Dec
31

GUEST POST: Debtor Education Course: Are Joe and Sally to Blame? By Attorney Russ DeMott

Russell A. DeMott is a bankruptcy and foreclosure defense attorney in South Carolina… and a regular reader of Mandelman Matters.  He graduated from the University of South Carolina School of Law in 1993 and was a staff editor and the research editor for The South Carolina Law Review.

Immediately following law school, Russ clerked for the Honorable Harry A. Beach, Circuit Court Judge in Allegan, Michigan.

For the next ten years, Russ practiced in Michigan in the areas of bankruptcy law, family law, criminal defense, and general litigation, but as the years went on, Russ focused more and more on bankruptcy law.  In 2005, Russ moved back to South Carolina to settle in the Charleston area.

In his spare time, Russ writes for his bankruptcy blog, The Charleston Bankruptcy Blog, and for Bankruptcy Law Network, a national bankruptcy blog.  Russ enjoys explaining bankruptcy concepts in plain English to lay people… like me… and he’s good at it too.

Russ truly likes helping people with financial struggles. “I view my practice as a way to level the playing field between ordinary citizens—the voters—and Corporate America—the vote buyers. I’m unapologetically on the side of the little guy.”  And you know how much I like that, right?

Today, Russ files Chapter 7 and Chapter 13 bankruptcy, as well as with out-of-court solutions like negotiating with creditors, and he takes on the banksters in foreclosure defense matters.

Below is an article by Russ and he’s working on his next Guest Post, coming in a couple of weeks. Look for it, it’s going to be about a very important issue that I haven’t seen discussed elsewhere.

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The debtor education course. It’s the second course required by the Bankruptcy Code–the ticket out of bankruptcyat least if the debtor wants his discharge.

I confess I’ve always wondered what my clients thought of the course. Calling it a “course” is a bit much.  It only takes an hour or two, and there’s not much you can accomplish in that amount of time.  It’s more like a session.

I’ve had clients experience some really severe hardships–failed businesses, strange and unexpected medical problems, domestic problems, job losses, huge medical debts, just to name a few. So I’ve wondered if clients find the debtor education course, well, patronizing and insulting.  I’ve asked a few of them, and some do.

I got an email from a client recently who’d gone through three job losses in a short period of time, as well as some domestic relations craziness mixed in for good measure.  Her email about the debtor education course is–with her permission–reproduced below.  She writes:

“I have attached the last page displayed for that awful two hours of required federal course on bankruptcy. Obviously, it is intended as a cruel and unusual punishment in return for the act of declaring bankruptcy. There was nothing in it that was something I did not know. It is obviously intended for idiots who have never attend school, earned a penny, had a job, opened a checking account, heard of the financial market, held insurance of any kind, or made any other type of financial transaction on the face of the earth.

Perhaps those who demand these courses should take into account that some people declare bankruptcy not because they are financial idiots, but because they met unexpected financial demands. I do not believe there are courses which can be created to cover those instances – divorce, child custody, unexpected, unplanned major medical expenses.  I have met their stupid requirement.”

But you must see people who have been irresponsible with credit!

Yes, I have–and plenty.  But they all know that when they walk through my door.  This reminds me of my childhood friend and his dog, “Peanut.”  It was one of those little “wiener dogs,” a Dachshund.  When Peanut occasionally had “an accident” on the carpet in the basement, my friend’s mother would rub the little dog’s nose in it and yell at the dog.  This is the mental picture I get when I think of the debtor education requirement.  The Bankruptcy Code basically says, “you just messed on the rug you stupid little dog, and now you can pay to take a course so we can rub your nose in it.”

And there’s another side to the “irresponsible debtor” argument

The system focuses on the debtor.  Should the debtor be in a Chapter 13 instead of a Chapter 7?  Is the debtor hiding assets?  Are the debtor’s assets valued accurately? Fair enough. But just once I’d like a panel trustee or someone from the U.S. Trustee’s office jump up at a First Meeting and yell, “Why on earth did these credit card companies lend $90,000 to this couple earning only $50,000 a year?”  I’m sure they think it, but it would be fun to hear it–just once.     

