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Archive for November, 2010

Wednesday, November 17th, 2010

In written testimony for the House Financial Services Committee, R.K. Arnold, CEO of MERS Corp, will state that the electronic mortgage registry system only begins a foreclosure when instructed by the mortgage servicer and receives no financial compensation when it does so.

Acting Comptroller of the Currency John Walsh said in additional testimony that MERS' foreclosure processes will be under investigation until December by his office. MERS is countering that it has done nothing wrong.

Arnold will add that so-called robo-signers, those who allegedly push forward foreclosure documentation without proper review, are now identified and either retrained or their associated firms dismissed from MERS. Arnold is scheduled to appear before the committee on Thursday.

"When we did not get the assurances we thought were appropriate to keep this from happening, we suspended our relationships with those companies," Arnold explains.

Arnold is looking to set straight some confusion over what MERS does in the mortgage finance space. He will explain that MERS does not receive or maintain either the mortgage or the promissory note, and therefore could not produce the actual deed to the property if requested.

Rather, "every time a note or servicer changes hands, a notation of that change is made electronically on the MERS System by the members involved in the sale," he says.

Around half of all mortgages in the United States are registered on MERS' database and the firms operations are well within the boundaries of the law.

"The role and function of MERS were initially crafted in conformance with, and continues to rest, on long established law and legal principles," Arnold's testimony states.

Write to Jacob Gaffney.

Wednesday, November 17th, 2010

The Federal Deposit Insurance Corp., the Office of the Comptroller of the Currency, the Federal Reserve and the Office of Thrift Supervision, are conducting a second round of stress tests on banks that control the majority of outstanding mortgages and will have conclusive reviews by early next year, according to Elizabeth Duke, a governor on the Federal Reserve Board.

She provided written testimony Wednesday to the House Committee on Financial Services, which is scheduled to hear public testimony from key members of the housing finance industry on Thursday.

Duke said interagency examinations will provide a basis for regulators to develop a plan for remedial action. By looking at each firm's policies, procedures and internal control related to foreclosure practices, the FDIC will determine how best to enforce policies that will "ensure that actions taken with respect to borrowers and their homes are valid and in accordance with the law," she said.

The 19 largest bank holding companies went through a round of stress tests in early 2009 to determine how "healthy" they were with regard to capital liquidity and risk. The results from the tests were split. Ten of the 19 banks failed, and nine passed.

The FDIC determined the banks would need an additional $185 billion buffer to survive the most adverse scenario.

In addition to the regular stress test, Duke said this time around the Fed issued self-assessment questionnaires to all regulated banks that offer mortgage servicing. The responses to the survey will also be considered in the test results.

Write to Christine Ricciardi.

Wednesday, November 17th, 2010

CitiMortgage is reviewing about 14,000 foreclosure affidavits, including 4,000 that may have been signed outside the presence of a notary, said Harold Lewis, managing director of CitiMortgage, in written testimony to a congressional committee looking into the nation's foreclosure crisis.

Of the 14,000 affidavits, Lewis said about 10,000 were executed in pending judicial foreclosures initiated prior to February 2010. The review is under way "to assure that these affidavits are substantively correct and properly executed. Citi expects that affidavits executed prior to the fall of 2009 will need to be refiled."

Separately, Citi is reviewing another 4,000 pending foreclosure affidavits in judicial states that were executed at its Dallas processing center “and may not have been signed in the presence of a notary, to assure that these affidavits are substantively correct and properly executed. Citi expects that it will refile these affidavits.”

Lewis filed his written testimony in advance of Thursday's House Financial Services Committee hearing where congressmen will focus on the nation's foreclosure crisis. He and other major lenders are expected to appear before the committee.

Citi has been continuously reviewing its foreclosure processes and believes its process is sound without systemic issues, Lewis said in his written testimony. Unlike several of the nation's other big mortgage lenders, Citi did not suspend its foreclosure cases when the robo-signing scandal broke.

“We have subsequently focused on ensuring that pending foreclosures, regardless of when they were initiated, as well as cases that were being handled by the Stern law firm, also meet our current standards.”

Citi, Fannie Mae and Freddie Mac removed all pending cases and stopped referring new cases to the Law Offices of David J. Stern after allegations arose of robo-signing and improper filing of foreclosure cases.

Beginning in the fall of 2009, Citi took steps to shore up its foreclosure practices, Lewis said. That included centralizing its foreclosure operations into one unit, adding staff and enhanced training, he said. Citi also limits the volume of documents that staff processes and requires annual certification of its employees’ understanding of the proper procedures. The steps were fully implemented as of February, he said.

Write to Kerry Curry.

Wednesday, November 17th, 2010

Thomas Marano, chief executive officer of mortgage operations at Ally Financial (GJM: 22.57 0.00%), said the way his company prepared foreclosure affidavits was flawed, and they have taken measures to review foreclosure sales in all states, according to written testimony prepared for a hearing before the House Financial Services Committee Thursday.

