For class action defense attorneys who defend against RESPA
(Real Estate Settlement Procedures Act) class actions, we provide the text of
Regulation X.Congress gave authority
to the Secretary of the Department of Housing and Urban Development (HUD) to
promulgate regulations for RESPA, and the regulations are set forth in 24 CFR §
3500.1 et seq.The regulations
skip because 24 CFR § 3500.20 was removed and reserved; the next RESPA
regulation, therefore, is found at 24 CFR § 3500.21, which sets forth the
regulations concerning the transfer of mortgage servicing. Section 3500.21 provides in full:
§ 3500.21. Mortgage servicing transfers;/p>
(a) Definitions.As
used in this section:
Master servicer means the owner of the right to
perform servicing, which may actually perform the servicing itself or may do so
through a subservicer.
Mortgage servicing loan means a federally related
mortgage loan, as that term is defined in § 3500.2, subject to the exemptions
in § 3500.5, when the mortgage loan is secured by a first lien. The definition does not include subordinate
lien loans or open-end lines of credit (home equity plans) covered by the Truth
in Lending Act and Regulation Z, including open-end lines of credit secured by
a first lien.
Qualified written request means a written
correspondence from the borrower to the servicer prepared in accordance with
paragraph (e)(2) of this section.
Subservicer means a servicer who does not own the
right to perform servicing, but who does so on behalf of the master servicer.
Transferee servicer means a servicer who obtains or
who will obtain the right to perform servicing functions pursuant to an
agreement or understanding.
Transferor servicer means a servicer, including a
table funding mortgage broker or dealer on a first lien dealer loan, who
transfers or will transfer the right to perform servicing functions pursuant to
an agreement or understanding.
(b) Servicing Disclosure Statement and Applicant
Acknowledgement; requirements.(1) At
the time an application for a mortgage servicing loan is submitted, or within 3
business days after submission of the application, the lender, mortgage broker
who anticipates using table funding, or dealer who anticipates a first lien
dealer loan shall provide to each person who applies for such a loan a
Servicing Disclosure Statement.This
requirement shall not apply when the application for credit is turned down
within three business days after receipt of the application. A format for the Servicing Disclosure
Statement appears as Appendix MS-1 to this part. Except as provided in paragraph (b)(2) of this section, the
specific language of the Servicing Disclosure Statement is not required to be
used, but the Servicing Disclosure Statement must include the information set
out in paragraph (b)(3) of this section, including the statement of the
borrower's rights in connection with complaint resolution. The information set forth in Instructions to
Preparer on the Servicing Disclosure Statement need not be included on the form
given to applicants, and material in square brackets is optional or alternative
language.
(2) The Applicant's Acknowledgement portion of the Servicing
Disclosure Statement in the format stated is mandatory. Additional lines may be added to accommodate
more than two applicants.
(3) The Servicing Disclosure Statement must contain the
following information, except as provided in paragraph (b)(3)(ii) of this section:
(i) Whether the servicing of the loan may be assigned, sold
or transferred to any other person at any time while the loan is
outstanding.If the lender, table
funding mortgage broker, or dealer in a first lien dealer loan does not engage
in the servicing of any mortgage servicing loans, the disclosure may consist of
a statement to the effect that there is a current intention to assign, sell, or
transfer servicing of the loan.
(ii) The percentages (rounded to the nearest quartile (25%))
of mortgage servicing loans originated by the lender in each calendar year for
which servicing has been assigned, sold, or transferred for such calendar year.
Compliance with this paragraph (b)(3)(ii) is not required if the lender, table
funding mortgage broker, or dealer on a first lien dealer loan chooses option B
in the model format in paragraph (b)(4) of this section, including in square
brackets the language "[and have not serviced mortgage loans in the last
three years.]".The percentages
shall be provided as follows:
(A) This information shall be set out for the most recent
three calendar years completed, with percentages as of the end of each
year.This information shall be updated
in the disclosure no later than March 31 of the next calendar year. Each percentage
should be obtained by using as the numerator the number of mortgage servicing
loans originated during the calendar year for which servicing is transferred
within the calendar year and, as the denominator, the total number of mortgage
servicing loans originated in the calendar year. If the volume of transfers is less than 12.5 percent, the word
"nominal" or the actual percentage amount of servicing transfers may
be used.
(B) This statistical information does not have to include
the assignment, sale, or transfer of mortgage loan servicing by the lender to
an affiliate or subsidiary of the lender. However, lenders may voluntarily include transfers to an affiliate or
subsidiary.The lender should indicate
whether the percentages provided include assignments, sales, or transfers to
affiliates or subsidiaries.
