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CFPB seeks feedback on LO comp
On March 10, the CFPB issued a Request for Comment (RFC) seeking feedback on the Regulation Z Mortgage Loan Originator Rules, including the provisions often referred to as the Loan Originator Compensation or “LO Comp” Rule. (See also blog post here.) The Bureau states that a significant focus of the RFC is to assist in determining whether the Rule should be amended or rescinded to minimize the Rule’s economic impact upon small entities.
The Mortgage Loan Originator Rules, among other things, prohibit compensation to loan originators that is based on the terms of a mortgage transaction (or proxies for terms), prohibit a loan originator from receiving compensation from both the creditor and consumer on the same transaction, prohibit steering a consumer to a particular loan because it will result in more compensation for the loan originator unless the loan is in the consumer’s interest, require certain records related to compensation be kept, and implement licensing and qualification requirements for loan originators.
The RFC is open-ended insofar as it requests public comment on any topic related to the impact of the Mortgage Loan Originator Rules pursuant to section 610 of the Regulatory Flexibility Act (Section 610). Section 610 mandates a review of all agency rules which have a significant economic impact upon a substantial number of small entities within ten years of its effective date. In conducting a Section 610 review, the agency must consider (i) the continued need for the rule; (ii) the nature of complaints or comments received concerning the rule from the public; (iii) the complexity of the rule; (iv) the extent to which the rule overlaps, duplicates, or conflicts with other Federal rules, and, to the extent feasible, with State and local governmental rules; and (v) the length of time since the rule has been evaluated or the degree to which technology, economic conditions, or other factors have changed in the area affected by the rule.
Notably, the RFC references feedback it has previously received from stakeholders related to the Mortgage Loan Originator Rules, specifically referring to recommendations it has received related to (i) whether to permit different loan originator compensation for originating State housing finance authority loans as compared to other loans (i.e., on bond loans); (ii) whether to permit creditors to decrease a loan originator’s compensation due to the loan originator’s error or to match competition; and (iii) how the Rule provisions apply to loans originated by mortgage brokers and retail loan originators differently. Each of these topics has been a source of significant industry input, including in response to the CFPB’s 2018 Request for Information Regarding the Bureau's Adopted Regulations.
The Bureau is most likely simply following standard procedure to comply with Section 610, which mandates the CFPB conduct a review within ten years for all rules that significantly impact small entities. But it is possible that the Bureau may be open to making certain adjustments to the Rule that industry has been clamoring for since the Rule was implemented, particularly as the Bureau chose to specifically reference three such recommendations.
California Dept. of Real Estate reminds licensees of fiduciary duty requirements
The California Department of Real Estate (DRE) recently reminded real estate licensees with a mortgage loan origination (MLO) endorsement of their fiduciary duty to borrowers. DRE licensees (including brokers, salespersons, and broker-associates supervised by a broker) who provide mortgage brokerage services to a borrower act as a fiduciary of that borrower, the DRE said, explaining that this “includes placing the economic interest of the borrower ahead of their own.” The Bulletin noted that California courts have held that the fiduciary relationship not only requires the broker to act in the highest good faith toward their client but also prohibits the broker from obtaining any advantage over the client by virtue of the fiduciary relationship. Licensees who violate their fiduciary duties may face DRE-disciplinary action against their real estate license and/or MLO endorsement and may also expose themselves to civil liability.
Licensees are reminded that they are required to be aware of all laws, regulations, and rules governing their activities, including the federal Loan Originator Compensation (LO Comp) Rule, which “prohibits loan originators, including brokers, from receiving compensation based on the terms of consumer mortgage transactions.” Prior to the LO Comp Rule, mortgage brokers often received commissions that varied based on the terms of the mortgage loans they obtained for their clients, and in many cases received larger commissions on loans carrying less advantageous terms (e.g., loans with a higher interest rate would result in a larger commission than the same loan with a lower interest rate). The LO Comp Rule now prohibits this practice.
The Bulletin also reminded licensees that receiving greater compensation for acting against the economic interests of a consumer would also violate a broker’s fiduciary responsibility to place the economic interest of their client ahead of their own, should the decision be motivated by a financial desire to increase compensation. Further, licensees may not steer or direct a borrower to close a loan with a particular lender in exchange for receiving a higher commission unless the transaction is the best loan for the borrower. Licensees must also disclose to a borrower the costs and expenses associated with the loan, and disclose all compensation received in the transaction. Taking any secret or undisclosed compensation, commission, or profit is also prohibited, the Bulletin said.