HAFA Short Sale Education Guide

Home Affordable ForeclosureAlternatives Program (HAFA)Your Guide to Completing a Short SaleUnder the Federal Government’s HAFA ProgramJune 15, 2012Screenshots are the exclusive property of Equator, LLC and used herein under limited license for Bank of America trainingpurposes only. Any distribution, reproduction, derivative, description or account of the screenshots is expressly prohibitedwithout the express written consent of Equator, LLC. ©2012 Equator, LLC. All rights reserved.

HAFA Short Sale Program Guide Revisions Updates to the HAFA guide are made on a regular basis, so visit the Agent Resource Center (bankofamerica.com/realestateagent) to download the most recent version. Guide updates • March 10, 2011 – Policy updates (Supplemental Directive 10-18) – Milestone chart on ARASS (HAFA process with offer already in hand) • Oct. 24, 2011 – Policy updates (Supplemental Directive 11-08) • Nov. 21, 2011 – Process improvements to ARASS milestone chart • April 13, 2012 – Process and technology changes • June 01, 2012 – Policy updates (Supplemental Directive 12-02) Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents2 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Defined Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents3 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Program Home Affordable Foreclosure Alternatives (HAFA) A Federal Government Program Timeline: to Help Homeowners Who: Program ends Dec. 31, 2013. • Can’t afford their first mortgage. • The HAFA short sale or deed-in-lieu of • Want to avoid foreclosure. foreclosure must have a transaction closing date on or before Sept. 30, 2014. • Have exhausted all modification attempts and can’t keep their home. Investor Participation: Program: • Fannie Mae and Freddie Mac: • Allows homeowners to sell their home – Implemented their own versions of HAFA through a short sale and settle mortgage debt in 2010. with many benefits. – Don’t participate in supplemental directive – Offers relocation assistance to policy updates. occupants who must vacate after completing a HAFA short sale or a • FHA, VA and Ginnie Mae loans are not yet deed in lieu of foreclosure. covered by a HAFA-type program. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents4 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Program Homeowner Benefits When to Consider • Quickest option for a short sale decision • During initial discussions of alternatives to when there is no offer. avoid foreclosure. – A suggested list price is provided before • When the homeowner wants to leave the listing the home. property and owes more on the mortgage – Decision in as few as 10 business days than current fair market value. once an offer is submitted. • Either before or after a short sale offer is • Deficiency is waived. received. – The mortgage debt will be settled through the program. – No legal action can be taken on/against the outstanding mortgage debt. • $3,000 to primary resident at closing for relocation assistance. – Additional incentives up to $30,000 may apply to eligible borrowers.* • No cash contribution or promissory note required to release any lien. • Foreclosure process put on hold subject to investor guidelines. * Specific investor participation and eligibility criteria applies. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents5 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Program Initiating before offer… $ Offer $ Document Borrower Offer Offer Initiation Collection/ Marketing Closing Outreach Submission Analysis Valuation Program Collect List Home Submit Offer Decision Eligibility Homeowner for Sale in as few Review Documents, as 10 days!* Determine * HAFA only Home Value & Sign Program AgreementHAFA short sale program is most beneficial $ Offer $when started prior to marketing and offer. Initiating after offer… Document Offer Initiation Collection/ Closing Analysis Valuation HAFA Collect NegotiateIf the homeowner already has an offer, they may still qualify for HAFA; Interest? Documents. Offer,however, the process may take longer. Determine Submit to Home Value Investor, • If homeowner is eligible for HAFA, the agent and homeowner will Renegotiate be notified. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents 6 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Program View the Eligibility Matrix Requirements for HAFA Eligibility* The Homeowner Has: The Mortgage: • Exhausted all modification options, and/or • Originated on or before Jan. 1, 2009 (for the first lien). • Decided to pursue a short sale or a deed in lieu of foreclosure. • Has an unpaid principal balance less than $729,750 for 1-unit properties. The Property: – Higher balances are available for 2-4 unit properties. • No longer has occupancy requirements – No properties with more than 4 units (SD 12-02). allowed. • The first mortgage cannot be made to, or secured by, properties owned by a corporation, partnership, limited liability company or other business entities. * HAFA eligibility doesn’t represent a guarantee of qualification or approval, which is determined by the investor. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents7 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