(C) In the alternative, if applicable, the following
statement may be substituted for the statistical information required to be
provided in accordance with paragraph (b)(3)(ii) of this section: "We have previously assigned, sold, or
transferred the servicing of federally related mortgage loans."
(iii) The best available estimate of the percentage (0 to 25
percent, 26 to 50 percent, 51 to 75 percent, or 76 to 100 percent) of all loans
to be made during the 12-month period beginning on the date of origination for
which the servicing may be assigned, sold, or transferred. Each percentage should be obtained by using
as the numerator the estimated number of mortgage servicing loans that will be
originated for which servicing may be transferred within the 12-month period
and, as the denominator, the estimated total number of mortgage servicing loans
that will be originated in the 12-month period.
(A) If the lender, mortgage broker, or dealer anticipates
that no loan servicing will be sold during the calendar year, the word
"none" may be substituted for "0 to 25 percent." If it is anticipated that all loan servicing
will be sold during the calendar year, the word "all" may be
substituted for "76 to 100 percent."
(B) This statistical information does not have to include
the estimated assignment, sale, or transfer of mortgage loan servicing to an
affiliate or subsidiary of that person. However, this information may be provided voluntarily. The Servicing Disclosure Statements should
indicate whether the percentages provided include assignments, sales or
transfers to affiliates or subsidiaries.
(iv) The information set out in paragraphs (d) and (e) of
this section.
(v) A written acknowledgement that the applicant (and any
co-applicant) has/have read and understood the disclosure, and understand that
the disclosure is a required part of the mortgage application. This acknowledgement shall be evidenced by
the signature of the applicant and any co-applicant.
(4) The following is a model format, which includes several
options, for complying with the requirements of paragraph (b)(3) of this
section.The model format may be
annotated with additional information that clarifies or enhances the model
language.The lender or table funding
mortgage broker (or dealer) should use the language that best describes the
particular circumstances.
(i) Model Format: The following is the best estimate of what will happen to the servicing
of your mortgage loan:
(A) Option A.We may
assign, sell, or transfer the servicing of your loan while the loan is
outstanding.[We are able to service
your loan[.][,] and we [will] [will not] [haven't decided whether to] service
your loan.]; or
(B) Option B.We do
not service mortgage loans[.][,] [and have not serviced mortgage loans in the
past three years.]We presently intend
to assign, sell, or transfer the servicing of your mortgage loan. You will be informed about your servicer.
(C) As appropriate, the following paragraph may be used:
We assign, sell, or transfer the servicing of some of our
loans while the loans are outstanding, depending on the type of loan and other
factors.For the program for which you
have applied, we expect to [assign, sell, or transfer all of the mortgage
servicing] [retain all of the mortgage servicing] [assign, sell, or transfer
___% of the mortgage servicing].
(ii) [Reserved]
(c) Servicing Disclosure Statement and Applicant
Acknowledgement; delivery.The lender,
table funding mortgage broker, or dealer that anticipates a first lien dealer
loan shall deliver Servicing Disclosure Statements to each applicant for
mortgage servicing loans.Each
applicant or co-applicant must sign an Acknowledgement of receipt of the
Servicing Disclosure Statement before settlement.
(1) In the case of a face-to-face interview with one or more
applicants, the Servicing Disclosure Statement shall be delivered at the time
of application. An applicant present at the interview may sign the
Acknowledgment on his or her own behalf at that time. An applicant present at the interview also may accept delivery of
the Servicing Disclosure Statement on behalf of the other applicants.
(2) If there is no face-to-face interview, the Servicing
Disclosure Statement shall be delivered by placing it in the mail, with prepaid
first-class postage, within 3 business days from receipt of the
application.If co-applicants indicate
the same address on their application, one copy delivered to that address is
sufficient.If different addresses are
shown by co-applicants on the application, a copy must be delivered to each of
the co-applicants.
(3) The signed Applicant Acknowledgment(s) shall be retained
for a period of 5 years after the date of settlement as part of the loan file
for every settled loan.There is no
requirement for retention of Applicant Acknowledgment(s) if the loan is not
settled.
(d) Notices of Transfer; loan servicing. (1) Requirement for notice. (i) Except as provided in this paragraph
(d)(1)(i) or paragraph (d)(1)(ii) of this section, each transferor servicer and
transferee servicer of any mortgage servicing loan shall deliver to the
borrower a written Notice of Transfer, containing the information described in
paragraph (d)(3) of this section, of any assignment, sale, or transfer of the
servicing of the loan.The following
transfers are not considered an assignment, sale, or transfer of mortgage loan
servicing for purposes of this requirement if there is no change in the payee, address
to which payment must be delivered, account number, or amount of payment due:
(A) Transfers between affiliates;
(B) Transfers resulting from mergers or acquisitions of
servicers or subservicers; and
(C) Transfers between master servicers, where the
subservicer remains the same.
