Section 4 Unit 2 Introduction to RESPA Flashcards

1
Q

Real Estate Settlement Procedures Act 1974

A

RESPA Prohibits the payment of kickbacks or unearned fees between settlement service providers, such as when a lender gives a real estate agent a fee for using the lender or vice versa

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2
Q

Respa insures

A

that mortgage borrowers know and understand all settlement costs prior to closing
Borrowers must receive loan disclosures at specific times during the transaction process

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3
Q

RESPA Loan Disclosures

A

It is a consumer protection statute designed to help homebuyers be better informed shoppers.

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4
Q

CFPB renforces RESPA

A

which requires that consumers receive disclosures or various times in the transaction and outlaws kickbacks that increases the costs of settlement services or limit consumer choice.

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5
Q

RESPA Regulations apply

A

It applies to loans granted on one to four family residential properties including assumptions, refinances, home improvement loans, and home equity lines of credit (HELOC)

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6
Q

RESPA requires

A

that the lender provide the borrower with a written disclosure of estimated settlement costs.

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7
Q

Loan Estimate

A

LE form itemizes these costs at the beginning of the application process

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8
Q

Closing Disclosure (CD)

A

It provides a precise accounting of costs and is used at closing

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9
Q

Regulation X

A

A loan application must contain specific pieces of information in ordered to be considered “complete” and subject to RESPA
1. The borrowers’s name
2. Monthly Income
3. SSN to obtain credit report
4. The property’s address
5. An estimate of the property’s value
6. The mortgage loan amount sought
7. Any other information deemed necessary by the loan orgination

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10
Q

Loan applications

A

It must be in writing or signed as electronic documents`

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11
Q

RESPA Exemptions

A

Commercial or business loans
Vacant land
Land tracts of 25 acres or larger, with a residence or not
Certain kinds of loan assumptions
Construction only loans
Loans to the government

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12
Q

Quick Recap

A

RESPA is an important law that applies to mortgage loan transactions:

It ensures that a buyer in a residential real estate transaction financed by a federally related mortgage loan has knowledge of all settlement costs. This knowledge is provided through a series of documents that mortgage brokers or lenders must provide to the borrower

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13
Q

Required Document

A

The two required documents are the LE (Provided within 3 days of completing the loan application and CD (provided three days prior to closing)

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14
Q

Kickbacks

A

It expressly prohibits the payment of kickbacks or unearned fees between settlement service providers

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15
Q

Introduction to TILA

A

The Truth in Lending ACT was created to ensure that consumers have access to all the information they need to make informed decisions about their financing.

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16
Q

A closer look at TILA

A

The truth in Lending Act was enacted as part of the Consumer Credit Protection Act (CCPA) in 1968. It was created to better educate the public about the costs of credit and financing through improved disclosures that TILA made required of lenders and credit providers.

In 2011, DDA shifted part of TILAs rule making authority to the Consumer Financial Protection Bureau.

17
Q

What is covered under TILA

A

TILA applies to lenders who provide closed-end credit (Including car loan and home mortgage) and open ended credit (including credit cards and home equity lines of credit, or HELOCs), if the following four conditions are met:

  1. Credit is being offered to a consumer
  2. the offer for credit is done reqularly
  3. the loan is subject to finance charges (fees that are charged for the use of the credit or taking out a loan) or payable in four or more installments.
  4. The credit is primarily for personal, family or household purposes.
18
Q

What else is covered by TILA

A

Home Mortgages
Reverse Mortgages
Some type of student loans, Credit card loans
HELOC
Installment loan are under regulation Z

Commercial, Business
Agriculture loans
Credits are exempt from Regulation Z

Rental properties not occupied by the owner are also exempt.

19
Q

Dwelling

A

TILA considers as a “dwelling” a residential structure containing at least one and no more than four units, regardless of whether the structure is attached to real property. That means TILa considers condos, cooperatives, mobile homes and trailers to all be dwellings if they are used as residences and attached to the real property.

Therefore, loans for these types of properties are considered mortgage and fall under regulation Z

20
Q

Regulation Z

A

It requires lenders to use a standardize measure for interest rates (the APR). Lenders must disclose the APR, finance charges, lender’s name, total amount being finances, number of payments due, as well as the amount and dates of payments. Lenders must also disclose information related to loan assumption and information about the lates and pre-payment penalties.

21
Q

TILA and laon Advertisements

A

TILA also required full disclosure, clearly and conspicuously, of financing terms in loan advertising.

Today if a “triggering detail” of the loan is disclosed, all items must be disclosed.

Triggering details:
Specific payment
Rate
down payment amount

Specifically, “the amount or percentage of any down payment amounts
Number of payments or period of repayment,
The amount of any payment,
Or the amount of any finance charges

22
Q

Advertisements

A

If any of those details are included in an advertisement then all of these items must be included as well:

Down payment amount or percentage
Repayment terms for the full term of the loan(including a ballon payment, if any)
APR (and whether the APR can increase after closing)

23
Q

TILA Violation

A

Lenders that violate TILA face fines and imprisonment.
Intentional violations: Fines of as much as $5000 and /or imprisonment as long as 12 months.
Unintentional Violations: Damages of two times the finance charge, with a $1000 maximum