Enhancements – Policy Updates Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents8 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Program For more information about policy update, see: HAFA 12-02 Enhancements SD 10-18 Enhancements SD 12-02 Enhancements – Effective June 1, 2012 • Eliminated the requirement to verify homeowner’s financial information, including debt-to-income (DTI) ratio. • Time frame extended: The HAFA short sale or deed in lieu of foreclosure can be initiated up to • Agent commissions clarified: Dec. 31, 2013; however, the transaction must have – Will not be deducted from third-party vendor a closing date on or before Sept. 30, 2014. fees. – Will be stated in the Short Sale Agreement. • Eligibility: Occupancy requirements have been removed; however, the property can’t be owned or secured by a business entity. SD 11-08 Enhancements • Increase from $6,000 to $8,500 cap available to satisfy subordinate liens; $8,500 applies only to • Relocation assistance may be used to pay for transaction costs, such as the cost of legal those secured by a mortgage on the subject representation, overdue utility bills or minor repairs. property. • Property values may be re-evaluated after the 120-day • Relocation assistance: Limited to the primary marketing period for extension. resident (borrower or occupant) of the property who must vacate upon closing. • The list price and/or the counter offer that is based on the servicer’s assessment of value may be disputed by – Tenant can be eligible if occupying the providing current comps and a written rationale. property as his principal residence and must vacate upon closing. – Vacant properties will not be eligible. Fannie Mae and Freddie Mac are not participating in supplemental directive policy enhancements. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents9 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Relocation Assistance For $3,000 HAFA Relocation Assistance paid at closing, see requirements below: • Primary resident of property at time of signed agreement who must vacate upon closing • Vacant properties will not qualify Eligibility • Applies to HAFA short sales and deeds of lieu of foreclosure • Tenant would be eligible only for the HAFA $3,000. Any further relocation assistance available from additional incentive payout opportunities must be paid to the borrower • Proof of residence will be required Additional • • Social Security number and date of birth will be required Borrower is responsible for requesting and managing tenant relocation assistance Considerations • The HUD-1 must be updated • Borrower: • Request Tenant Package from Bank of America when agreement is signed • Deliver package to occupant Tenant • Ensure documents are completed/signed and submitted by agent prior to 15 days before closing date Relocation • Agent: Actions • Upload signed/completed documents into Equator • Send an Equator message to short sale specialist with subject line “Tenant Package submitted” • Ensure HUD-1 is updated Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents10 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

Investor Participation Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents11 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Program HAFA Investor Participation Take investor considerations into account to determine if homeowners can pursue a HAFA short sale. • The homeowner’s first mortgage loan • Participation in HAFA is on a loan-by-loan must be owned by an investor basis, not an investor-by-investor basis. participating in HAFA. – An investor may participate in HAFA on – Fannie and Freddie loans have their own some loans and not on others. version of HAFA with different – HAFA eligibility doesn’t represent a requirements and are not participating in guarantee of qualification or Supplemental Directive policy updates. approval, which is determined by the • Subordinate mortgage/lien holders must investor. agree to release their liens. • Agent commissions will be documented – The homeowner and the agent are and agreed upon in the Short Sale responsible for identifying all liens and Agreement. obtaining their release. – Most investors support a 6% commission – Subordinate mortgage liens are capped at for a HAFA short sale. $8,500; does not apply to mechanic and/or HOA liens. See SD 12-02 for details. • Agents and/or homeowners can call Customer Service at 1.866.880.1232 to find out if their investor is participating. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents12 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

With Offer vs. Without Offer Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents13 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