(ii) The Federal Housing Administration (FHA) is not
required under paragraph(d) of this
section to submit to the borrower a Notice of Transfer in cases where a
mortgage insured under the National Housing Act is assigned to FHA.
(2) Time of notice. (i) Except as provided in paragraph (d)(2)(ii) of this section:
(A) The transferor servicer shall deliver the Notice of
Transfer to the borrower not less than 15 days before the effective date of the
transfer of the servicing of the mortgage servicing loan;
(B) The transferee servicer shall deliver the Notice of
Transfer to the borrower not more than 15 days after the effective date of the
transfer; and
(C) The transferor and transferee servicers may combine
their notices into one notice, which shall be delivered to the borrower not
less than 15 days before the effective date of the transfer of the servicing of
the mortgage servicing loan.
(ii) The Notice of Transfer shall be delivered to the
borrower by the transferor servicer or the transferee servicer not more than 30
days after the effective date of the transfer of the servicing of the mortgage
servicing loan in any case in which the transfer of servicing is preceded by:
(A) Termination of the contract for servicing the loan for
cause;
(B) Commencement of proceedings for bankruptcy of the
servicer; or
(C) Commencement of proceedings by the Federal Deposit
Insurance Corporation(FDIC) or the
Resolution Trust Corporation (RTC) for conservatorship or receivership of the
servicer or an entity that owns or controls the servicer.
(iii) Notices of Transfer delivered at settlement by the
transferor servicer and transferee servicer, whether as separate notices or as
a combined notice, will satisfy the timing requirements of paragraph (d)(2) of
this section.
(3) Notices of Transfer; contents. The Notices of Transfer required under paragraph (d) of this
section shall include the following information:
(i) The effective date of the transfer of servicing;
(ii) The name, consumer inquiry addresses (including, at the
option of the servicer, a separate address where qualified written requests
must be sent), and a toll-free or collect-call telephone number for an employee
or department of the transferee servicer;
(iii) A toll-free or collect-call telephone number for an employee
or department of the transferor servicer that can be contacted by the borrower
for answers to servicing transfer inquiries;
(iv) The date on which the transferor servicer will cease to
accept payments relating to the loan and the date on which the transferee
servicer will begin to accept such payments. These dates shall either be the same or consecutive days;
(v) Information concerning any effect the transfer may have
on the terms or the continued availability of mortgage life or disability insurance,
or any other type of optional insurance, and any action the borrower must take
to maintain coverage;
(vi) A statement that the transfer of servicing does not
affect any other term or condition of the mortgage documents, other than terms
directly related to the servicing of the loan; and
(vii) A statement of the borrower's rights in connection
with complaint resolution, including the information set forth in paragraph (e)
of this section.Appendix MS-2 of this
part illustrates a statement satisfactory to the Secretary.
(4) Notices of Transfer; sample notice. Sample language that may be used to comply
with the requirements of paragraph (d) of this section is set out in Appendix
MS-2 of this part.Minor modifications
to the sample language may be made to meet the particular circumstances of the
servicer, but the substance of the sample language shall not be omitted or
substantially altered.
(5) Consumer protection during transfer of servicing. During the 60-day period beginning on the
effective date of transfer of the servicing of any mortgage servicing loan, if
the transferor servicer (rather than the transferee servicer that should
properly receive payment on the loan) receives payment on or before the
applicable due date (including any grace period allowed under the loan
documents), a late fee may not be imposed on the borrower with respect to that
payment and the payment may not be treated as late for any other purposes.
(e) Duty of loan servicer to respond to borrower inquiries.
(1) Notice of receipt of inquiry. Within 20 business days of a servicer of a mortgage servicing
loan receiving a qualified written request from the borrower for information
relating to the servicing of the loan, the servicer shall provide to the
borrower a written response acknowledging receipt of the qualified written
response.This requirement shall not
apply if the action requested by the borrower is taken within that period and
the borrower is notified of that action in accordance with the paragraph (f)(3)
of this section.By notice either
included in the Notice of Transfer or separately delivered by first-class mail,
postage prepaid, a servicer may establish a separate and exclusive office and
address for the receipt and handling of qualified written requests.