Ally, along with Bank of America (BAC: 7.29 -0.14%), JPMorgan Chase (JPM: 37.21 -0.75%) and other lenders began review their foreclosure processes as employees allegedly signed affidavits without reviewing documentation. The controversy sparked an investigation from 50 state attorneys generals and 11 federal regulators.

"These flaws are entirely unacceptable to me," Marano said. "I directed my management team to devote whatever resources are required to correct these flaws and bring integrity back to the foreclosure process."

Ally is resuming foreclosure sales on a case-by-case basis and has implemented a new process that reviews all pending foreclosure sales going forward within seven days of the scheduled sale. An internal quality control team independent of the foreclosure department will conduct the reviews, Marano said.

Ally has also employed mortgage counsel and the auditing and advisory firm PriceWaterhouseCoopers to conduct a review of its policies and procedures.

Ally's GMAC Mortgage employees 120 full-time employees and 27 contractors and refers loans to foreclosure in nonjudicial states when the loan is at an average of more than 160 days delinquent. In judicial states, where most of the robo-signing problems have shown up, foreclosures are completed on Ally's borrowers when they are at an average of 425 days delinquent, Marano said.

"The foreclosure process is a lengthy procedure, which does not get initiated until after many months of delinquency, default and when all loss mitigation efforts have failed," Marano said.

Iowa Attorney General Tom Miller, who is heading up the AG investigation, said Wednesday that a fund to compensate victimized homeowners has been put on the table, but a deal is a long way off.

"We're still trying to get a handle on the extent of the problem," a spokesman in Miller's office told HousingWire. "We're going to take all the time we need."

Write to Jon Prior.

Wednesday, November 17th, 2010

After the first positive reading on the Architectural Billings Index since 2008, the index slipped back into negative territory in October.

The index fell to 48.7, according to the American Institute of Architects, which released its data Wednesday. The index was 50.4 in September.

The AIA sets a benchmark value of 50 for its indexes: Anything above that number is considered to be positive and anything below negative.

The ABI’s monthly data is derived from questionnaires distributed to a panel of AIA member-owned firms. Participants are asked whether their billings increased, decreased or stayed the same in the month that just ended. According to the proportion of respondents choosing each option, a score is generated, which represents an index value for each month.

The new projects inquiry index fell along with the billings index, down to 61.7 from 62.3 in September.

The index reading affirms AIA chief economist Kermit Baker's belief last month that one good month in the index does not necessarily signify substantial improvement. He believes tight lending is driving the index down.

“This is disappointing news, but not altogether that surprising,” said Baker. “We were anticipating a slow recovery period, and it is likely that there will be some fits and starts before conditions show consistent improvement.  Right now, reluctance from lending institutions to provide credit for construction projects and a sluggish economy are the main impediments to a revival of the design and construction industry.”

The regional buildings index was highest in the Northeast at 54.5, followed by the Midwest at 51.8, the South at 48.6, and the West at 44.3.

The index was the highest in the commercial/industrial sector (54.5), followed by the institutional sector (50.8), the multifamily residential sector (49.1) and the mixed practice sector (43.2).

Write to Christine Ricciardi.

Wednesday, November 17th, 2010

We often need to be reminded that we are officially in a recovery and have been for awhile. Operating in the mortgage space is a significant challenge and much criticism is directed at the big four in particular.

The banks are often charged with exhibiting endemic incompetence in the goings-on of daily business. The banks themselves admit they need work in many areas, but say they are doing the best they can with what they have.

And recent numbers suggest more uneven economic trending. Homebuilder confidence this week, etched up slightly, while architect billings are again on the down slide. Housing starts and mortgage applications are also plunging. Certainly the "jaw-tooth" recovery predictions are coming to fruition.

But where are the indicators of growth? And at what point will the recovery stop looking like a recession?

So, in looking for clear goals for the recovery, I came across an interesting strategy utilized by Bank of America in this unprecedented time of trouble.

I call it the "middle-man hedge."

We are constantly reminded that it is, in fact, a recovery. This despite an unprecedented glut in housing, a shadow inventory worth at least 2.5 million properties and counting. And though unemployment remains at the highest level since World War II, Bank of America still expects gross domestic product growth of 2%, according to CEO Brian Moynihan, who gave forward-looking statements yesterday at BofA's Banking and Financial Services Conference.

I bring up that keynote address by Moynihan for a good reason.

Speaking of the recent troubles with mortgage-backed securities, investors hiring a handful of attorneys to put together cases concerning the representations and warranties of those structured-finance products, Moynihan indicated he was willing to work toward a solution.

This, even though, "the issue is with us for the next couple of years."

Really? Moynihan believes it will take Bank of America only two years to get through its part of the 2.5 million properties in the shadow inventory.

But when it comes to reaching a consensus with investors? Not so fast.

Talcott Franklin, one such reps and warranties attorney, tells me that banks (without specifically naming BofA) have yet to even respond to legal requests and lawsuits are looking more and more likely.

