1 Best Practices Checklist For Reverse Mortgages And New Construction (Black: All transactions, Red: Reverse Mortgage, Blue: New Construction) Title Application Obtain all contact information for all parties Acknowledge the order with an explanation of coverage and the available endorsements New Construction title insurance premium discounts Send introductory to purchaser, seller, attorneys, etc., as applicable Delivering Commitment If an exception can be omitted via affidavit, provide a copy. New Construction Concerns/Tips: New filed and tax maps (have they been approved?) Ensure ingress / egress (order street report) Verify that grantor business entity can validly make conveyance Search developer mechanic s/materialmen s liens and UCCs Name acceptable forms of ID for borrowers. Reverse Mortgagors might not have current standard IDs like drivers licenses. Closing Title closing affidavits must contain the necessary representations and/or agent must perform due diligence for the affirmative insurance provided in the applicable endorsements: Future Advance Reverse Mortgage 3-06 Zoning Unimproved Land Zoning-Completed Structure Closing Protection Letters: In New York State transactions, consider substituting proof of Fidelity & Surety Coverage in lieu of CPLs used in other states. Sometimes a lender will accept an underwriter s Agency Authorization Letter. Reverse Mortgage Concerns/Tips: Make sure that the closer has had experience with Reverse Mortgages and is sensitive to the needs of elderly borrowers Make an introductory phone call / reminder phone calls to the borrower(s) Get a copy of the borrower s statement confirming that they have received the required counseling (informed consent) Require that closer bring some extra tools: felt-tip pens magnifying glass video-enabled phone Verify the current status of any Certificates of Occupancy that were provided by the sponsor (developer) Post Closing Make sure that there is an appropriate tickler in place for closing out escrows.
2 Reverse Mortgages Outline Introduction These days, when we talk of, Reverse Mortgages, we are usually talking about Reverse Mortgages that are insured by the Department of Housing and Urban Development. A Reverse Mortgage is a type of negative amortization mortgage, i.e. the indebtedness secured thereunder increases after the policy date. From the loan originator s perspective, there are many distinguishing characteristics of a Reverse Mortgage, but as title insurance and settlement services professionals, we should be particularly mindful of the following Reverse Mortgage traits: As a class, borrowers on reverse mortgages are different and, in some cases, more susceptible to predation; There are specials rules/discounts for recording taxes and charges; Two security instruments are being recorded for the same indebtedness. When a Reverse Mortgage is insured by HUD, it means that the mortgage has the traits of a qualified mortgage under part of the National Housing Act codified at 12 USCS 1715z-20, which sets out HUD s requirements for insuring Home Equity Conversion Mortgages. The term home equity conversion mortgage means a first mortgage which provides for future payments to the homeowner based on accumulated equity 1 Reverse Mortgage Quick Reference 1) Parties a) Borrower: i) Must be at least 62 years of age [12 USCS 1715z-20(b)(1)]. Note that if you are issuing a Reverse Mortgage Endorsement, you are giving affirmative insurance to the lender of this fact at Section 2(d) of the endorsement. ii) Capacity and undue influence of these borrowers is more likely to be at issue. iii) Borrowers must use subject premises as primary residence. b) Lender: must be approved by HUD [12 USCS 1715z-20(d)(1)]. c) HUD (in addition to its role as regulator): i) HUD is selling mortgage insurance to the lender which guarantees that the lender will not suffer in the event that the value of the home subsequently becomes inadequate to satisfy the indebtedness. ii) HUD is agreeing to step into the shoes of the lender in making payments to the borrower if the lender defaults. Therefore HUD requires its own security instrument to be executed in its favor. 2) Transaction Documentation a) Two Security Instruments are recorded: 1 12 USCS 1715z-20(b)(3)
3 i) The first mortgage is to the lender; ii) The second mortgage is to the Secretary of HUD. b) The two mortgages secure the same portion of home equity. (See figure 1) c) Regarding mortgage recording and other conveyance taxes: the appropriate exemptions must be applied for and/or taxes need to be collected with the understanding that the indebtedness attached by the security instrument will grow after the policy date. 3) Funding Proceeds, available scenarios: a) Lump sum payment b) Payments over X number of years c) Credit Line (line is not revolving: i.e. you don t repay then re-borrow, but the line of credit grows per the actuarial tables) d) Or a combination of the above e) Can also be used to purchase a new residence (i.e. Downsizing). (This borrowing mechanism has also been targeted by scammers, unfortunately.) 4) Title Insurance a) Title Policy: i) Amount: The following New York rule is generally applicable but statespecific rate manuals should be consulted: A title insurance policy issued to a mortgagee of a Reverse Mortgage may not be written for an amount less that the greater of (1) the fair market value of the insured premises at the time the mortgage is made, or (2) the maximum amount of principal as stated in the mortgage. 2 Your applicable state rate manual will specify how much. ii) Form: ALTA (or state analog) Short Form title policy is usually requested. Short form policies incorporate the terms of the long form policy, and several endorsements, by reference rather than by individual policy jackets. As its predecessors did, the 2006 loan policy (whether short form or long form), contains exclusions from coverage for defects attaching or created subsequent to the title policy date 3. Therefore Lenders will usually want a Reverse Mortgage Endorsement. 2 New York Department of Insurance, Office of General Counsel Opinion December 18, The current TIRSA manual for New York gives more detail at Section 36: (A) A loan policy insuring a Reverse Mortgage (as identified in Section 280 and 280-a of the Real Property Law) may not be issued in an amount less than the Loan Amount as shown on the HUD/VA Addendum to Uniform Residential Loan Application or the Direct Endorsement Approval for a HUD/VA- Insured Mortgage. In the event that neither the HUD/VA Addendum to Uniform Residential Loan Application or the Direct Endorsement Approval for a HUD/VA-Insured Mortgage are available, an amount equal to the Loan Amount as shown on the final loan application shall be used. (B) Upon the request of the insured, the policy may be issued in an amount greater than the minimum amount of insurance set forth in (A) above, but: (i) no greater than the Maximum Claim Amount on Home Equity Conversion Mortgages (HECM) insured by HUD, or (ii) in all other types on Reverse Mortgages loans, no greater than the property s appraised value as used by the lender in connection with the making of the loan. 3 See ALTA Loan Policy Exclusions from Coverage Section 3(d).