Who’s got the MBA here anyway?

It’s ironic that the bankruptcy system expects Joe and Sally–many times with no college or financial education–to be so financially responsible when it’s perfectly content to have nincompoops running our financial institutions.  Folks with MBAs can destroy companies like Washington Mutual, Wachovia (bought by Wells Fargo to avert destruction), Merrill Lynch (bought by Bank of America on the eve of destruction back in 2008 and as the CEO bought an $87,000 area rug for his office), Lehman Brothers, AIG (if not for the bail out it received), and Bank of America (perhaps?–think Countrywide.)

The fact of the matter is that over the last 100 years, the Joe and Sallys of America haven’t done anything to cause depressions or recessions; it’s been the MBAs of the world who manipulate stock markets, commit fraud–think Enron or Worldcom–or otherwise wreak economic trouble. Read a book or two about the Great Depression if you have any doubts about this.  (Check out what National City Bank was up to back then!)  Now, as then, the blame for the mess we’re in can be laid at the feet of Wall Street.

There’s a perverse twist here

The perversity is that we’re regulating Joe and Sally with “bankruptcy reform” and things like the debtor education course but giving Wall Street and corporate America a pass.  And it happened at about the same time.  Our “bankruptcy reform” (which, by anyone’s account was an attempt to increase regulation on ordinary Americans) occurred between 1998 and 2005.  At the same time, in 1999, Congress repealed the Glass-Steagall Act of 1934, the act which separated commercial banking from investment banking–the kind of banking where securities are underwritten and issued.  Congress also decided to leave the derivatives market unregulated, which led to the AIG mess and near financial Armageddon at the end of 2008.

The MBAs and corporate America–those with “financial education”–saw to it that the regulations put in place in 1930s during the Great Depression were swept aside. As financial regulation of Main Streetincreased, financial regulation of Wall Street decreased. (Watch “The Go Go 90s”to learn about how this happened.)

Maybe someone else’s nose should be rubbed in the mess for a change?

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This article first appeared on the Bankruptcy Law Network.

Aug
18

Principal Pay Down in Chapter 13 as a Means of Foreclosure Prevention

As we have discussed recently, here and here, the Federal Housing Finance Agency has asked for ideas about how to dispose of foreclosed properties in bulk.  But there is no reason we shouldn’t take this request as also encompassing reducing foreclosed inventory by preventing foreclosures to begin with.  FHFA has the power to implement either type of program for loans or properties controlled by Fannie or Freddie, the government-sponsored entities under FHFA conservatorship.

So let’s talk about the idea of Principal Pay Down (PPD) in chapter 13 bankruptcy as a foreclosure prevention strategy.  FHFA could direct the GSEs to go along with chapter 13 plans that propose to pay down principal over five years, thus affecting a broad swath of home mortgages.

Here are the elements of PPD

(with thanks to Norma Hammes for the particulars):

  • This plan restructures certain undersecured (underwater) mortgages in chapter 13 bankruptcy cases so the homeowner can pay down the loan principal and reduce negative equity and acquire equity faster than with the existing loan.

 

  • This is accomplished by reducing the interest rate to 0% for five years, letting the borrower’s entire monthly loan payment go directly to the principal.

 

  • During the five-year period, the borrower’s minimum monthly housing payment is calculated similar to a HAMP modification payment, at 31% of gross income.

 

  • At the end of the initial five-year period, the remaining principal balance is amortized over 25 years at the Freddie Mac survey rate.

 

  • The bankruptcy judge, with the assistance of the Chapter 13 Trustee, reviews the borrower’s budget to confirm the eligibility of the borrower and feasibility of the payments; and they oversee the implementation of the plan.

 

  • There is no cramdown – the benefit to the borrower is achieved by actually paying down the loan.

 

  • In exchange for this benefit, the borrower agrees to a general settlement of all claims against the lender and servicer and avoiding future title and loan litigation.

