A. Respa (Federal Mortgage Related Laws 28%)

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(Subpart A, General Provisions)

Designation

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This part, known as Regulation X, is issued by the Bureau of Consumer Financial Protection to implement the Real Estate Settlement Procedures Act of 1974, as amended, 12 U.S.C. 2601 et. seq.

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(Subpart A, General Provisions)

Statutory terms

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All terms defined in RESPA (12 U.S.C. 2602) are used in accordance with their statutory meaning unless otherwise defined in paragraph (b) of this section or elsewhere in this part.

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(Subpart A, General Provisions)

Application

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submission of a borrower's financial information in anticipation of a credit decision relating to a federally related mortgage loan, INCLUDES: 1.borrower's name,2. borrower's monthly income, 3.social security number to obtain a credit report,4.property address, 5.estimate of value of property, 6. mortgage loan amount sought, & 7. any other information deemed necessary by the loan originator. Application may in writing or electronically submitted, including a written record of an oral application.

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(Subpart A, General Provisions)

Balloon payment

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has the same meaning as “balloon payment” under Regulation Z

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(Subpart A, General Provisions)

Bureau

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means the Bureau of Consumer Financial Protection.

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(Subpart A, General Provisions)

Business day

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means a day on which the offices of the business entity are open to the public for carrying on substantially all of the entity's business functions.

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(Subpart A, General Provisions)

Changed circumstances means:

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1)(i) Acts of God, war, disaster, or other emergency;

(ii) Information particular to the borrower or transaction that was relied on in providing the GFE and that changes or is found to be inaccurate after the GFE has been provided. This may include information about the credit quality of the borrower, the amount of the loan, the estimated value of the property, or any other information that was used in providing the GFE;(iii) New information particular to the borrower or transaction that was not relied on in providing the GFE; or (iv) Other circumstances that are particular to the borrower or transaction, including boundary disputes, the need for flood insurance, or environmental problems.

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(Subpart A, General Provisions)

Changed circumstances do not include:

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(i) 1. borrower's name, 2. borrower's monthly income, 3. property address, 4. estimate of the value of property, 5. mortgage loan amt sought, & any info contained in any credit report obtained by the LO prior to providing the GFE, unless the information changes or is found to be inaccurate after the GFE has been provided; or (ii) Market price fluctuations by themselves.

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(Subpart A, General Provisions)

Dealer

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means, in the case of property improvement loans, a seller, contractor, or supplier of goods or services. In the case of manufactured home loans, “dealer” means one who engages in the business of manufactured home retail sales.

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(Subpart A, General Provisions)

Dealer loan or dealer consumer credit contract

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any arrangement in which a dealer assists the borrower in obtaining a federally related mortgage loan from the funding lender and then assigns the dealer's legal interests to the funding lender and receives the net proceeds of the loan. The funding lender is the lender for the purposes of the disclosure requirements of this part. If a dealer is a “creditor” as defined under the definition of “federally related mortgage loan” in this part, the dealer is the lender for purposes of this part.

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(Subpart A, General Provisions)

Effective date of transfer is defined in section

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6(i)(1) of RESPA (12 U.S.C. 2605(i)(1)). In the case of a home equity conversion mortgage or reverse mortgage as referenced in this section, the effective date of transfer is the transfer date agreed upon by the transferee servicer and the transferor servicer.

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(Subpart A, General Provisions)

Federally related mortgage loan means:

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(1)Any loan(other than temporary financing, such as a construction loan):secured by a 1st or subordinate lien on residential real property, including a refinancing of any secured loan on residential real property, upon which there is either:

(A) Located or, following settlement, will be constructed using proceeds of the loan, a structure(s) designed principally for occupancy of from1-4 families (including individual units of condominiums and cooperatives and including any related interests, such as a share in the cooperative or right to occupancy of the unit); or

(B) Located or, following settlement, will be placed using proceeds of the loan, a manufactured home; and

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(Subpart A, General Provisions),

For which one of the following paragraphs applies the Federally related mortgage loan

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(A) Is made in whole or in part by any lender that is either regulated by or whose deposits or accounts are insured by any agency of the Federal Government;

(B) Is made in whole or in part, or is insured, guaranteed, supplemented, or assisted in any way:by 1. HUD, 2.any program administered by HUD or agerncy of the federal government. 3. is intended to be sold to freddie/fannie/ginnie (originating lender successor)

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(Subpart A, General Provisions),

Good faith estimate or GFE

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means an estimate of settlement charges a borrower is likely to incur, as a dollar amount, and related loan information, based upon common practice and experience in the locality of the mortgaged property, as provided on the form prescribed in §1024.7 and prepared in accordance with the Instructions in appendix C to this part.