4 b) Title Endorsements i) Form 14.3 Future Advance-Reverse Mortgage. The Reverse Mortgage Endorsement provides several forms of affirmative insurance, but chiefly resolves the loan policy exclusion 3(d) referred to above. 4 Requires specific affirmations by borrower(s). 5) Closing Considerations: a) Capacity b) Physical limitations (eyesight, hearing, handstrength, etc.) c) Undue Influence 4 See ALTA Endorsement (Future Advance Reverse Mortgage) Section 1.
5 New Construction Introduction Insuring New Construction transactions involves many more moving parts than does insuring the, normal, real property purchase. In particular, when insuring new construction it is important to note the following: The real property that is the subject of the transaction has undergone at least some degree of augmentation or modification since the last time title insurance was obtained. The purchaser may be entitled to reduced title insurance premiums on their owner s policy, the lender s policy, or even both. Attorney representation of the parties, where required, is an even more sensitive and important an issue than it is in other types of transactions. New Construction Quick Reference 1) Parties a) Seller: Usually, but not always, will be the developer. Sometimes the seller will be paying for, or part of, the closing costs. b) Lender: Usually this is a conventional, federally-related, mortgage lender so RESPA will therefore apply. c) HUD: The regulator at the federal level which dictates the format and procedure for various things; of particular significance is: i) Good Faith Estimate: The lender has to disclose, among other things, title-related settlement costs, very soon (three business days) after loan application. The disclosure should include ALL settlement costs, not just those incidental to the lender s loan policy. Watch for: (1) Transfer taxes, both at the state and local levels (2) Deed recording fees (3) Title policy filing fees. (National agents should be mindful that the $5 or $10 you normally pick up for a policy fee may actually be a per-policy fee. In a purchase you are usually issuing two or more policies.) ii) HUD Settlement Statement: RESPA is not just about prohibitions on marketing and referral payments. It also requires that HUD Settlement Statements be accurate as well. The tolerance levels for the GFE can apply even to costs that are entirely purchase-related. Some states may dictate a different methods of itemizing or, break out, of bundled settlement costs (run it by underwriting if in doubt) d) Settlement Agent: By geography, custom, or law, the extent of participation of a non-attorney settlement agent will vary. For the most part, the settlement agent is acting on behalf of the bank in following the lender s closing instructions. Some states arguably give the right to choose the settlement agent to the borrower. (Be particularly sensitive to Mid-Atlantic and Southeastern states rules on this.)
6 2) Transaction Documentation a) Deed: i) Preparation and the Unauthorized Practice of Law: Production of the vesting deed in a purchase/sale transaction cannot be an after-thought accommodation to a lender client. Even where there is legal authority for non-attorney preparation of deeds, extra care is necessary when the deed is a bona fide purchase because of the agreements which, surround, the conveyance. Care must be taken that the title company not cross the line into attorney representation on such things as purchase contracts, or other terms. UPL cases are often built upon transactions where an attorney was legally required to prepare the conveyancing document but a non-attorney actually prepared it. ii) Corporate Authority: Not all developers are giants. Not all condominiums are hundred plus-unit miniature villages. New construction projects also include spot-building where the developer may be somewhat dabbling in real estate development or is very thinly capitalized. Almost all development projects are done in the name of a non-human being business entity. Proving the authority of a signatory on a deed is always important but when you are dealing with potentially small developer entities, with perhaps very shallow capitalization, it is not hard to imagine that an out-sale could actually involve conveying, all or substantially all, of the entity s assets. Such transfers can carry increased obligations to prove the authority of the signers. For example, a major developer company s charter might authorize the president to execute transfers of the company s inventory of real estate. However, when the real estate being sold is not so clearly inventory sold in the normal conduct of the business, it may be advisable to have the specific transfer authorized by the directors or shareholders of the entity, rather than merely relying upon some general power of sale. So review the by-laws, operating agreements, declarations, etc., and also the formation certificate at the department of state. Where indicated, an attorney s opinion on the validity of the upcoming conveyance may be advisable. In general, where corporate creditors are not an issue, the following bodies can typically authorize a conveyance, listed below from most-secure to least-secure. (1) Resolution From Shareholders (Corp) or Members (LLC) (2) Resolution From Board of Directors (Corp) or Board of Managers (LLC) (3) Sealed signature of officer iii) Covenants and Restrictions: In a, normal, sale, you are usually merely carrying-over the covenants and restrictions from previous deeds. Not so here. Some of the covenants, restrictions, etc., will be new. Old C&Rs might actually get retired in the process of aggregating the developer s land. (1) Remember that flip-fees and private transfer fees are increasingly being regulated and/or prohibited.