 

  • The federal government and US taxpayers’ substantial liability on Fannie Mae and Freddie Mac (all GSE) owned and insured loans would be reduced by this plan.

 

  • Private mortgage investors will benefit similarly.

 

  • Everyone wins with this plan – even the borrower’s community and local government benefit from improved neighborhood stability.

 

Here is an example.  Say the borrower has a $120,000 mortgage loan on a home worth $90,000.  This borrower is $30,000 (25 percent) underwater and thus can’t refinance or sell and pay off the loan.  Over five years in chapter 13, however, principal pay down could allow the debtor to pay down $1,000 a month or a total of $60,000 over 60 months, and end up with $30,000 in equity (rather than $30,000 underwater), assuming the home neither depreciated further nor appreciated in the meantime.  PPD thus here gives a cushion for further depreciation, which is still occurring in the hardest hit parts of the country.  In this example, the mortgage interest would have gotten paid $60,000 over five years, and the borrower would get credit for all of that toward the principal balance.

PPD is different from either principal write-down or shared-equity refinancing, discussed recently by Adam Levitin.  With PPD, there is no write-down but rather a pay down, and all equity thus acquired would go to the borrower.  This program would give many homeowners a stake in their properties by getting the mortgage balance below the value of the home, while also making their loans sustainable and helping to stabilize the housing market.

The compromise involved in PPD is that there is no write-down and that pay down occurs in chapter 13 bankruptcy, something borrowers are not going to do just to get a break on their mortgages if they can afford to pay them.  Chapter 13 involves court supervision for the length of the plan and is an arduous road for debtors.  PPD in chapter 13 thus addresses the moral hazard argument, that giving breaks on mortgages will draw those who don’t need them. If anything, PPD may be too tough a program.  Both PPD in chapter 13 and equity-sharing refinancing outside bankruptcy could both be implemented by FHFA at the same time to increase foreclosure prevention to a meaningful level and experiment with alternatives to see which ones prove most attractive and effective.

Full disclosure:  As noted in my bio, I am a member of the board of the National Association of Consumer Bankruptcy Attorneys, which supports PPD.

Jan
17

Your best chance at a real Loan Modification – TILA Rescission

 

I wrote a post similar to this yesterday. It was a post on TILA rescission that referred to a married couple who rescinded their loan AFTER foreclosure was filed. They subsequently filed a Chapter 13 bankruptcy as well. The lender (Option One Mortgage Corp. – division of Wells Fargo) balked and refused to honor the rescission. The borrowers filed an Adversary Proceeding in bankruptcy court and won. CLICK HERE to read the full post.

This post is focused on alerting America’s homeowners who want to stay in their homes (but cannot afford the payment anymore) of the BEST REMEDY you may have. This is not for the proverbial “deadbeat” who just wants to cheat the system and live for free. However, there are much fewer of those kinds of people than those that can afford the payment might think. Millions of Americans are losing their jobs, being laid off, having their salary and overtime cut back while the costs of living have increased. The cost of living has been increasing (ie. inflation) for quite a while. From insurance costs to groceries to the costs of labor. Because of this cost of living increase, many fixed income families were forced to start living partly on credit cards. By the way, had this “credit” not been available in the first place, I don’t think we’d be where we are today. Supply and demand will keep the economy in check unless you can artificially fuel demand with borrowed money that someone can’t really afford to pay back.

Because of these extra credit payments and loss of income or a job, millions of families are on the verge of foreclosure or already there. If this is where you (or a friend/family member) is at, you MAY have one very powerful remedy to force the lender/servicer to work with you.

This remedy is called “TILA Rescission.” TILA stands for the “Truth in Lending Act.” It is the major piece of federal legislation that regulates lending practices of financial institutions. A borrower may have the “extended right to rescind” a loan for UP TO THREE YEARS FROM THE DATE OF CLOSING.