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(Subpart A, General Provisions),

HUD-1 or HUD-1A settlement statement

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means the statement that is prescribed in this part for setting forth settlement charges in connection with either the purchase or the refinancing (or other subordinate lien transaction) of 1- to 4-family residential property.

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(Subpart A, General Provisions),

Lender means

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generally, the secured creditor or creditors named in the debt obligation and document creating the lien. For loans originated by a mortgage broker that closes a federally related mortgage loan in its own name in a table funding transaction, the lender is the person to whom the obligation is initially assigned at or after settlement. A lender, in connection with dealer loans, is the lender to whom the loan is assigned, unless the dealer meets the definition of creditor as defined under “federally related mortgage loan”

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(Subpart A, General Provisions),

Loan originator means

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a lender or mortgage broker.

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(Subpart A, General Provisions),

Mortgage broker means

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a person (other than an employee of a lender) that renders origination services and serves as an intermediary between a borrower and a lender in a transaction involving a federally related mortgage loan, including such a person that closes the loan in its own name in a table-funded transaction.

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(Subpart A, General Provisions),

Mortgaged property means

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the real property that is security for the federally related mortgage loan.

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(Subpart A, General Provisions),

Origination service means

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any service involved in the creation of a federally related mortgage loan, including but not limited to the taking of the loan application, loan processing, the underwriting and funding of the loan, and the processing and administrative services required to perform these functions.

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(Subpart A, General Provisions),

Public Guidance Documents means

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Federal Register documents adopted or published, that the Bureau may amend from time-to-time by publication in the Federal Register. These documents are also available from the Bureau. Requests for copies of Public Guidance Documents should be directed to the Associate Director, Research, Markets, and Regulations, Bureau of Consumer Financial Protection, 1700 G Street NW., Washington, DC 20552.

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(Subpart A, General Provisions),

Refinancing means

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transaction which existing obligation was subject to a secured lien on residential real property is satisfied and replaced by a new obligation undertaken by the same borrower and with the same or a new lender.

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(Subpart A, General Provisions),

The following shall NOT be treated as a refinance

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(1) A renewal of a single payment obligation with no change in the original terms;(2) A reduction in the annual percentage rate as computed under the Truth in Lending Act with a corresponding change in the payment schedule; (3) An agreement involving a court proceeding; (4) A workout agreement, which a change in the payment schedule or in collateral requirements is agreed to as a result of the consumer's default or delinquency, unless the rate is increased or the new amount financed exceeds the unpaid balance plus earned finance charges and premiums for continuation of allowable insurance; and (5) The renewal of optional insurance purchased by the consumer that is added to an existing transaction, if disclosures relating to the initial purchase were provided.

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(Subpart A, General Provisions),

Regulation Z mean

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the regulations issued by the Bureau (12 CFR part 1026) to implement the Federal Truth in Lending Act (15 U.S.C. 1601 et seq.), and includes the Commentary on Regulation Z.

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(Subpart A, General Provisions),

Required use means

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situation in which a person must use a particular provider of a settlement service in order to have access to some distinct service or property, and the person will pay for the settlement service of the particular provider or will pay a charge attributable, in whole or in part, to the settlement service. However, the offering of a package (or combination of settlement services) or the offering of discounts or rebates to consumers for the purchase of multiple settlement services does not constitute a required use. Any package or discount must be optional to the purchaser. The discount must be a true discount below the prices that are otherwise generally available, and must not be made up by higher costs elsewhere in the settlement process.

