Section 2.01c Texas Cash-Out Refinance First Mortgages [Texas Section 50(a)(6) Mortgages] In This Product Description This product description contains the following topics. Overview... 2 Product Summary... 2 Related Bulletins... 2 Lender Certification... 3... 3 Loan Terms... 4 Eligible First Mortgage Products... 4 Maximum LTV/TLTV/ HTLTV, Credit Score and Loan Amount... 4 Assumptions... 4 Ability to Repay and Qualified Mortgage... 5... 5 Eligible Transactions... 5 Temporary Buydowns... 5 Refinances... 6... 6 Use of Loan Proceeds... 6 Secondary Financing... 7 Home Equity Lines of Credit (HELOCs)... 7 Loan Origination and Compliance... 8 Security Property... 9... 9 Rural Homestead... 9 Urban Homestead... 10 Appraisal Requirements... 11 Underwriting and Loan Documentation... 12... 12 Program Codes... 12... 12 Closing and Loan Settlement... 13 Mortgage Documentation... 13 Power of Attorney... 13 Title Insurance... 14 Texas Cash-Out Refinance Page 1 of 14
Overview Product Summary A Texas Section 50(a)(6) mortgage is a mortgage originated under the provisions of Article XVI, Section 50(a)(6), of the Texas Constitution, which allow a borrower to take equity out of a homestead property under certain conditions. The lender must meet the eligibility criteria specified in the Texas Constitution. All Texas Section 50(a)(6) Cash-Out Refinance first mortgage transactions must comply with the more restrictive of Section 2.01: Agency Loan Programs guidelines or the Texas Section 50(a)(6) Cash-Out Refinance guidelines, as outlined in this product description. Section 2.01: Agency Loan Programs guidelines apply for any topic not addressed in this product description. Related Bulletins Related bulletins are provided below in PDF format. To view the list of published bulletins, select the applicable year below. 2015 2014 2013 Note: There are no related bulletins for 2010, 2011, and 2012. Texas Cash-Out Refinance Page 2 of 14
Lender Certification By sale of a Texas Section 50(a)(6) mortgage to SunTrust, the lender certifies that with respect to all of the Texas Section 50(a)(6) mortgages delivered to SunTrust: All Texas Section 50(a)(6) mortgages were (or will be) originated pursuant to written processes and procedures that comply with the provisions of the Texas Constitution applicable to mortgage loans authorized by Section 50(a)(6), Article XVI of the Texas Constitution, as amended from time to time. The lender has in place a specific process for the receipt, handling, and monitoring of notices from borrowers that lender failed to comply with the provisions of the law applicable to Texas Section 50(a) (6) mortgages. Such process must be adequate to ensure that the lender will correct the failure to comply by one of the authorized means no later than the 60th day after the date the lender is notified of the failure to comply by the borrower. An attorney familiar with the provisions of Section 50(a)(6), Article XVI of the Texas Constitution was consulted (or will be consulted prior to origination of the Texas Section 50(a)(6) mortgages) in connection with the development and implementation of the processes and procedures used for the origination of the Texas Section 50(a)(6) mortgages. To ensure ongoing compliance with the law applicable to mortgage loans authorized by Section 50(a) (6), Article XVI of the Texas Constitution, the processes and procedures used for the origination of the Texas Section 50(a)(6) mortgages will be reviewed by the lender regularly and will be updated and revised, as appropriate pursuant to clarifications of the law, on a regular and continual basis. The matters certified herein are representations and warranties of the lender given to SunTrust in connection with each Texas Section 50(a)(6) mortgage. Texas Cash-Out Refinance Page 3 of 14
Loan Terms Eligible First Mortgage Products Fannie Mae Loan Programs Fully Amortizing Fixed Rate, and Fully Amortizing 7/1 & 10/1 LIBOR ARMs Maximum LTV/TLTV/ HTLTV, Credit Score and Loan Amount PRIMARY RESIDENCE AGENCY FULLY AMORTIZING FIXED RATE (Terms 10-30 Years; No Minimum Loan) Max LTV/TLTV/HTLTV Max Loan Minimum Credit Score # of Units Maximum Cash-Out 80%/80%/NA 1 $417,000 660 1 $417,000 1 Home Equity Lines of Credit (HELOCs) are not permitted. PRIMARY RESIDENCE AGENCY FULLY AMORTIZING 7/1 & 10/1 LIBOR ARMs (7/1 LIBOR ARM: Terms 10-30 Years; No Minimum Loan) (10/1 LIBOR ARM: Terms 15-30 Years; No Minimum Loan) Max LTV/TLTV/HTLTV Max Loan Minimum Credit Score # of Units Maximum Cash-Out 75%/75%/NA 1 $417,000 660 1 $417,000 1 Home Equity Lines of Credit (HELOCs) are not permitted. Assumptions Texas Section 50(a)(6) cash-out refinance first mortgages are not assumable at any time over its full term.. Texas Cash-Out Refinance Page 4 of 14
Ability to Repay and Qualified Mortgage Reference: See the Ability-to-Repay and Qualified Mortgage topic in Section 1.05: Underwriting for guidance. Eligible Transactions Temporary Buydowns Temporary interest rate buydowns are not eligible. Texas Cash-Out Refinance Page 5 of 14