7 3) Special Considerations a) Affixation: This usually comes up in the context of manufactured housing but similar issues are found in New Construction in general. The point is to make sure that the personal property has properly become real property. b) Mechanics (or Materialmans) Lien Release: Logically enough, New Construction transactions often involve mechanics and materialman s liens that can prime even purchase-money mortgages. c) Permits and Zoning: Not often a title concern, but sometimes affirmative insurance as to these matters is sought. d) Tax Lots: Make sure that the local municipalities have properly designated the tax lots, both to make sure that any subdivisions are accurately reflected, and that improvements are properly assessed. If a permanent number has not been assigned, try to get the tentative tax lot number. e) Construction Mortgages: Get partial releases ahead of time to hold in escrow if possible. In a, normal, transaction where the mortgage only encumbers a single parcel, the form of the discharge can sometimes be more forgiving because it will often state that the underlying debt has been paid, even if there is a scriveners error in the legal description. Construction projects, on the other hand, are often completed in phases, with out-sales of each subsequent phase helping to finance the construction of later phases. Therefore if the proper property is not released, you could have a true claim on your hands. Additionally, in areas where new development financing has to take transfer tax and mortgage tax into consideration, the title agent needs to be mindful that the purchaser s proceeds will not necessarily be used to satisfy a developer s lien. In states where this type of taxation is an issue, providing unencumbered title will usually involve the partial release and/or shifting (i.e. spreading) of a persistent lien rather than a simple discharge. Make sure that your staff understands what they are going to be presented with at closing. Once you have issued your title policy you do not want to be in the position of getting transfer affidavits re-executed due to some technical defect, or worse, due to an inapplicable exemption having been claimed and relied upon at closing, but which now prevents you from recording the transfer and lien documents at the clerk s office. f) Ingress and egress: With new construction, you often have newly-created ways of ingress and egress. Be particularly careful in sales from spot builders. Remember, the boiler-plate of the title policy ensures adequate ingress or egress so make sure it works in your subject premises. 4) Title Insurance a) Title Policy: i) Coverage: Make sure that the purchaser/borrower has been informed of the additional (likely minimal) cost of obtaining title insurance protection. ii) Title Policy Amount: (1) Owners Policy: Purchase Price
8 (2) Lenders Policy: Amount of Mortgage iii) Discounts: Depending upon where the real property is located, and the size and nature of the development, the purchasers may be entitled to a special discounted rate for their owners policy. If you are not aware of available new construction discounts, you are missing an opportunity to add value to the transaction for the purchaser and the lender. Make sure your staff is knowledgeable about these discounts. b) Title Endorsements: i) Zoning Endorsement 3.0 Vacant Land. Since it is used primarily for vacant land before construction commences it will usually not be a part of the out-sale but, if provided by builder, it may be useful as a reference. ii) Zoning Endorsement 3.1 For Improved Land. Used to insure against loss from a judgment requiring the removal or alteration of existing structures on the land. Where available, it is often used in commercial transactions. 5) Closing Considerations: a) Escrow Accounts: Sometimes the only practical option, but have an exit strategy. i) A well-drafted escrow agreement will make the following things clear: (1) The names of the parties: escrow agent, depositor, seller, purchaser, etc. (2) The subject matter of the agreement: Be as specific as possible. Example: Dismantling of fence along western property boundary. Proof of satisfaction of judgment docketed in document # xxxx, etc. (3) The expiration of the deposit and where the funds will be sent after such time. (4) Acknowledgment that the escrow agent may eventually have to escheat the deposit to the appropriate authority (usually state authority) should the deposit never be claimed. (5) Consider including a provision for indemnification in the event that an unforeseen dispute arises as to where the escrow agent should direct funds.
9 Figure 1: Title Lien Priority of Reverse Mortgages * The above is for illustration of lien priority only. Whether the liens subsequent to the reverse mortgage violate the terms of the reverse mortgage is not considered here.
10 Figure 2: Interim Events between Acquisition of Land and Development
11 Short Sales, A Question of Relationships How to Make the Connection Presented by David W. Moore, President D.W. Moore & Associates, Inc. P ! F P.O. Box Salt Lake City, Utah Introduction. The settlement agent is a key player to a successful real estate transaction. They provide the foundation to complete the transaction. The other parties have limited relationships with the other players. Real estate agents have duties to their client, the seller or the buyer. Mortgage lenders have a contractual relationship with the borrower. It is the escrow, settlement and closing agent who join the parties together. Through the escrow closing, the parties come together in their required manner. There are many different aspects to a short sale. Each party looks at this type of transaction in a different way. The settlement agent is the one who must look at a short sale from a unique perspective. They have relationships with all the parties and must therefore view the transaction from each party s view point. Other parties have limited relationships. Lenders have developed and continue to improve their process for approving a short sale. The short sale no longer involves just a buyer, seller and their lenders. The settlement agent is now playing an expanded role and is contributing in a greater capacity to a successfully completed short sale. Many settlement, escrow and closing agents are helping real estate agents and mortgage lenders as facilitators to gather and submit the short sale application package. Escrow agents often have more experience in completing successful short sales. They are involved with all the parties, and must act in a manner that will benefit all parties. Escrow Agent. A settlement, closing and escrow agent is a fiduciary. Fiduciary 1 (n) from the Latin, meaning "trust," a person who has the power and obligation to act for another under circumstances which require total trust, good faith and honesty. The most common is a trustee of a trust, but fiduciaries can include business advisers, attorneys, guardians, administrators of estates, real estate agents, bankers, stockbrokers, title companies, escrow agents or anyone who undertakes to assist someone who places complete confidence and trust in that person or company. Characteristically, the fiduciary has greater knowledge and expertise about the matters being handled. A fiduciary is held to a standard of conduct and trust above that of a stranger or of a casual business person. He/she/it must avoid "self-dealing" or "conflicts of interests" in which the potential benefit to the fiduciary is in conflict with what is best for the person who trusts him/her/it. 1 DW Copyright 2011 D.W. Moore & Associates, Inc. 1
