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  • HUD updates HECM program

    Federal Issues

    On August 31, HUD issued Mortgagee Letter (ML) 2022-15, which updates the Home Equity Conversion Mortgage (HECM) program. The ML, among other things, modifies the requirements for mortgagees to provide notice to a borrower’s estate following an HECM becoming due and payable due to the death of the last surviving borrower. The ML may be implemented immediately but must be implemented no later than 90 days from the date of this ML for HECMs that become due and payable on or after the publication date of this ML. Additionally, comments are due within 30 days after the date of issuance.

    Federal Issues FHA HUD Mortgages HECM Consumer Finance

  • SEC releases draft regulatory strategic plan

    Securities

    Recently, the SEC released its draft FY 2022-2026 strategic plan, which focuses on goals related to protecting families against fraud and misconduct, supporting a diverse and inclusive workforce, and developing a regulatory framework that keeps pace with ever-evolving markets, business models, and technologies. The SEC noted that it plans to continue to update its disclosure framework to meet investors’ demands for information related to issuers’ climate risks and cybersecurity hygiene policies to ensure informed investment decisions are made. The draft strategic plan also discussed market risks associated with cybersecurity threats and cross-border challenges, and called on the SEC to coordinate with foreign financial regulators. The SEC also stated it plans to update existing rules and approaches to better “reflect evolving technologies, business models, and capital markets,” and intends to examine strategies for addressing systemic and infrastructure risks faced by capital markets and market participants.

    Securities Agency Rule-Making & Guidance Privacy, Cyber Risk & Data Security Fintech

  • California bankruptcy court says a forbearance that modifies the original loan is subject to state usury laws in certain instances

    Courts

    Earlier this year, the United States Bankruptcy Court for the Northern District of California granted in part and denied in part cross-motions for summary judgment in an action concerning “piecemeal exemptions” to California’s usury law. Plaintiffs entered into a loan agreement secured by their residence carrying an interest rate of 11.3 percent and a default interest rate of 17.3 percent (plus late fees) with a then-unlicensed lender. They also signed a promissory note, which stated that should they fail to make a monthly payment within 10 days of the due date they would be assessed a late charge equal to 10 percent of the monthly payment. After plaintiffs struggled to make payments, the parties entered into an extension agreement to supplement and amend the original loan (but not replace it), which slightly lowered the initial interest rate but increased the monthly payments and default interest rate. The extension also included language adding a charge on the final balloon payment that was not part of the original loan. Plaintiffs again began to miss loan payments and sought to refinance the loan with a different lender. A payoff quote provided by the defendant included what was originally called a “prepayment penalty” but was later changed to represent a late charge on the principal balance in line with the extension.

    Plaintiffs sued the defendant and related parties in state court, seeking damages and alleging claims related to breach of contract, fraud, and intentional interference. After the court denied plaintiffs’ motion for preliminary injunction, plaintiffs filed an appeal on the same day one of the plaintiffs filed for bankruptcy. The defendant eventually filed a motion for summary judgment on the claims in the amended complaint, whereas plaintiffs sought partial summary judgment on several new claims, including that (i) the extension violated state usury law; (ii) the defendant “demanded an illegal acceleration penalty” from plaintiffs; and (iii) the defendant illegally charged multiple late fees on a single loan payment.

    In a case of first impression, the court held that under California law, a loan extension that modifies the original loan, including by extending the maturity date, is considered a forbearance subject to state usury laws because there was no other sale, lease, or other transaction involved. The court noted that the statute “provides a restricted definition of the term ‘arranged’ in relation to a forbearance,” and that it also “painstakingly sets forth the instances in which a forbearance negotiated by a real estate broker would be exempt under usury law: when that broker was previously involved in arranging the original loan and that loan was in connection with a sale, lease, or other transaction, or when that broker had previously arranged for the sale, lease or other transaction for compensation.” The court further stated that “[c]onspicuously absent from those instances is a scenario in which a forbearance is arranged on a simple loan of money secured by real estate, with no other sale, lease, or other transaction involved,” adding that it “cannot create an exemption here to save [the defendant].” In the subject transaction, the real estate broker involved when the original loan was made was not involved in the extension, the court said.

    The court also held that the loan forbearance violated California usury laws although the original loan was exempt from usury laws, disagreeing with the defendant’s position that “an originally non-usurious transaction cannot be transformed into a usurious transaction at a later point.” The court pointed out the distinction in this case from others cited by the defendant, stating that the “difference between a non-usurious loan and a loan subject to an exemption is slight but distinct. . . . Once the exemption (no real estate broker involved) ceased to apply, the exemption disappeared, and the transaction became subject to the full consequences of the usury law.” Because the extension’s interest rate and default interest rate both violated state usury law, the defendant is entitled only to the principal balance of the extension minus the amount of usurious interest paid.