Refinances Lenders should be aware that SunTrust s classification of mortgage transactions as cash-out refinance or limited cash-out refinance may differ from the way mortgages are classified under Texas law for purposes of compliance with the Amendment. Texas law determines whether or not a mortgage is a Texas Section 50(a)(6) mortgage. SunTrust requires all loans that meet the definition of a Texas Section 50(a)(6) mortgage be treated as a cash-out transaction. The lender is responsible for determining the applicability of Section 50(a)(6) of the Texas Constitution, regardless of SunTrust s definitions of cash-out and limited cashout refinance transactions. All mortgages that constitute Texas Section 50(a)(6) mortgages under Texas law must comply with these provisions. Accordingly, lenders should not rely on SunTrust s categorization of refinance mortgages for purposes of determining whether compliance with the provisions of Section 50(a)(6) is required. Rather, such lenders should consult with their counsel to determine the applicability of Section 50(a)(6) to a particular loan transaction. Use of Loan Proceeds Texas state law restricts the use of the loan proceeds from a Texas Section 50(a)(6) cash-out refinance transaction. The total proceeds from a Texas Section 50(a)(6) cash-out refinance transaction may not be used to improve the homestead property if a mortgage for that purpose could have been otherwise classified as an (a)(5) home improvement loan under the provisions of the Texas constitution. The borrower may NOT be required, as a condition of the loan, to apply the proceeds of the loan to repay any other debt except debt already secured by the homestead property or debt to a lender other than the lender making the loan. Note: This provision does not prohibit a borrower from including unsecured debt in the cash-out refinance transaction; however, the borrower may not be required to pay off the unsecured debt. If any of the proceeds are used to pay off (or to pay down) any debts the borrower owes the lender that are not secured by the homestead property, the lender must document the voluntary nature of the payment by having the borrower execute the Owners Affidavit of Compliance form. Aside from the guidelines listed above, there are no other restrictions on the use of the loan proceeds from a Texas Section 50(a)(6) cash-out refinance transaction. Texas Cash-Out Refinance Page 6 of 14
Secondary Financing Home Equity Lines of Credit (HELOCs) Home Equity Lines of Credit (HELOCs) are not permitted. Texas Cash-Out Refinance Page 7 of 14
Loan Origination and Compliance By sale of a Texas Section 50(a)(6) mortgage to SunTrust, lenders represent and warrant that the mortgage loan complies with the Article XVI, Section 50(a)(6), of the Texas Constitution and all applicable requirements of this document. The borrower s first payment must be due no later than two months after closing. The lender must provide the title company with a detailed closing instruction letter, and require an acknowledgment of its receipt. The closing instructions must require the title company to conduct the closing in a way that ensures compliance with all applicable provisions of Section 50(a)(6) of the Texas Constitution. For purposes of the compliance with the acknowledgment of the fair market value of the homestead property requirement, the fair market value must be based on an appraisal or an evaluation that is prepared in accordance with a state or federal requirement applicable to the extension of credit and the appraisal must be attached to the written acknowledgment. The proceeds from a Texas Section 50(a)(6) mortgage must not be used to acquire or improve the homestead if a mortgage for that purpose could have been made under a different provision of the Texas Constitution. SunTrust has no other restrictions on the use of the loan proceeds. If the new mortgage is a Section 50(a) (6) refinance transaction originated in order to cure a failure in the original mortgage to comply with Section 50(a) (6), then the Texas law requirement that at least 12 months have passed since any previous Section 50(a) (6) mortgage secured by the homestead property was closed does not apply and the mortgage is eligible for sale to SunTrust provided that it complies in all respects with SunTrust s requirements. DU does not contain the specific eligibility rules needed to determine eligibility in accordance with Article XVI, Section 50(a) (6) of the Texas Constitution or this document Lenders must determine whether refinance mortgages securing properties in Texas are eligible for sale to SunTrust, and should be aware that even though a loan may receive an Eligible recommendation, the loan may not be eligible for delivery according to Section 50(a)(6) of the Texas Constitution or this document. Texas Cash-Out Refinance Page 8 of 14