12 Definition. A short sale is a sale transaction in which the seller's mortgage lender agrees to accept a payoff of less than the balance due on the loan. Lenders will generally require the seller to be in a hardship situation. Approving a short sale payoff request is not absolute and other options may be available to the lender. One concern that has developed relates to who negotiates the short sale with the lender. In many states, only licensed real estate agents, attorneys and a party to the contract are permitted to negotiate a real estate contract. Third party facilitators offer guaranteed services to negotiate the short sale with the lender. If the negotiator is not an attorney or a licensed real estate agent, then there may be concerns and subsequent problems. Lenders who agree to a short sale will issue an approval letter. This letter will contain conditions, requirements and escrow instructions. The structure of the short sale, the purchase, and the loan transaction will be conditional upon the requirements of the short sale lender s approval letter, together with other agreements between the parties. Relationships. In every real estate transaction there are relationships between the parties. The buyer and seller have negotiated a purchase contract and are both interested in completing the sale. Borrowers and lenders have agreed to a mortgage loan and want the approved loan to be completed in an appropriate manner. Real estate agents and mortgage lenders have an agency relationship with their clients. Questionable short sales will often involve relationships which are not arms length or which skew the normal relationships in a sale transaction. Fraudster will incorporate abnormal mechanisms to facilitate their crimes. There are standard and customary ways of completing a real estate transaction. The use of unusual transfers, trusts, contracts, leases and loan, together with the diversion of funds from property owners or existing lenders will ultimately result in problems and concerns for the other parties in the transaction. Fraud. There are as many schemes of short sales fraud as can be dreamed or imagined in the human mind. According to Freddie Mac: The number of short sale transactions has grown significantly since the housing crisis began, and unfortunately, so has the number of scams involving short sales. 2 According to Zillow, negative equity hit a new high-water mark in the first quarter of 2011, with 28.4% of homeowners with mortgages owing more on the loan than their home is worth 3. With a continued increase in upside-down property owners, the number and percentage of short sales will continue to increase together with the related fraud.. The California Department of Real Estate has issued a warning to consumers concerning DW Copyright 2011 D.W. Moore & Associates, Inc. 2
13 short sales. It includes the following: Be aware that in response to this new program (Home Affordable Foreclosure Alternatives) there may be an increase in the number of companies soliciting homeowners in distressed situations and offering to conduct the short sale negotiations with your bank/lender in exchange for charges and fees. Their interest may not so much be to help you as it may be to try to be the vehicle through which they could flip the short sale for a profit. 4 According to a WSJ article 5, the Financial Crimes Enforcement Network, a Treasury agency, reported 70,472 suspicious active reports related to suspected mortgage fraud. That s the highest number reported by the government since tracking began in William Grassano, an agent spokesman added, If people are about to lose their jobs or lose their homes, there are scammers out there who are read to go in for the kill. Players. In each and every real estate transaction, there are a wide variety of players. Each player has a unique position in the transaction. While each wants the transaction to be completed in an appropriate manner, their needs and requirements in the transaction will differ. Short sales are no different. However, in a short sale, these interest may be slightly skewed. Seller. A seller in a short sale transaction is in a distressed situation, where they cannot sell their house for an amount sufficient to payoff the existing loan. They are facing foreclosure, have lost a job or have other financial pressures. Because of lender requirements, seller will need to be in a hardship situation. A lender will generally not approve a short sale when a borrower has sufficient assets to payoff the existing loan. The seller does not need to be in default or foreclosure to have an approved short sale. Seller s RE Agent. A licensed real estate agent is generally involved in negotiating the short sale for the seller with the lender. They have an agency relationship with the seller and must focus on the seller s interest, not on the needs of the other parties in the transaction. Most states permit only a licensed real estate agent or an attorney to negotiate a real estate contract. Concerns arise when the licensed real estate agent hires or involves an unlicensed individual to negotiate with the lender. Seller s Lender. This lender owns a mortgage loan for which they want to be paid. The loan may be in default. There are incentives for a mortgage lender to accept a short sale offer, rather than to complete a foreclosure. With the recent problems in the foreclosure arena, a short sale may be a more manageable option. It is a negotiated contract, approved by the borrower and the lender. The short sale provides an option which may not result in actions to disqualify the sale. It may provide a better financial option to a borrower and to the lender. The loss to a bank from a short sale is about half that of the loss from a foreclosure. The lender s loss from a short sale is approximately 20% of the loan amount, while the loss from a foreclosure is approximately 40%. Buyer. With the softening of the real estate market, many individuals are looking for a good deal. The short sale offers the buyer the opportunity to buy a house at a cheaper price. However, 4 Robbie Whelan. 5 Wall Street Journal, May 10, 2011, Reports on Mortgage Fraud Reach Record Level by DW Copyright 2011 D.W. Moore & Associates, Inc. 3
