These are loans directly from the United States
government (USDA) to the borrower for purchase or construction of residence
• “Section 502” loans under U.S. Housing Act – Regulations: 7 C.F.R. Part 3550 – Handbook HB-2-3550 (Centralized Servicing
Center): http://www.rurdev.usda.gov/regs/hblist.html
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RHS Direct Loans
• Direct Loans Special Features: • Interest credit/payment assistance
reduces monthly payment toward interest based on household income
• Periodic payment adjustments and review • Forborne interest is subject to “recapture”
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VA Loans - Introduction
• VA guarantees loans by private lenders • Available for eligible veterans • Can be for purchase, construction,
refinance • Relatively low interest rate, no down
payment
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VA Loans Resources
• Regulations: 38 C.F.R. § 36.4800-4893 & 38 C.F.R. § 4316-19
• VA Handbook H26-94-1 • Servicer Loss Mitigation Program
Handbook • Both handbooks at http://
www.homeloans.va.gov/servicers.htm
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What Are the VA Options? • Repayment Plan • Special Forbearance • Loan Modification • VA-HAMP • Compromise (short) sale • Deed-in-Lieu of foreclosure • Refinance • Assumption • Refunding- VA takes over loan
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The nonprofit National Consumer Law Center® (NCLC®) helps build family wealth for low-income and other disadvantaged people in the U.S. by offering advocacy expertise through publications, policy analysis, research, litigation services, and training. www.nclc.org