(2) Qualified written request; defined. (i) For purposes of paragraph (e) of this
section, a qualified written request means a written correspondence (other than
notice on a payment coupon or other payment medium supplied by the servicer)
that includes, or otherwise enables the servicer to identify, the name and
account of the borrower, and includes a statement of the reasons that the
borrower believes the account is in error, if applicable, or that provides
sufficient detail to the servicer regarding information relating to the
servicing of the loan sought by the borrower.
(ii) A written request does not constitute a qualified
written request if it is delivered to a servicer more than 1 year after either
the date of transfer of servicing or the date that the mortgage servicing loan
amount was paid in full, whichever date is applicable.
(3) Action with respect to the inquiry. Not later than 60 business days after
receiving a qualified written request from the borrower, and, if applicable,
before taking any action with respect to the inquiry, the servicer shall:
(i) Make appropriate corrections in the account of the
borrower, including the crediting of any late charges or penalties, and
transmit to the borrower a written notification of the correction. This written notification shall include the
name and telephone number of a representative of the servicer who can provide
assistance to the borrower; or
(ii) After conducting an investigation, provide the borrower
with a written explanation or clarification that includes:
(A) To the extent applicable, a statement of the servicer's
reasons for concluding the account is correct and the name and telephone number
of an employee, office, or department of the servicer that can provide
assistance to the borrower; or
(B) Information requested by the borrower, or an explanation
of why the information requested is unavailable or cannot be obtained by the
servicer, and the name and telephone number of an employee, office, or
department of the servicer that can provide assistance to the borrower.
(4) Protection of credit rating. (i) During the 60-business day period beginning on the date of
the servicer receiving from a borrower a qualified written request relating to
a dispute on the borrower's payments, a servicer may not provide adverse
information regarding any payment that is the subject of the qualified written
request to any consumer reporting agency (as that term is defined in section
603 of the Fair Credit Reporting Act, 15 U.S.C. 1681a).
(ii) In accordance with section 17 of RESPA (12 U.S.C.
2615), the protection of credit rating provision of paragraph (e)(4)(i) of this
section does not impede a lender or servicer from pursuing any of its remedies,
including initiating foreclosure, allowed by the underlying mortgage loan
instruments.
(f) Damages and costs. (1) Whoever fails to comply with any provision of this section shall be
liable to the borrower for each failure in the following amounts:
(i) Individuals.In
the case of any action by an individual, an amount equal to the sum of any
actual damages sustained by the individual as the result of the failure and,
when there is a pattern or practice of noncompliance with the requirements of
this section, any additional damages in an amount not to exceed $1,000.
(ii) Class Actions. In the case of a class action, an amount equal to the sum of any actual
damages to each borrower in the class that result from the failure and, when
there is a pattern or practice of noncompliance with the requirements of this
section, any additional damages in an amount not greater than $1,000 for each
class member.However, the total amount
of any additional damages in a class action may not exceed the lesser of
$500,000 or 1 percent of the net worth of the servicer.
(iii) Costs.In
addition, in the case of any successful action under paragraph (f) of this
section, the costs of the action and any reasonable attorneys' fees incurred in
connection with the action.
(2) Nonliability.A
transferor or transferee servicer shall not be liable for any failure to comply
with the requirements of this section, if within 60 days after discovering an
error (whether pursuant to a final written examination report or the servicer's
own procedures) and before commencement of an action under this section and the
receipt of written notice of the error from the borrower, the servicer notifies
the person concerned of the error and makes whatever adjustments are necessary
in the appropriate account to ensure that the person will not be required to
pay an amount in excess of any amount that the person otherwise would have
paid.
(g) Timely payments by servicer. If the terms of any mortgage servicing loan require the borrower
to make payments to the servicer of the loan for deposit into an escrow account
for the purpose of assuring payment of taxes, insurance premiums, and other
charges with respect to the mortgaged property, the servicer shall make
payments from the escrow account in a timely manner for the taxes, insurance
premiums, and other charges as the payments become due, as governed by the
requirements in § 3500.17(k).
(h) Preemption of State laws. A lender who makes a mortgage servicing loan or a servicer shall
be considered to have complied with the provisions of any State law or
regulation requiring notice to a borrower at the time of application for a loan
or transfer of servicing of a loan if the lender or servicer complies with the
requirements of this section.Any State
law requiring notice to the borrower at the time of application or at the time
of transfer of servicing of the loan is preempted, and there shall be no
additional borrower disclosure requirements. Provisions of State law, such as those requiring additional notices to
insurance companies or taxing authorities, are not preempted by section 6 of
RESPA or this section, and this additional information may be added to a notice
prepared under this section, if the procedure is allowable under State law.
Posted In: Statutes & Rules