14 this deal may come at a price. The buyer must wait for the seller s lender to approve the sale. Approval by the seller s lender is not guaranteed. Buyers must be patient, have a pending loan waiting, and recognize the deal is not done until the seller s lender sings. Buyer s Lender. Many lenders are concerned that the purchase transaction is a flip of a short sale. Flipping is a concern because there are questions as to the property s value and a disclosure of the short sale transaction s terms. The buyer s lender is concerned with value and fraud. Lenders are now asking for a title history, information supplied to the short sale lender, and are placing restrictions in their escrow instructions to prevent short sale fraud. Settlement Agent. The escrow agent, also known as a "closing" or "settlement" agent or officer, is an impartial third party who oversees the final details of a real estate transaction. Their duty is to coordinate all the documents, financial arrangements, conditions of parties, and recording of the transactions. They are more that just an instruction follower. The escrow agent is a fiduciary and must assure that each party (seller, buyer, lenders) receive their bargain. Facilitator. There are many unlicensed individuals who consider themselves experts on short sales. As an unregulated industry, facilitators have little invested in the transactions, and are generally more concerned with collecting a fee than protecting the interests and rights of the parties in the transactions. Investor. With the collapse of the real estate market and the lack of opportunities that generated the flipping frenzy and sup-prime lending, many investors are turning to short sales. With the proper negotiations, an investor can buy the property at a discount and then hold or resell it at a profit. A major concern with a short sale flip is when the investor negotiates the short sale with the seller s lender and then turns around and resells the property at an increased amount. The investor has put forth two different prices. One price was given to the seller s lender for the short sale and another price was given to the buyer and their lender for the flip. Different amounts are given on the two transactions. Which value is correct? The Good, The Bad & The Ugly. Because of the characteristics associated with a short sale, problems and concerns are involved in almost every aspect of the transaction. Parties in the transaction are willing to do just about anything to get the transaction closed. The legal ramifications of these tactics may affect even the most honest of players. The settlement, closing and escrow agent has a unique position to view and understand the actions of each party in the transaction. They connect the players. The settlement agent may be the only player who sees the entire picture. They know, meet or connect with each party. Their duties and obligation far exceed that of an instruction follower. The following is a discussion on the areas of concern that may occur in the short sale transaction. (1) The short sale is not an arms-length transaction. This would include a sale transaction to a relative or friend, where the objective is to lease or sell the property back to the current owner. This tactic is used as an attempt to reduce the owner s monthly mortgage payment and to allow them to remain in possession of the property. Concealment of the seller s and buyer s relationship in not appropriate and should be disclosed. DW Copyright 2011 D.W. Moore & Associates, Inc. 4
15 (2) There is no hardship on the part of the seller. When a seller is upside down, owing more on their mortgage than the property is worth, but has sufficient assets to pay off the existing loan, the lender will generally not approve the short sale. The seller/owner may conceal assets, or the assets may exist in a business entity, and its ownership is not disclosed. The owner s attitude is that it is the lender s problem and their purchase of the property and promissory notes are irrelevant. This the lender made me do it attitude, with no responsibility in the matter, is questionable. (3) The property s value is often an issue in a short sale. Low balling the sales price will often result in a non-approved short sale. Lenders will generally accept reasonable offers, but need to be assured that the price is appropriate. Determining the appropriate sales price is problematic. (4) The owner s vacating, or transfer, of the property may be a concern. Owners are often encouraged to abandon their property. With a pending foreclosure, they are convinced that they will lose the property anyway. A scammer will often then lease the property and pocket the rent for themselves. Many mortgage loan documents include an assignment of rents provision which means the rent should be sent to the lender, not to someone who does not own the property. (5) Buyer s lender may require a review of the short sale application package and approval letter. The buyer s lender is concerned about a flip. Is the value of the new sale appropriate with the prior short sale? Has the value of property been inflated from the amount used during the short sale? The negotiator of the short sale may be the current buyer. The short sale application package is confidential and generally outside the purview of the buyer s lender. A review by the buyer s lender will require written permission from the seller. (6) The buyer s new loan closing may have special conditions and/or instructions. The buyer will often enter into a mortgage loan as part of the purchase. There are escrow instructions and requirements associated with any loan closing. These instructions and requirements may affect the short sale transaction. (7) Second mortgage holders may create problems to a successful short sale. Historically, second mortgage holders were willing to take a nominal payment to release their interest. With a foreclosure they would generally get nothing, so a nominal payment was better than nothing. However, second mortgage holders are now requiring additional amounts or subsequent liens before they will release their interest. These additional demands are often defeating the short sale. (8) A purchase contract that has expired or which has been substituted or replaces that submitted to the seller s lender may be an issue. A short sale is approved based upon a specific purchase contract. Many real estate agents will continue to push for approval, even if a buyer walks and cancels the contract. They only want to get an approval, and are not concerned about the details. The short sale approval letter will often require a specific buyer and sales price. With a change, the settlement agent cannot complete the short sale transactions because it does not conform to the short sale approval letter. (9) Flipping is almost always a concern. This practice of flipping, in itself, is generally not illegal. It is the American Way of business to buy low and sell high. However, when sales prices are artificially inflated without an offsetting increase in value, it may be considered fraud. The appropriate requirement for any flipping transaction is notice to all parties. (10) The use of unlicensed facilitators to negotiate the short sale with the seller s lender DW Copyright 2011 D.W. Moore & Associates, Inc. 5