"You talk to anyone on the investor side about trying to talk to these banks to come to a resolution, and they're all saying the same thing," he tells me in an exclusive interview in our December issue of HousingWire.

"They say the banks aren't interested in a settlement," Franklin said.

So, on the one hand, you get the impression Bank of America is prioritizing the need to work with borrowers at risk of imminent default.

But are they?

Yesterday, another BofA executive gave an important and telling speech.

Barbara Desoer, president of Bank of America Home Loans, explained to the Senate Banking Committee that three-fourths of the company's mortgage portfolio is securitized. Fannie Mae and Freddie Mac hold 60% of these loans, and considering the mortgages are tied up in the secondary market, BofA is constrained with its abilities to help borrowers.

"Many investors limit Bank of America’s discretion to take certain actions," Desoer said. "When working with delinquent customers, we aim to achieve an outcome that meets customer and investor interests, consistent with whatever contractual obligations we have to the investor."

It's a remarkable balance for a bank navigating the uncharted waters of this recession/recovery. And the truth of the matter is, Bank of America must look after itself first and foremost. It's the presentation of putting others first that is a particularly clever hedge for the middle man.

Jacob Gaffney is the editor of HousingWire.

Write to him.

Wednesday, November 17th, 2010

When CoreLogic (CLGX: 14.56 +0.62%) analyzed 7 million loan files in its database, it found the rate of mortgage fraud increased by more than 20% from early 2009 with specific processes and products being targeted.

CoreLogic said fraudsters are migrating toward higher risk, high-volume loan programs particularly the Federal Housing Administration, and the government's Home Affordable Refinance Program. Short sales and REO sales continue to be a favorite among fraudsters as well.

But Tim Grace, senior vice president of Fraud Solutions at CoreLogic said while fraud is going up, the industry is getting better at curbing that threat.

"Fraud continues to shift to areas of the lending business where large volume increases occur over short periods of time, or where advanced risk mitigation processes are not squarely in place," Grace said.

During the seven quarters of worth of loans CoreLogic analyzed, fraud in refinancing grew 30%. Risk in REO and short sales grew, too. One in every 24 REO transaction was associated with a fraudulent resale. In the second quarter of 2010, there were 120,000 REO sales, double the amount of short sales.

"The only way lenders can preempt these evolving fraud schemes and mitigate the associated risks is through collective, consortium-based tools and information," Grace said.

Write to Jon Prior.

Wednesday, November 17th, 2010

The chief justice of the Florida Supreme Court has sent a letter to the state’s 20 chief judges, telling them to make sure they are not improperly closing judicial proceedings to the public.

Chief Justice Charles Canady’s letter comes in response to a letter he received Friday from the Florida Press Association’s general counsel and other organizations, alleging numerous instances in which judges have barred the public from attending foreclosure proceedings.

On Monday, Canady issued a statement, saying he was “deeply concerned” about the allegations.

Wednesday, November 17th, 2010

Banc of America Investment Services was fined $100,000 by the Massachusetts Securities Division Wednesday for misleading investors in the purchase of step-up notes.

A step-up note or bond is a debt security with a floating rate that increases over time.

BAI employees John Keating and Reggie Aquino allegedly sold $2.7 million in step-up bonds through their branch in Hingham, Mass., telling investors that the bonds were backed by the federal government, more specifically Fannie Mae and Freddie Mac.

However, both government-sponsored enterprises make very clear in their rules regarding step-up bonds that "neither the U.S. government nor any other agency…is obligated to fund our mortgage purchase or financing activities or to guarantee our securities and other obligations," according to Freddie Mac.

Fannie Mae regulation says while the GSE is a congressionally chartered enterprise, "the U.S. government does not guarantee, directly or indirectly, our securities or other obligations."

The bonds were issued between January 2008 and October 2009. The complaint was filed June 16. All of the 19 investors were more than 60 years old.

In addition to the fine, secretary to the Massachusetts Securities Division William Galvin requires that BAI be reviewed by an independent compliance consultant and employees take part in a compliance training program.

According to the  Massachusetts regulator's consent order, Keating is placed on heightened supervision for two years. According to the Boston Herald, Aquino is no longer with BAI.

Write to Christine Ricciardi.

Disclosure: The author holds no relevant investments.

Wednesday, November 17th, 2010

The Federal Deposit Insurance Corp. is conducting about 50 criminal investigations of former executives, directors and employees at U.S. banks that have failed since the start of the financial crisis.

The agency responsible for dealing with bank failures is stepping up its effort to punish alleged recklessness, fraud and other criminal behavior, as U.S. officials did in the wake of the savings-and-loan crisis a generation ago. More than 300 banks and savings institutions have failed since the start of 2008, but just a few have led to criminal charges being filed against bank officials.



Origination/Lending
Kenneth Bacon, executive vice president of the Fannie Mae multifamily mortgage business, is retiring after 18 years at the mortgage...

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Servicing/Default
The serious delinquency rate for Federal Housing Administration mortgages reached 9.6% in December, the highest level in more than two...

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