Traditional Compared to HAFA Short Sale Traditional Short Sale HAFA Short Sale General Qualifications Each homeowner’s situation is considered • Participating investors only See Treasury guidelines for separately by investors • Unpaid principal balance < $729,750* (1 unit) full HAFA details • First lien mortgage originated on or before Jan. 1, 2009 • Completed documentation per Treasury *Higher balances apply to 2-4 unit properties. Initiate Process When you receive a valid offer • Before marketing the property – no offer required at start of process • HAFA is also available upon receipt of a valid offer Timeline for Decisions The offer starts the process, and a number of Before the marketing phase: steps need to be completed prior to decision: • Qualified for HAFA participation • Collect documents • Collect documents • Payoff & internal analysis • Payoff & internal analysis • Investor review • Investor/insurer review • Decision Once an offer has been submitted, you will receive a decision in as few as 10 business days if initiated prior to offer. Cash/Promissory Note The investor/insurer may require No Deficiency Pursued The investor may retain the right No Foreclosure Holds Varies by investor – requires investor approval Auto hold once Short Sale Agreement is executed Policies subject to change Credit Impact Typically less than foreclosure — deficiency Typically less than foreclosure — deficiency charge-off will be charge-off will be reported to credit bureaus reported to credit bureaus Recommended List No Yes Price Provided Approval/Closure Rates Low-medium High after qualification Relocation Assistance None HAFA $3,000 for primary resident, who must vacate upon closing • Additional homeowner incentives may apply up to $30,000. Specific investor participation and eligibility criteria apply. Unrealized Short Sale Optional deed in lieu of foreclosure HAFA deed in lieu of foreclosure consideration; relocation assistance included for primary resident. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents14 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Process Milestones “RASS - No Offer”Customer Care Qualification 120-Day1.866.880.1232 Inform the Program Offer & Home Marketing ClosingWeekdays: 8 a.m. – 11 p.m. EST Borrower Agreement ReceivedSaturday: 9 a.m. – 5:30 p.m. EST Valuation Program • HAFA solicitation • Return requested • Engage real estate • Show and • Submit Request for • $3,000 - $30,000 ** letter received qualification agent (if not already maintain home Approval of Short relocation assistance • Acknowledge documents within 10 engaged) • Work with agent to Sale (RASS) and (paid after closing) interest in days* • Receive and return negotiate release other documents, if • HAFA $3,000 is paid program within 14 • Work with vendor to Short Sale of other liens (if not applicable only to the primary Homeowner days schedule home Agreement (SSA) serviced by Bank resident at time of OR valuation • Request Tenant of America) signed agreement • Call to inquire Package, if about HAFA applicable • Explain HAFA • Ensure homeowner • Sign Short Sale • Perform 21-day • Submit offer and • Notify post approval benefits to returned requested Agreement (SSA) check-ins on remaining deal changes or homeowner documents within 10 • Accept assignment marketing activity documentation closing delays as • Initiate short sale days* in Equator (if and home • If offer needs to be necessary in Equator • Work with homeowner Customer Care condition negotiated, respond • Give 72 hours notice Agent • Tell homeowner to schedule home initiated) • Work with by the expiration prior to closing to acknowledge valuation • List home homeowner to date (3 days) • Send required interest in negotiate release of documents to lender • Upload Tenant other liens (if not program ASAP Package, if serviced by Bank of applicable America) • Send HAFA • Send document • Prepare and deliver • Perform 21-day • Respond to offer • Manage post- solicitation letter request to Short Sale check-ins on in as few as 10 approval changes • Confirm HAFA homeowner Agreement to marketing activity business days • Work with agent and Bank eligibility has • Order home valuation homeowner and home title company to been met to develop a • Enter the agent condition facilitate closing of America • Initiate file in recommended list noted on Short Sale Equator if no price Agreement into agent involved Equator * Number of days depends on investor. Non-GSEs require 10 days per Supplemental Directive 10-18; however, Fannie and Freddie require 14 days. Under the HAFA program, if homeowners do not receive an offer in the 120-day marketing period, they may be eligible for a deed in lieu of foreclosure per the Short Sale Agreement and Treasury guidelines. ** Specific investor participation and eligibility criteria apply. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents15 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Process Milestones “ARASS - With Offer”Customer Care1.866.880.1232Weekdays: 8 a.m. – 11 p.m. EST Initiation Document Collection/ Valuations Offer Analysis ClosingSaturday: 9 a.m. – 5:30 p.m. EST • Work with agent to provide necessary • Receive HAFA Solicitation Letter, if eligible • $3,000 HAFA information and documentation • Provide requested documents to agent within relocation 14 days (recommended) or call Customer assistance Care to access homeowner portal (paid after closing) • Sign Alternative Request for Approval of • Paid to only the Homeowner Short Sale (ARASS) and Request for primary resident at Mortgage Assistance (RMA) or Hardship time of signed Affidavit and deliver to agent agreement • Request Tenant package, if applicable • Coordinate access to the property, if needed • Create a free account at • Submit short sale offer and all supporting • Complete assigned tasks • Notify Bank of agent.equator.com documents including requested homeowner and upload requested America of any • Initiate the short sale and upload: documents within 14 days of solicitation letter documents post-approval deal – Signed Purchase Contract – • Work with vendor to schedule home valuation • Respond if initial offer needs changes or closing including Buyer’s Acknowledgment to be negotiated delays • Complete new assigned tasks and reload and Disclosure form offer documents • Adjust closing date during • Notify Bank of – Short Sale Addendum counter offers America of Agent – Estimated HUD-1 • Upload Tenant Package, if applicable scheduled closing – IRS Form 4506-T • Work with homeowner and 72 hours in – Bank of America Third-Party buyer if investors stipulate advance Authorization Form changes to the deal • Send funds, • Begin offer negotiation and release of documents additional liens if not serviced by Bank of America • Review initiation docs • Validate offer and supporting documents • Analyze collected • Manage post- • Review HAFA eligibility* • Send Solicitation Letter to homeowner (if information; negotiate offer approval changes eligible) to determine interest to present to investors • Work with agent • Order home valuation and additional internal • Submit offer to mortgage and title company information insurer and investors as to facilitate closing Bank needed of America • If ARASS-qualified, inform agent of new Equator tasks • Receive approval, decline or renegotiation stipulations per * All traditional short sales initiated will be investor decision reviewed for HAFA eligibility. • Convey final investor Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer decision to Initiation Equator agent, customer Actions for Agents Key16 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