16 may be contrary to state law. In states where the ability to negotiate a real estate contact is limited to licensed real estate agents and/or attorneys, the use of unlicenced individuals or entities will result in disciplinary actions against the licensed entities who hired the unlicensed entity. (11) Questionable title items (lease options, notices of interest, mechanic liens, ownership changes) may be an issue in the short sale. Many techniques are used to complete a short sale. Fraudsters will incorporate many schemes to pull money out of the transactions. The seller may be convinced to transfer ownership. Liens may be recorded on the property. A tenant may be given a lease option. A review of these items may help to prevent fraud and to better fulfill the duties of the settlement agent. Summary & Conclusion. A short sale is a tool, but not the only tool available. Settlement agents need to become an involved player. They need to be realistic and understand the status of title and property exceptions. Often, a short sale is recommended, when the possibility of success is minimal. Depending upon the status of title, a short sale may be impossible to negotiate. A foreclosure may be better suited to clear title. Settlement agents should also avoid the position of giving legal or financial advice. This is reserved for attorneys and CPA s. Be cognizant of the situation. Escrow agents should encourage the parties to involve their attorney and CPA is structuring and completing the short sale. We have all heard the terms sub-prime and robo-signing and understand the negative connotation they have. While many individuals had accepted the use of sub-prime loans as a legitimate mortgage loan vehicle, we have now come to understand how they have affected and caused the current real estate downturn. With the associated problems and fraud, will short sales be the next problem transaction? With the number of distressed transactions and the level of fraud, we need to recognize our role as settlement agents and help prevent the current problems from continuing. The settlement agent has a unique and important role, especially in short sale transactions. They connect the parties together and make the transaction work. Only when the settlement agent recognizes their responsibility and becomes directly involved as the connection between the parties, will problems, concerns, and fraud be kept to a minimum. Make the Connection D.W. Moore & Associates is an independent consulting company, providing education, training and expert analysis on real estate, title and escrow matters. Our clients include title and escrow companies, attorneys, mortgage lenders, real estate agents, and other real estate professionals together with state and federal government agencies. We provide professional services, training and educational seminars, research and the analysis of claims and litigation, We are an approved CE instructor in a number of states, and have provided expert testimony in several lawsuits. We have more than 40 years experience in the settlement, title and real estate industries. Please contact us if we can help solve your problems or to provide professional seminars. A Vision of Tomorrow, A Dedication to Today DW Copyright 2011 D.W. Moore & Associates, Inc. 6
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A short sale is a term used to describe a transaction where the sale price of the property would not generate sufficient proceeds to pay off the existing mortgage or mortgages, and the lender(s) offers
DELAWARE TITLE INSURANCE RATING BUREAU RATING MANUAL EFFECTIVE AS AMENDED THROUGH 03/01/2015 MANUAL OF DELAWARE TITLE INSURANCE RATING BUREAU 150 Strafford Avenue, Suite 215 P.O. Box 393 Wayne, Pennsylvania
Frequently Asked Questions FAQ What is a short sale? A short sale is when your Lien Holder(s) agree to accept less than you owe in order for you to sell your home. They agree to a discount of the mortgage
View the online version at http://us.practicallaw.com/4-575-9565 Real Estate Finance: Vermont R. PRESCOTT JAUNICH AND KANE H. SMART, DOWNS RACHLIN MARTIN PLLC, WITH PRACTICAL LAW REAL ESTATE A Q&A guide
An Overview of Foreclosure While the rising number of foreclosures is an alarming national trend, the real hardship is for any individual or family who knows the threat of foreclosure firsthand. Unfortunately,
1 Real Estate Principles of Georgia Lesson 15: Closing Real Estate Transactions 2 Closing Closing: Final stage in real estate transaction. Also called settlement. Buyer pays seller; seller transfers title
The Smart Consumer s Guide to the New Good Faith Estimate Practical insights on how to use the new GFE and HUD-1 to save money on closing costs for a purchase or refinance. Copyright 2010 ENTITLE DIRECT
PROPOSED REGULATION OF THE COMISSIONER OF MORTGAGE LENDING LCB File No. R091-10 NRS 645B MORTGAGE BROKERS EXPLANATION Matter in italics is new; matter in brackets [omitted material] is material to be omitted.
Chapter 16 Transfer of Ownership Rights and Interests A. TITLE AND EVIDENCE OF GOOD AND MARKETABLE TITLE DEFINITION OF TITLE In Georgia, the title to real property is the means or the evidence by which
FORECLOSURE GLOSSARY NOTICE: This glossary of legal words and phrases related to foreclosure is provided to you by the Clermont County Common Pleas Court to help you better understand your legal problem
2 Short Sales Review and Approvals Presented by: Kelly Ashton Underwriting Specialist 3 Short Sales A Short Sale occurs when the homeowner owes more on their mortgage than the price for which the property
Section 1.16a Resale/Deed Restrictions Guidelines In This Section This section contains the following topics: Overview... 2 Introduction... 2 Related Bulletins... 2 General... 2 Identification and Eligibility
July 7, 2011 DISCOUNT PAYOFF AGREEMENT and RELEASE OF CLAIMS Re: Dear: Loan Number: Property Address: Borrower(s): (Collectively, You, Your or the Borrower ) PRIOR TO PROCEEDING WITH THE SHORT SALE RESOLUTION,
Q: What is a Short Sale? Answer: In a short sale, the lender agrees to settle the debt owed on the property for less than the full amount. Settled means that the lender is writing off the debt (which is
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COMMONWEALTH LAND TITLE INSURANCE COMPANY TITLE INSURANCE RATES AND CHARGES FOR THE STATE OF MAINE EFFECTIVE: NOVEMBER 12, 2012 (Unless Otherwise Specified Herein) TABLE OF CONTENTS SECTION 1... 1 TITLE
WHAT IS TITLE INSURANCE? A title is the collective ownership records of a piece of real estate, including the transfer of any property rights and any loans using the property as collateral. A clear line
Principal Lending Manager Education Curriculum Outline 40 Hours Utah Division of Real Estate PO Box 146711 Salt Lake City, UT 84114-6711 Subject Matter Number of Hours 1. General Mortgage Industry Knowledge
I Want To Sell My Home! What Are My Options? Today over 25% of the homes in America have loan balances that exceed the home value. If you re one of them it s not your fault and you do have choices which
CHAPTER 10 COMMONLY USED ENDORSEMENTS This section contains various endorsements that are commonly used with Owner and/or Mortgagee policies. ATG Basic Forms and Procedures - Illinois Page 10-1 COMMONLY
Real Property Contracts Key Clauses Parties, including the names of Buyer and seller (including marital status if two of them are married) Name of the agent or broker Corporate information if either side
Consumer s Guide to Title Insurance and Escrow Services Table of contents Introduction................... 1 Section 1 - Title insurance What is title insurance?......... 1 Why title searches are important..
