Federal Home Loan Mortgage Corporation ("Fannie Mae") standard mortgage forms include provisions authorizing force-placed or lender-placed insurance. On Friday, January 24, 2014, the Federal Housing Finance Agency renounced Fannie's authority to regulate or to supervise "banks, mortgage lenders, or servicers." The FHFA likewise renounced its own and Freddie Mac's ("Federal National Mortgage Loan Association's") authority to regulate or supervise mortgagees or servicers. Here are the potential results of the FHFA's position.
Since the Fannie Mae standard language was first published, Fannie and Freddie both have run into well-publicized financial troubles. They both essentially have not only run out of money, but their debts would exceed their revenues if not for the Federal Taxpayer. For that reason, they have involuntarily been placed in a federal "conservatorship" similar to an involuntary bankruptcy. The Federal Housing Finance Agency or "FHFA" is their "Conservator," the organization in charge of their purchases of mortgage loans for all intents and purposes.
In 2012, Fannie Mae issued a notice that it would no longer purchase mortgages which involved lender-placed insurance based on commissions or reinsurance premium payments to subsidiaries of the mortgagees offering the mortgages for sale to Fannie. Freddie Mac followed suit and did the same thing.
In a Notice published in the Federal Register dated Friday, March 29, 2013, the FHFA asked for comments on its own plan concerning "appropriate administration of Fannie Mae and Freddie Mac (the Enterprises) guaranteed loans" which involve "lender place insurance". FHFA Notice No. 2013-N-05, "Lender Placed Insurance, Terms and Conditions," 78 Fed. Reg. 19263 (March 29, 2013). In other words, the FHFA was weighing in on the same practices that Fannie and Freddie had previously tried to address in the context of loans they guarantee, proposals which the FHFA stated in a February, 2013 telephone conference call with banking and insurance company representatives that the FHFA would refuse to enforce. The only record of the FHFA action ever taking place, is the reporting by a few journalists, mainly Jeff Horwitz, "FHFA Kills Fannie-Mae Force-Placed Insurance Plan" (American Banker, February 11, 2013), at http://www.americanbanker.com/issues/178_29/fhfa-kills-fannie-mae-force-placed-insurance-plan-1056687-1.html?zkPrintable=true\.
The proposals on which the FHFA invited comments were two-fold: (1) Fannie and Freddie would both prohibit "sellers and servicers" from receiving sales commissions in exchange for placing or maintaining coverage with insurance providers on an approved list, and (2) Fannie and Freddie would also both prohibit "sellers and servicers" from receiving reinsurance premiums from a captive reinsurance company affiliated with the sellers and servicers. The FHFA Notice does not use the term, "captive reinsurance company," but it contains a description of the same thing.
The author was one of many commentators in response to the FHFA Notice. (All of the comments provided to the FHFA, including the author's, can be accessed on the FHFA website as of this writing.) After the period for public comments expired, the FHFA issued a press release that it was directing Fannie and Freddie "to prohibit servicers from being reimbursed with expenses associated with captive reinsurance arrangements." FHFA News Release, "FHFA Directs Fannie Mae and Freddie Mac to Restrict Lender-Placed Insurance Practices" (released November 5, 2013), available on the FHFA website.
Once again, no official record of the FHFA action has been found to date, other than the FHFA's November, 2013 press release.
Pointedly, the November FHFA press release mentioned only one of the two concerns addressed by FHFA's March proposal. It addressed the matter of arrangements for lender-placed insurance companies to pay premium money to captive reinsurers affiliated with the sellers or servicers of the mortgages in question. The FHFA press release did not mention anything expressly about "sales commissions" which might include payments for something other than reinsurance premiums.
In December, 2013, Fannie Mae issued a relatively obscure, hard-to-find "update" to its "Fannie Mae Single Family Servicing Guide" for servicing mortgages guaranteed by Fannie Mae. In it, Fannie targeted the mortgage servicer's practices of lender-placed insurance. "Fannie Mae now requires," it said, "that the servicer's lender-placed insurance carrier for a lender-placed insurance policy for a Fannie Mae mortgage loan must not be an affiliated entity of the servicer." Fannie Mae Servicing Guide Announcement SVC-2013-27, "Lender-Placed Insurance Requirements" (December 18, 2013 (*With Corrections)).
However, Fannie's update did not stop there. The Fannie Mae update to its Single Family Servicing Guide in December, 2013 also advised mortgage servicers that "Fannie Mae is now requiring that the lender-placed insurance premiums charged to the borrower or reimbursed by Fannie Mae must exclude any lender-placed insurance commission or payments earned or received by the servicer, or other entities or individuals affiliated with the servicer (employees, agents, brokers, etc.)." [Emphasis added.] Fannie scheduled these requirements to take effect by June 1, 2014.
As of this writing, the FHFA has apparently not taken any action in response to the December, 2013 update to Fannie's Servicing Guide. However, the FHFA has taken a position on the subject matter of Fannie's update. On Friday, January 24, 2014, the FHFA advised the author in an EMail as follows:
Please be advised that neither FHFA nor the Enterprises have regulatory or supervisory authority over banks, mortgage lenders, or servicers.
EMail of Friday, January 24, 2014 to the author from [email protected], Consumer Communications, Federal Housing Finance Agency. "The Enterprises" referred to by the FHFA are of course Fannie Mae and Freddie Mac, for which the FHFA is the Conservator as was previously mentioned.
The quoted position taken by the FHFA puts in doubt not only Fannie's December, 2013 update to Fannie's mortgage Servicing Guide, but it also draws into question all of the standard contract provisions which Fannie and Freddie have published and which mortgagors, mortgagees, sellers and servicers and others have been required to use before Fannie and Freddie will consider guaranteeing the mortgage loans.
© 2014 by Dennis J. Wall. All rights reserved. No claim to original U.S. Government works.
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