Equator Initiation – Without Offer ©2012 Equator, LLC Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents17 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Equator Process “Without Offer” Eligibility Review After the Borrower Contact Information is provided, the homeowner will be immediately screened to determine if they are eligible to be reviewed for the Home Affordable Foreclosure Alternative (HAFA) program. You will receive the HAFA alert shown below if the homeowner is eligible for HAFA review. ©2012 Equator, LLC If You Receive the HAFA Alert If You Do Not Immediately Receive It The homeowner must contact Short Sale • The Equator record will be closed for this property. Customer Care at 1.866.880.1232. • The agent and the homeowner should market the • The short sale process cannot move property. forward until this contact is made. • Initiate a new short sale in Equator when an offer is • Many of the initial steps require made on the property. homeowner contact to determine program – For steps in completing this process, see eligibility. Initiating a Short Sale After an Offer Is Received. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents18 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Equator Process How to Submit an Offer 1. Click on Place Offer under the 1 Properties section. 2. Choose the property for which you will enter an offer. ©2012 Equator, LLC 2 3 ©2012 Equator, LLC 3. Click icon under the Submit column. 4. The Submit Short Sale Offer and Upload Initiation Documents tasks 4 will open for you to complete. ©2012 Equator, LLC Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents19 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation Screenshots are the exclusive property of Equator, LLC and used herein under limited license for Bank of America training purposes only. Any distribution, reproduction, derivative, description or account of the screenshots is expressly prohibited without the express written consent of Equator, LLC. ©2012 Equator, LLC. All rights reserved.

Three Key Actions for Agents Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents20 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

Three Actions for Real Estate Agents Engage Homeowners Early 1 • Find out if the homeowner owes more than the home’s fair market value. • Discuss short sale opportunities during initial conversations with the homeowner. – If the homeowner would like to better understand their options or initiate the short sale themselves, encourage them to call Customer Care at 1.866.880.1232. • Explain the short sale process and how it can help avoid foreclosure. Contact Bank of America Before the Home Is Listed 2 • Initiate the short sale in Equator – even if you don’t yet have an offer. – The homeowner may be required to contact Customer Care to discuss participation in one of our pre-offer programs, such as HAFA. If the homeowner isn’t eligible for a pre-offer program, then next action is to market the home, obtain an offer and initiate new short sale in Equator. Complete Required Tasks on Time 3 • Make sure all tasks are completed as soon as possible in Equator. • Provide necessary documents as soon as possible to keep the process moving forward. • Communicate with your short sale specialist via Equator to reduce delays. Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents21 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Program Commitment to Continued Improvement Bank of America is committed to identifying new and different ways to make the process transparent and efficient. New Approaches To Reduce Processing Times Where to Locate Additional Information • Ongoing collection of feedback on Agent Resource Center process, people and technology bankofamerica.com/realestateagent • Right-sized staff to meet service-level expectations; dedicated team of short Dedicated Customer Care sale professionals 1.866.880.1232 Monday – Friday 8 a.m. to 10 p.m.; Saturday 9 a.m. to 5:30 p.m. Eastern • Enhanced our technology; monthly upgrades ongoing For homeowners: Bank of America Home Loan Assistance • Resources for short sale education bankofamerica.com/homeloanhelp Go to: HAFA Defined Enhancements Investor Participation With Offer vs. Without Offer Equator Initiation Key Actions for Agents22 Not intended nor authorized for consumer distribution. Bank of America: Proprietary. ©2012 Bank of America Corporation

HAFA Short Sale Education Guide

by Damian Bruno on Jun 18, 2012

Accessibility

Categories

Upload Details

Usage Rights

2 Embeds 818

Statistics

HAFA Short Sale Education Guide Presentation Transcript

http://www.sedonarealestateagents.com	817
http://pinterest.com	1