Title Insurance Glossary Abstract of Title A condensed history or summary of all transactions affecting a particular tract of land. Adjustable Rate Mortgages Mortgages with an interest rate that may change
TOP 20 TITLE ISSUES In no particular order, here are brief summaries of the top 20 title issues that can arise in a real estate transaction: 1. Trusts 2. Power of Attorney 3. Death 4. Divorce 5. Foreclosure
HOW TO AVOID FORECLOSURE A CONSUMER GUIDE Open mail from your mortgage company Can you afford your home? Contact your mortgage company Keeping or not keeping your home What happens if you do not contact
Real Estate Finance: Arizona Clare H. Abel, Burch & Cracchiolo, P.A. This Article is published by Practical Law Company on its PLC Real Estate web service at http://us.practicallaw.com/3-500-5703. A Q&A
NORTH AMERICAN TITLE COMPANY Like Clockwork www.nat.com/cfpb UNDERSTANDING THE NEW LOAN ESTIMATE AND CLOSING DISCLOSURE FORMS American Title, we want to make sure all of our customers have the information
CHICAGO TITLE INSURANCE COMPANY TITLE INSURANCE RATES AND CHARGES FOR THE STATE OF MAINE EFFECTIVE: NOVEMBER 12, 2012 (Unless Otherwise Specified Herein) TABLE OF CONTENTS SECTION I... 1 DEFINITIONS...
Glossary of Title Insurance Terms abstract of title The condensed history of the title to a particular parcel of real estate, consisting of a summary of the original grant and all subsequent conveyances
Buying a Home 1 2 INTRODUCTION Buying a home may be the biggest single investment of your lifetime. Your life s savings may be invested in this one venture. Thus, it is extremely important that you, the
How to Buy and Sell Property FAST in Today s Market! A land contract is a written agreement between a person who has sold property ("the Seller or Vendor") and the person who bought that property ("the
ESCROW ACCOUNT OPTION NOTICE TO BORROWER The mortgage interest rate and discount points agreement which you are entering into with Mission Mortgage is based on the assumption that you will be making monthly
Agricultural Business Management FARM LEGAL SERIES June 2015 Mortgages and Contracts for Deed Phillip L. Kunkel, Jeffrey A. Peterson, Jason Thibodeaux Attorneys, Gray Plant Mooty INTRODUCTION Purchases
Assembly Bill No. 344 CHAPTER 733 An act to amend Sections 4970, 4973, 4974, 4975, 4977, 4978, 4978.6, 4979, and 4979.7 of the Financial Code, as added by Assembly Bill 489 of the 2001-02 Regular Session,
The 8 Fastest Ways to STOP FORECLOSURE in 48 Hours or Less Copyright Notice All rights reserved. No part of this publication may be reproduced or transmitted in any form or by any means electronic or mechanical.
House Bill 338 By: Representative Bryant of the 160 th A BILL TO BE ENTITLED AN ACT 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 To amend Title 44 of the Official Code of Georgia Annotated, relating to property,
Short Sale Seller Advisory Short Sale Seller Advisory Recent economic challenges have resulted in many homeowners needing to sell their home but owing more on their home than the home is worth. This advisory
H ELP FOR N EW Y ORK S TATE H OMEOWNERS C ONCERNED A BOUT F ORECLOSURE Common Mortgage and Foreclosure Terms Talking about mortgages can feel like speaking a foreign language and is even more confusing
Short Sales: and Compiling the Package Presented by Karen G. Courtney Managing Attorney Short Sale Coordination Department Attorneys Title Guaranty Fund, Inc. Betsy Green Short Sale Coordinator Short Sale
APPENDIX A TO PART 3500 INSTRUCTIONS FOR COMPLETING HUD-1 AND HUD-1A SETTLEMENT STATEMENTS; SAMPLE HUD-1 AND HUD-1A STATEMENTS The following are instructions for completing the HUD-1 settlement statement,
Ohio SSO Conference November 2, 2013 Mortgage Fundamentals Presented by: Tera Doak, Associate General Counsel, HFHI What is MPAR? The Mortgage Procedures and Regulations (MPAR) initiative offers several
Creating Carryback Financing Carryback financing in lieu of cash Chapter 1 This chapter introduces the concept of carryback financing and presents the various forms of documentation and risks of loss involved.