Security Property A Texas Section 50(a) (6) mortgage must be secured by a single-unit principal residence constituting the borrower s homestead under Texas law. Mortgages secured by two- to four-unit properties, investment properties, or second homes are not eligible. The security property may be: a detached dwelling, an attached dwelling, a unit in a PUD project, a unit in a condo project, The borrower s property may not exceed the applicable acreage limit as determined by Texas law when the Texas Section 50(a)(6) mortgage is originated. A borrower that owns adjacent land must submit appropriate evidence, such as a survey, that the mortgaged homestead property is a separate parcel that does not exceed the permissible acreage. Note: An inter vivos revocable trust that meets SunTrust s borrower eligibility criteria may be a borrower under a Texas Section 50(a)(6) mortgage, provided that the trust meets the requirements for a "qualifying trust" under Texas law for purposes of owning residential property that qualifies for the homestead exemption. Rural Homestead Rural homestead properties are identified under Texas state law and subject to the following property requirements: The size of a rural homestead is limited to one hundred (100) acres: Agricultural rural homestead properties are generally not permitted. If the borrower owns any adjacent land, he or she must submit appropriate evidence (such as a survey) indicating that the mortgaged homestead property is a separate parcel that does not exceed 100 acres. The appraisal for the property and the acknowledgment of fair market value must not take into consideration any property other than the homestead. The survey (or other acceptable evidence) must demonstrate that the homestead property and any adjacent land are separate parcels and that the homestead property is a separately platted and subdivided lot for which full ingress and egress is available. The lender may not have any interest (such as an option to purchase, a security interest, or an easement) in any parcel adjacent to the homestead property that is owned by our borrower, if such interest could constitute additional security for the cash-out refinance transaction. Any costs that the borrower incurs for the survey may be subject to the 3% limitation on fees that can be charged to the borrower in connection with a Texas Section 50(a)(6) cash-out refinance transaction. This is also true with respect to any additional costs the borrower incurs for a property that was previously an undivided lot when as a condition of making the mortgage loan it was required that the borrower subdivide the lot and obtain a new plat and survey for the property. Continued on next page Texas Cash-Out Refinance Page 9 of 14
Security Property, Continued Urban Homestead Urban homestead properties are identified under Texas state law and are subject to the following property requirements: A homestead will be considered urban if the property is: located within the limits of a municipality or its extraterritorial jurisdiction or a platted subdivision, and is served by police protection, paid or volunteer fire protection, and at least three (3) of the following services are provided by a municipality or under contract to a municipality: electric, natural gas, sewer, storm sewer, and water. The size of an urban homestead is limited to ten (10) acres. If the borrower owns any adjacent land, he or she must submit appropriate evidence (such as a survey) indicating that the mortgaged homestead property is a separate parcel that does not exceed ten (10) acres. The appraisal for the property and the acknowledgment of fair market value must not take into consideration any property other than the homestead. The survey (or other acceptable evidence) must demonstrate that the homestead property and any adjacent land are separate parcels and that the homestead property is a separately platted and subdivided lot for which full ingress and egress is available. The lender may not have any interest (such as an option to purchase, a security interest, or an easement) in any parcel adjacent to the homestead property that is owned by our borrower, if such interest could constitute additional security for the cash-out refinance transaction. Any costs that the borrower incurs for the survey may be subject to the 3% limitation on fees that can be charged to the borrower in connection with a Texas cash-out refinance transaction. This is also true with respect to any additional Section 50(a)(6) costs the borrower incurs for a property that was previously an undivided lot when as a condition of making the mortgage loan it was required that the borrower subdivide the lot and obtain a new plat and survey for the property. Texas Cash-Out Refinance Page 10 of 14
Appraisal Requirements Lenders must obtain a new full appraisal, including both interior and exterior inspections, to determine current value on either Uniform Residential Appraisal Report (Form 1004), or Individual Condominium Unit Appraisal Report (Form 1073), even if DU recommends a different property valuation method, such as a Property Inspection Waiver (PIW). The appraisal for the property and the acknowledgment of fair market value must not include any property other than the homestead. The survey (or other acceptable evidence) must demonstrate that: the homestead property and any adjacent land are separate parcels, and the homestead property is a separately platted and subdivided lot for which full ingress and egress is available. The lender must not have any interest (such as an option to purchase, a security interest, or an easement) in any parcel adjacent to the homestead property that is owned by the borrower, if such interest could constitute additional security for the Texas Section 50(a)(6) mortgage. Texas Cash-Out Refinance Page 11 of 14