    Additionally, the court determined that under California law, the liquidated damages provision of the loan extension was separate from the interest charged by the extension, and a late charge on top of a balloon payment under extension was an unenforceable penalty provision instead of a valid provision for liquidated damages. The court also declined to consider punitive or other damages and said it will make a determination in the future as to what the defendant is entitled to by way of reimbursements or costs, as well as any interest accrued and owed after the extension’s maturity date.

    Courts Mortgages Consumer Finance California Usury Interest Forbearance State Issues

  • District Court dismisses EFTA claims concerning fraudulent transactions

    Courts

    On August 18, the U.S. District Court for the Eastern District of Michigan dismissed a class action alleging violations of the EFTA brought against a national bank on behalf of consumers who were issued prepaid debit cards providing Covid-19 pandemic unemployment insurance payments. Two of the plaintiffs alleged they experienced fraudulent transactions on their accounts. According to the plaintiffs, the bank froze one of the defendant’s accounts but failed to credit his account for the allegedly fraudulent transaction. In response to a second plaintiff’s fraud report, the bank allegedly froze her account and informed her that she had “to contact the unemployment agency because an unauthorized person had ‘gained access to the card and was using the unemployment benefits.’” The third plaintiff alleged that the bank froze her account based on suspected fraud and was informed that she would have to contact someone else to unfreeze the account. Plaintiffs sued for violations of the EFTA and raised several breach of contract and negligence claims.

    The court dismissed the EFTA claim on several grounds, including that (i) the second plaintiff’s claim is time-barred; (ii) the other two plaintiffs’ claims stem from the bank’s alleged errors related to unauthorized transactions, yet neither requested information or clarification about an electronic funds transfer; (iii) one of the plaintiffs never actually experienced fraud (the court emphasized that the EFTA does not regulate account freezes; it regulates electronic funds transfers); and (iv) one of the plaintiff’s failed to plausibly plead that he complied with the EFTA’s notification requirements that must be met before a defendant conducts an investigation. The court also determined that the breach of contract claims failed, citing, among other things, that if an account did not have an unauthorized transaction a defendant cannot breach its reimbursement duties. Nor did the other two plaintiffs provide proper notice to trigger the bank’s duty to investigate, the court wrote, adding that the negligence claims also failed because the plaintiffs failed to respond to a request asking them to show how the bank’s actions caused them injury.

    Courts EFTA Covid-19 Consumer Finance Fraud

  • District Court grants defendant’s motion to compel arbitration in electronic signature case

    Courts

    On August 22, the U.S. District Court for the District of Nevada granted a defendant credit union’s motion to compel arbitration regarding a consumer’s signature on bank-owned equipment. According to the order, the plaintiff alleged that the defendant violated 42 U.S.C. § 407 by transferring Social Security benefits from his savings account to his checking account to pay a debt. In March, a magistrate judge determined “that given ‘the liberal construction courts are to afford pro se complaints, it appears Plaintiff states a claim against [the defendant] at least for purposes of surviving screening’ and ordered that the case would proceed against [the defendant]” who filed the motion to compel arbitration. The order further noted that in support of their assertion, defendant provided documentation evidencing the plaintiff’s agreement to arbitrate all claims regarding his account. The defendant submitted an affidavit, a copy of the signature card that the plaintiff executed when he opened his account with the credit union, all subsequent signature cards executed by the plaintiff, and a copy of the “Important Account Information for Our Members,” among other things. According to the affidavit, the signature card the plaintiff executed when he opened his account included the “agreement to the terms and conditions outlined in the Important Account Information for Our Members,” and further indicated that the “[w]ritten notice we give you is effective when it is deposited in the United States Mail with proper postage and addressed to your mailing address we have on file.” The order noted that the “Notice of Change to the Terms and Conditions of Your Account was provided,” and “[t]hat document included a mandatory arbitration provision and the ability to opt out of arbitration.” The defendant argued “that by not exercising his right to opt-out, the agreement necessitates the action be moved into arbitration.” The plaintiff asserted that his signature was collected on an electronic device and because the signature was collected electronically, it was incorporated by fraud. The plaintiff also contended that he did not explicitly sign a document setting forth an arbitration clause because he only electronically input his signature to obtain a debit card.