Table of Contents Do You HAFA? The HAFA Short Sale Program under Making Home Affordable 2 INTRODUCTION 2 Overview: Making Home Affordable ( MHA ) 2 HOME AFFORDABLE FORECLOSURE ALTERNATIVES PROGRAM ( HAFA
Mortgage Fraud Table of Contents Home Equity Scams Choosing a Loan Home Equity Dos Home Equity Don ts Reverse Mortgages Home Loan Law HOEPA Prevents For more information on Mortgage Fraud visit: You could
Home Affordable Foreclosure Alternatives (HAFA) Training for Servicers Agenda HAFA Eligibility Criteria HAFA Policy HAFA Documentation Protections Against Unnecessary Foreclosure Resources What Is HAFA?
SCHEDULE OF RATES FOR THE STATE OF INDIANA Effective as of July 1, 2013 WFG National Title Insurance Company 2711 Middleburg Drive, Suite 312 Columbia, SC 29204 Ph: (803) 799-4747 Fax: (803) 799-4443 TABLE
Chapter 13 Outline / Page 1 Chapter 13: Residential and Commercial Property Financing Understanding the Mortgage Concept - secured vs. unsecured debt - mortgage pledge of property to secure a debt (See
Chapter 47 The Closing THE REAL ESTATE SETTLEMENT PROCEDURES ACT (RESPA) For federally related first mortgages to purchase one-to-four-family dwellings (i.e., almost all residential first mortgage loans
Home Ownership Fact Sheet What does it mean? A Glossary of terms There are many words that are specific to property buyers, sellers and lenders. This list is designed to explain some of these words which
SHOPPING FOR A MORTGAGE The Traditional Fixed-Rate Mortgage Key characteristics: Level payments, fixed interest rate, fixed term. This mortgage is the one which most of us know, and it is still the loan
SafeGuard Capital partners Private Lending: Mortgages & Trust Deeds 900 Washington St, Suite 800 Vancouver, WA 98660 877-280-5771 Private Mortgage Lending (Also Known as Trust Deed Investing) Most investors
MANUAL OF THE TITLE INSURANCE RATING BUREAU OF PENNSYLVANIA 150 Strafford Avenue, Suite 215 P.O. Box 395 Wayne, Pennsylvania 19087-0395 Phone: (610) 995-9995 E-mail: TIRBOP@titlebureaus.com NOTICE THIS
Georgia 2013 Legislation as of March 14, 2013 The Regular 2013 Session for the Georgia General Assembly began in January 2013. Below are updates on the bills of importance to the default servicing community.
Endorsement Guide A brief overview of ALTA Title Insurance Endorsements 2013 First American Financial Corporation and/or its affiliates. All rights reserved. q NYSE: FAF ACKNOWLEDGMENTS All publications
Information & Instructions: HUD 1 Settlement closing statement 1. Section 5 of the Real Estate Settlement Procedures Act of 1974 (Public Law 93-533), effective on June 30, 1976 (RESPA), requires certain
Case 1:14-cv-01028-RMC Document 65-8 Filed 09/30/14 Page 1 of 10 EXHIBIT G Case 1:14-cv-01028-RMC Document 65-8 Filed 09/30/14 Page 2 of 10 STATE RELEASE I. Covered Conduct For purposes of this Release,
FAQs About RESPA for Industry 1. What kinds of transactions are covered under RESPA? Transactions involving a federally related mortgage loan, which includes most loans secured by a lien (first or subordinate
PURCHASE AND LEASING OF REAL PROPERTY IN THE UNITED STATES A. INTRODUCTION By David L. Berkey, Partner Gallet Dreyer & Berkey, LLP Attorneys at Law New York City, USA The purchase and/or leasing of real
NON-RESIDENTS PURCHASING REAL PROPERTY IN THE U.S. A. The Attorneys Role in the Purchase of Real Estate The purchase of real estate in the U.S. without the proper assistance can become a complex transaction.
MORTGAGE EXPERT WITNESS Litigation Related to a Mortgage: Expert Witness Considerations By Joffrey Long Joffrey Long Joffrey Long is a mortgage lender / broker who makes, arranges and services both private
Title/Settlement Agent Application Completed Forms MUST be returned to Live Well Financial, Inc.: Email: firstname.lastname@example.org *This application to be returned to above email address
Reverse Mortgage Is it right for you? Reverse Mortgages are being hyped as a tremendous tool for retirement income. This type of mortgage uses part of the equity in a home as collateral. A Reverse Mortgage,
Title 33: PROPERTY Chapter 9: MORTGAGES OF REAL PROPERTY Table of Contents Subchapter 1. GENERAL PROVISIONS... 3 Section 501. FORMS... 3 Section 501-A. "POWER OF SALE"... 3 Section 502. ENTRY BY MORTGAGEE...
CONTRACT FOR DEED What Homebuyers and Sellers Need to Know to Achieve a Successful Outcome Copyright 2012 CONTRACT FOR DEED Is it the right option for me? This publication is intended to provide advice
Buy The House, Sign The Contract, Protect The Asset Sample Pages 147 155 Now, I need for you to know that once we do your paperwork we will send copies of your paperwork to the administrations that need
HUD 1 Settlement Statement Line instructions General Instructions Information and amounts may be filled in by typewriter, hand printing, computer printing, or any other method producing clear and legible
CONSUMER Information for Advocates Representing Older Adults National Consumer Law Center Steps That Advocates Can Take To Help Prevent Foreclosure How Foreclosures Work CONCERNS Foreclosure or the threat
Name: Date: 1. Under an installment contract, the title to the property is held by the A) vendor. B) vendee. C) trustor. D) trustee. 2. Charging more interest than is legally allowed is known as A) escheat.