Underwriting and Loan Documentation Texas Section 50(a)(6) mortgages are eligible for the reduced documentation Requirements recommended by Desktop Underwriter (DU), provided that all other terms and conditions described herein for Texas Section 50(a) (6) mortgages shall apply. This includes, but is not limited to, the additional representations and warranties, and requirements related to mortgage documentation, property valuation and title insurance, Traditionally underwritten and Freddie Mac s Loan Prospector (LP) are not eligible. Program Codes The following table shows program codes for Agency Texas Section 50(a)(6) Cash- Out Refinances: Loan Program Agency Fixed Rate (fully amortizing) Texas Section 50(a)(6) Cash-Out Refinance 10-15 Years, Full Doc Agency Fixed Rate (fully amortizing) Texas Section 50(a)(6) Cash-Out Refinance 16-30 Years, Full Doc Agency 7/1 LIBOR ARM (fully amortizing) Texas Section 50(a)(6) Cash-Out Refinance (all terms), Full Doc Agency 10/1 LIBOR ARM (fully amortizing) Texas Section 50(a)(6) Cash-Out Refinance (all terms), Full Doc Program Code C15TX C30TX 71FNTX 10FNTX Texas Cash-Out Refinance Page 12 of 14
Closing and Loan Settlement Mortgage Documentation Section 50(a)(6) of Article XVI of the Texas Constitution permits a home equity loan to be secured by the borrower s homestead property under certain conditions. Mortgages originated under this provision are referred to as Section 50(a)(6) mortgages. This provision includes numerous consumer safeguards and significant lender penalties for noncompliance. To facilitate compliance with the provisions of Section 50(a)(6), Fannie Mae has developed a special security instrument that must be used in connection with mortgages originated under these provisions and special notes and riders that must be used with this special security instrument, as well as a special affidavit that must be prepared and recorded in connection with each Section 50(a)(6) transaction. Because of the complexities involved in closing Section 50(a)(6) mortgages and the possibility that a valid lien may not be created, it is important that a lender provide the title company with a detailed closing instruction letter and require an acknowledgment of its receipt. The closing instructions must require the title company to conduct its closings properly to ensure compliance with Section 50(a)(6). To assist in this endeavor, the Texas Home Equity Affidavit and Agreement First Lien (Form 3185) must be prepared and recorded in connection with each Section 50(a)(6) mortgage transaction. This document sets out many of the consumer safeguards to which the borrower is entitled: the receipt of copies of all closing documents; a statement of all fees imposed or collected by the title company; a caution against signing documents with unfilled blanks; the receipt of a required notice concerning the extension of credit; the receipt of a final itemized disclosure of the actual fees, points, interest, costs, and charges that would be charged at closing; a cooling-off period before closing; no disbursement of funds until after the applicable rescission period; and a written acknowledgment of the fair market value of the property (with a copy of the property appraisal). By signing this document, the borrower acknowledges the actions that were taken to ensure that he or she received all of the required notices and safeguards required under the revised Texas Constitution. SunTrust suggests that a lender also require each borrower to sign a closing receipt that itemizes the documents that he or she received at closing. Power of Attorney Powers of attorney for the borrowers are not acceptable. Continued on next page Texas Cash-Out Refinance Page 13 of 14
Closing and Loan Settlement, continued Title Insurance In addition to standard SunTrust guidelines, the following requirements apply: For all Texas Section 50(a)(6) mortgages, a title insurance policy written on Texas Land Title Association forms (standard or short form), supplemented by an Equity Loan Mortgage Endorsement (Form T 42) and a Supplemental Coverage Equity Loan Mortgage Endorsement (Form T 42.1), is required. Note: There may be no exceptions or deletions to the coverage provided by Paragraphs 2(a) through (e) of the T-42 endorsement and the endorsement must include the optional coverage provided by Paragraph 2(f), as well as the additional coverage provide by Endorsement T-42.1. The title insurance policy cannot include language that: excludes coverage for a title defect that arises because financed origination expenses are held not to be reasonable costs necessary to refinance or defines the reasonable costs necessary to refinance requirement as a consumer credit protection law since the standard title policy excludes coverage when lien validity is questioned due to a failure to comply with consumer credit protection laws. Texas Cash-Out Refinance Page 14 of 14