It is important to note that a loan can ONLY be rescinded when:

  1. The loan is a refinance transaction;
  2. Funded in the last three years
  3. On the borrower’s primary residence;
  4. When a “material disclosure violation” is found

The term “material disclosure violation” is a very important component. Many people (including self-proclaimed experts in loan auditing) think that “any” violation of the Truth in Lending Act gives someone the right to rescind.  That is patently wrong. The four conditions above must be true in order for the borrower to have the possible “extended right to rescind” the loan transaction. There are only 4 potential “material disclosure violations.”

Many homeowners don’t want to just “walk away.” They want to stay in their home. The bad news is that these lenders are run by criminals. Literally. They’re getting billions in bailout money. They’re getting millions to billions more in insurance payouts on defaulted debt. Homeowners who are trying to save their homes are running into the brick wall of GREED. Loss mitigation departments are being run by a bunch bungling fools who don’t even know how to answer a phone much less deal with a homeowner with dignity and respect. The corporate bottom-line is driving our country to the bottom.

So, if you’re like me, when you’re backed into a corner, you take the gloves off and you come out swinging. I think that Congress and corporate America really does underestimate the average American patriot. That’s their first and biggest mistake.

If you want to fight the battle to save your home… if you want to go on the offense, then TILA Rescission is one great weapon to fight with. You need to have an audit of your loan file done by someone who really knows what they’re doing. Most of the businesses and people out there claiming to know what they’re doing, don’t. Beware. If someone is trying to charge you over $750 for an audit, don’t just beware, don’t do it.

With a professional audit of your loan closing file, the auditor is investigating for material disclosure violations. If one is found, you have the right to rescind the loan – if the loan has been closed in the last three years and it was funded on your primary residence.

The loan is rescinded by sending a “rescission letter” to the servicer, the originator of the loan and any special servicer(s) that may need to be notified as well.

This puts the screws to the lender immediately and they end up in a real quagmire. TILA is meant to be a “self-enforcing” statute. This means that the lenders are supposed to enforce it on themselves. They are not allowed to sue a homeowner to get around the self-enforcing nature of the statute. Doing so is another violation. The only thing a lender can do is to “seek judicial guidance” in a TILA rescission claim.

In practice, when a homeowner rescinds the loan and IF they have a competent attorney well-versed in TILA, they are going to be asked by the lender or opposing counsel to submit a “proposal.” Folks, this is legal-speak for we’re willing to modify your loan, send us a proposal.

If you truly want a loan modification, a workout of your existing loan, a payment reduction plan, this is THE best and most powerful remedy one can have. Not all homeowners qualify and not all loans will have a material disclosure violation. I can tell you that I find material disclosure violations in greater than 50% of all loan packages I audit.

You have to be very careful to ensure that the “chain of custody” of your loan documents is protected. This is one main area a lender’s attorney will try to attack in an attempt to discredit the claim by saying that the documents could have been lost or altered because the homeowner, auditor and/or attorney for the homeowner were careless in preserving the integrity of the original loan copy package they received from the closing agent.  A good attorney and auditor should have procedures and systems in place to combat this potential attack and preserve integrity of the documents.

If you have any questions about the loan audit process or would like to inquire about a professional mortgage loan audit, contact me by email at Lane@LaneHouk.com

DISCLOSURE: I am not an attorney and nothing in this post should be construed as legal advice. Seek out an attorney for any questions pertaining to legal matters. I audit loan files for violations and have education and training in this area of practice. I work with competent consumer-based attorneys who handle legal matters for clients and provide audit report services for consumers and a select group of attorneys.

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Jan
16

UPDATED! – TILA Rescission Case – Bankruptcy Judge Finds in Favor of Borrower

Below is my original post from January 2009.

This case was just upheld in July 2009 so this is good case law for federal bankruptcy courts. Obviously there may be some judges in different districts who won’t like it or may not adhere to it because it’s not their district. This case should be good if you have to appeal if that’s the route the judge takes but this is great news for homeowners who have rescinded, tendered correctly and the lender/assignee did not respond as per the statute.

At the very least, a trail has been blazed and there is now a federal case which really follows the statute as it is truly written – which is in favor of the consumer.