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(Subpart A, General Provisions),

Servicer means

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a person responsible for the servicing of a federally related mortgage loan (including the person who makes or holds such loan if such person also services the loan). The term does not include:

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The term Servicer does not include:

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(1) The Federal Deposit Insurance Corporation (FDIC), in connection with assets acquired, assigned, sold, or transferred pursuant to section 13(c). (2) The National Credit Union Administration (NCUA), in connection with assets acquired, assigned, sold, or transferred pursuant to section 208 of the Federal Credit Union Act or as conservator or liquidating agent of an insured credit union; and FNMA, Freddie Mac,the FDIC; HUD, including GNMA. and the Federal Housing Administration (FHA) (including cases in which a mortgage insured under the National Housing Act

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(Subpart A, General Provisions),

Servicing means

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receiving any scheduled periodic payments from a borrower pursuant to the terms of any federally related mortgage loan, including amounts for escrow accounts under section 10 of RESPA (12 U.S.C. 2609), and making the payments to the owner of the loan or other third parties of principal and interest and such other payments with respect to the amounts received from the borrower as may be required pursuant to the terms of the mortgage servicing loan documents or servicing contract. In the case of a home equity conversion mortgage or reverse mortgage as referenced in this section, servicing includes making payments to the borrower.

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(Subpart A, General Provisions),

Settlement means

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the process of executing legally binding documents regarding a lien on property that is subject to a federally related mortgage loan. This process may also be called “closing” or “escrow” in different jurisdictions.

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(Subpart A, General Provisions),

Settlement service means

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any service provided in connection with a prospective or actual settlement, including, but not limited to, any one or more of the following: 1) Origination of a federally related mortgage loan 2) Rendering of services by a mortgage broker (3) Provision of any services related to the origination, processing or funding of a federally related mortgage loan;

(4) Provision of title services, including title searches, title examinations, abstract preparation, insurability determinations, and the issuance of title commitments and title insurance policies; (5) Rendering of services by an attorney; (6) Preparation of documents, including notarization, delivery, and recordation; (7) Rendering of credit reports and appraisals;

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(Subpart A, General Provisions),

Special information booklet means

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the booklet adopted pursuant to section 5 of RESPA (12 U.S.C. 2604) to help persons understand the nature and costs of settlement services. The Bureau publishes the form of the special information booklet in the Federal Register or by other public notice. The Bureau may issue or approve additional booklets or alternative booklets by publication of a Notice in the Federal Register.

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(Subpart A, General Provisions),

State means

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any state of the United States, the District of Columbia, the Commonwealth of Puerto Rico, and any territory or possession of the United States.

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(Subpart A, General Provisions),

Table funding means

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a settlement at which a loan is funded by a contemporaneous advance of loan funds and an assignment of the loan to the person advancing the funds. A table-funded transaction is not a secondary market transaction

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(Subpart A, General Provisions),

Third party means

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settlement service provider other than a loan originator.

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(Subpart A, General Provisions),

Title company means

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any institution, or its duly authorized agent, that is qualified to issue title insurance.

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(Subpart A, General Provisions),

Title service means

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any service involved in the provision of title insurance (lender's or owner's policy), including but not limited to: Title examination and evaluation; preparation and issuance of title commitment; clearance of underwriting objections; preparation and issuance of a title insurance policy or policies; and the processing and administrative services required to perform these functions. The term also includes the service of conducting a settlement.

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(Subpart A, General Provisions),

Tolerance means

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the maximum amount by which the charge for a category or categories of settlement costs may exceed the amount of the estimate for such category or categories on a GFE.

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(Subpart A, General Provisions),

Exemptions. by RESPA

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(1) A loan on property of 25 acres or more.(2) Business purpose loans. An extension of credit primarily for a business, commercial, or agricultural purpose(3)Temporary financing, such as a construction loan. The exemption for temporary financing does not apply to a loan made to finance construction of 1- to 4-family residential property if the loan is used as, or may be converted to, permanent financing by the same lender.(4) Vacant land. (5)Assumption without lender approval.(6) Loan conversions.(7) Secondary market transactions.