The CFPB has
issued a special edition of its Supervisory Highlights making clear it remains dissatisfied
with the advances the mortgage industry has made in the wake of the regulatory
upheaval. Many of the concerns expressed
by the CFPB relate to information technology failures. As noted in the Supervisory Highlights, “[t]he
magnitude and persistence of compliance challenges since 2014, particularly in
the areas of loss mitigation and servicing transfers, show that while the servicing
market has made investments in compliance, those investments have not been
sufficient across the marketplace.” Supervisory Highlights Mortgage Servicing
Special Edition, p. 3. Notably, the
CFPB attributes many of the failings to technology failures.
The CFPB Approach to Examinations. The CFPB readily admits that it uses a prioritization
approach to determining which mortgage servicers to examine. Its approach takes into account:
o
The
size and market presence of the servicer – a relatively large servicer with a
dominant market presence will take precedence over a comparatively smaller
servicers;
o
Field
and market intelligence including compliance management system strengths,
existence of regulatory actions from prior examinations, servicing transfer activity,
and the number, severity and trends of consumer complaints.
Lessons to Be Learned from the
Supervisory Highlights. Those involved in the mortgage industry should place close
attention to this edition of the Supervisory Highlights and make adjustments in
their policies, practices and procedures accordingly. Here are the key takeaways:
· Mortgage Servicers need to carefully review their systems, processes and
contents of their Acknowledgement Notices. Specifically:
o
Some
servicers are not sending out the loss mitigation acknowledgment notices after receipt of a loss mitigation application
from a consumer;
o
Some
servicers are not providing the acknowledgements in a timely fashion;
o
Other
servicers’ notices were deemed deceptive because they:
§ Failed to state the additional
documents necessary to complete the loss mitigation application;
§ Requested documents inapplicable to
the borrower’s circumstances;
§ Requested documents the borrowers had
already submitted;
§ Failed to include a reasonable
deadline to complete the application;
§ Gave a deadline to complete the application
and then denied the application prior to the deadline running; and
§ “Failed to include a statement that
borrowers should consider contacting servicers of any other mortgage loans secured
by the same property to discuss available loss mitigation options.”
· Mortgage Servicers Need to Carefully Review the Contents of Their
Consumer Communications to Insure Their Accuracy.
A number of issues were identified where consumer communications did not
accurately reflect the mortgage servicer’s actions. Mortgage servicers should
carefully to review their communications and loss mitigation procedures to
insure they are consistent. For instance,
o
One
or more servicers sent communications which represented the servicer would
defer charges to the maturity date of the loan and the servicer then assessed
charges after the consumer signed and returned permanent modifications;
o
One
or more servicers sent loss mitigation offers with response deadlines that had
passed as a result of delays in the servicer mailing the correspondence;
o
One
or more servicers provided modification agreements that did not match the terms
approved by underwriting software;
o
One
or more servicers provided communications which were not accurate concerning
conversion of trial modifications to permanent modifications; and
o
“Examiners found one or more servicers
required borrowers to sign waivers agreeing that they would have no “defenses,
setoffs, or counterclaims to the indebtedness of borrowers pursuant to the Loan
Document” in order to enter mortgage repayment and loan modification plans.” As noted by the CFPB, this violated
Regulation Z.
· Mortgage Servicers Need to Review their Denial Notices to Insure They
Accurately Reflect the Specific Reason(s) for Denial of Loss Mitigation. Here, the CFPB noted:
o
One
or more servicer failed to accurately state the reason(s) for denial; and
o
One
or more servicer failed to communicate the borrower’s right to appeal denial of
loss mitigation.
· Mortgage Servicers Need to Review Their Policies and Procedures and
Insure They are reasonably Designed to Comply with Regulation X. Specifically, the CFPB noted that one or more servicers
violated Regulation X because their policies and procedures were not reasonably
designed to achieve the following:
o
Provide
the borrower with accurate and timely information in response to the borrower’s
request for information;
o
Identify
and facilitate communication with a deceased borrower’s successor in interest;
o
Identify
accurately and with specificity all loss mitigation options for which a borrower
may be eligible;
o
Promptly
identify and provide access to all materials submitted by a borrower in support
of its loss mitigation application to the appropriate mortgage servicer
personnel;
o
Properly
evaluate loss mitigation applications for all options available to the borrower
based upon the loan owner’s requirements;
o
Insuring
accurate and current information regarding the servicer’s evaluation of the
loss mitigation application and the status of foreclosure is available to all
appropriate service personnel, including foreclosure attorneys and similar
vendors;
o
Accurately
identify necessary documents or information that may not have been transferred by
a predecessor servicer.
· Servicers Need to Focus on Accurate Transfers of Accounts.
In this respect, the CFPB noted that one or more servicer incompatibilities
between servicer platforms have led to transferees failing to identify and
honor in-place loss mitigations.
The Bottom Line. A number of the concerns raised by the CFPB
are the result of system malfunctions and technology deficiencies. As noted by the CFPB, “improvements and
investments in servicing technology, staff training, and monitoring can be
essential to achieving an adequate compliance position. However, such
improvements have not been uniform across market participants. Supervision continued to observe compliance
risks, particularly in the areas of loss mitigation and servicing transfers.” Mortgage servicers are encouraged to review
their compliance management systems to insure their servicing platforms are
accurately servicing their practices and should pay careful note to the
concerns raised in the Supervisory Highlights as these are often the precursor
to regulatory enforcement actions.