CLICK HERE to read the case.

By Lane A. Houk
January 16, 2009

The Little Guy (David) vs. the Big Guy (Goliath). These classic battles are being waged in the “War on the Home Front” every single day. The subject of this post is a case that goes to the win column for the Little Guy. We are fighting for our freedom, our country, democracy… we are fighting against corporate and political corruption. I hope you are fighting too. This is a war for our rights and our homes and our American way of life. It’s all under siege folks. Don’t be fooled into complacency.

This is one of the most powerful cases I have read in a long time. CLICK HERE to read the actual case order from the Judge in the Adversary Proceeding. The borrower in this case rescinded the loan transaction because an audit of their closing documents revealed a “material disclosure” violation as is defined in 15 U.S.C. §§ 1601 et seq. (“TILA”) and its implementing regulations at 12 C.F.R. § 226 et seq. (“Reg. Z”).

Once the Consumer rescinds, the security interest arising by operation of law becomes void automatically. The promissory note is also voided since it is part of the same “transaction.”

The borrower in this case had foreclosure filed against them. After retaining an attorney for the foreclosure, the attorney advised them to have an audit of their loan closing file which revealed a material disclosure violation. It is important to note that a loan can ONLY be rescinded when:

  1. The loan is a refinance transaction;
  2. Funded in the last three years
  3. On the borrower’s primary residence;
  4. When a “material disclosure violation” is found

The term “material disclosure violation” is a very important component. Many people (including self-proclaimed experts in loan auditing) think that “any” violation of the Truth in Lending Act gives someone the right to rescind.  That is patently wrong. The four conditions above must be true in order for the borrower to have the possible “extended right to rescind” the loan transaction. There are only 4 potential “material disclosure violations.”

The borrower in this case was given an insufficient amount of the Notice of Right to Cancel. A borrower should receive two (2) copies of the Notice.

If a married couple is identifiable on a Universal Residential Application, then each consumer is entitled to rescind and must be given a copy of the TILA Disclosure Statement with all material information accurately and correctly disclosed, 15 U.S.C. § 1602(u); Reg. Z § 226.23(a)(3) n.48, and two (2) copies each of the rescission notice, 15 U.S.C. § 1635(a); Reg. Z § 226.23(b), irrespective of whether both are obligated on the note (or either, for that matter).

 

In this case, the borrowers were married and received only 2 copies total. Material disclosure violation. Thus they rescinded. The lender Option One obviously contested the matter.

 

Once the Consumer rescinds, the security interest arising by operation of law becomes void automatically.  The promissory note is also voided since it is part of the same “transaction,” see i.e., 15 U.S.C. § 1635(b) and Reg. Z § 226.23(d)(1).]

 

This is powerful folks. This is a complete remedy to foreclosure. The mortgage is the security interest and it is the mortgage (and the mortgage only) that gives the lender the right to foreclose. In a rescission, the lender must void the mortgage within 20 days. If it does not, it is another violation of TILA.

 

After rescinding the loan the borrowers also filed a Chapter 13 bankruptcy. The lender refused to rescind the loan. The borrowers filed an Adversary Proceeding in the Bankruptcy Court. Bottom line: The judge heard all arguments from both Plaintiff (borrower) and the Defendant (Option One). The judge found in favor of the borrower/plaintiff and determined that they had the right to rescind. Victory number one.

 

But a BIG ruling in this case was that since they had rescinded the loan, the loan became an “unsecured” debt since the mortgage was automatically voided as per TILA. Since the debt became “unsecured” it was able to be discharged through bankruptcy like any other type of unsecured debt such as a credit card debt.

 

The moral of the story: TILA Rescission is the most powerful remedy to foreclosure if/when the borrower has this remedy afforded to them. The key is to obtain a loan audit by a real expert. Call/email me if this is something you want to do. I encourage you to read the Adversary Proceeding Case. It is highly enlightening.

 

 © Lane A. Houk – 2009– All Rights Reserved

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