    According to the district court, the plaintiff “does not assert that he did not sign the signature card when he initially opened his account and received the debit card. He asserts that he never agreed to arbitrate his claims because he never received or signed an arbitration agreement.” The district court granted the defendant’s motion to compel arbitration determining that a valid arbitration agreement existed between the parties and that the agreement encompasses the plaintiff’s claims. Among other things, the district court explained that “a valid arbitration agreement exists,” because the “signature card signed by [the plaintiff] certifies ‘[a]greement to the terms and conditions outlined in the Important Account Information For Our Members disclosure and any other material pertaining to the account.’” The district court further wrote that such “statement plainly refers to an external document, and plainly states that the [plaintiff] agreed to be bound by the terms contained therein. Moreover, [the plaintiff’s] assertion that he did not actually receive the Important Account Information For Our Members disclosure does not defeat the signature card’s statement that [the plaintiff] bound himself to the terms contained therein.” Additionally, by signing the signature card, the plaintiff agreed to arbitrate every claim arising from or relating in any way to his account.

    Courts Electronic Signatures Arbitration Debit Cards Credit Union Consumer Finance

  • DOE discharges an additional $1.5 billion in student loans

    Federal Issues

    On August 30, the Department of Education announced $1.5 billion in debt relief for 79,000 borrowers who enrolled in a college accused of “routinely [misleading] prospective students by grossly misrepresenting that its credentials would benefit their career prospects and earning potential.” According to a Department investigation aided by significant evidence from the Colorado and Illinois attorneys general, the college engaged in widespread misrepresentations “in order to profit off student debt that burdened borrowers long after [the college] closed.” Borrowers’ student loans will be discharged regardless of whether an individual has applied for a discharge under the borrower defense to repayment program, and without requiring any additional action on behalf of the borrowers. The announcement builds on the previous approval of $130 million in borrower defense discharges for approximately 4,000 borrowers who had attended the college.

    The Department also announced that it plans to engage in future rulemaking “to hold career programs accountable for leaving their graduates with mountains of unaffordable debt and poor job prospects,” and said it is planning “new actions to hold accountable institutions that have contributed to the student debt crisis including publishing lists of the worst actors.” With this recent announcement, the Department of Education “has now approved $14.5 billion in discharges for nearly 1.1 million borrowers whose colleges took advantage of them.”

    Federal Issues Department of Education Student Lending Consumer Finance Discharge

  • SEC files charges in undisclosed transactions case

    Securities

    On August 30, the SEC filed a complaint against two North Carolina-based executives, and their Malta-based registered investment adviser company (collectively, “defendants”) in the U.S. District Court for the Middle District of North Carolina for allegedly engaging in a fraudulent scheme involving undisclosed transactions. According to the SEC, the defendants “repeatedly recommended and entered into transactions that were not disclosed to and were not in the best interests of their clients.” Specifically, one of the executives allegedly “acquired 100% ownership of four North Carolina insurance companies [] and a reinsurance trust, which gave him control over hundreds of millions of dollars in premiums from their policyholders.” The complaint further stated that “[a]lthough the funds were supposed to be used to pay the policyholders’ insurance claims, [the executive] treated the funds as his own assets and used the money for any purpose he decided was in his best interest.” The SEC found that the executive allegedly conducted the schemes through “complex” investment structures and affiliate companies and allegedly used the proceeds to pay himself or to divert the funds to his other businesses. The complaint also noted that the defendants “breached their fiduciary duties to their advisory clients by engaging in numerous undisclosed related-party transactions and by misappropriating over $57 million in client funds” and over $21.4 million in advisory fees generated in connection with these schemes. The SEC’s complaint alleged violations of anti-fraud provisions of the Investment Advisers Act of 1940. The complaint seeks a permanent injunction against the defendants, disgorgement of ill-gotten gains, penalties, bars, and other equitable relief.

    Securities SEC Enforcement Transactions Investment Advisers Act Courts

  • District Court preliminarily approves $2.25 million settlement resolving credit card upgrade claims

    Courts

    On August 29, the U.S. District Court for the District of New Jersey preliminarily approved a class action settlement in which a national bank agreed to pay $2.25 million to resolve misleading credit card upgrade claims made to secured credit card holders. Plaintiffs alleged in their motion for preliminary approval that they each signed an agreement with the bank that said if they used and maintained a secured credit card account for seven consecutive billing months without defaulting they would be eligible to automatically “graduate” to an unsecured credit card. Transitioning to an unsecured credit card allows customers to regain control of the collateral deposits and receive a prorated refund of the annual fee they paid while they had secured cards, plaintiffs asserted. Plaintiffs claimed that while the bank’s “form contract and promotional materials promised a meaningful review of secured card accounts after seven months in good standing that review, in fact, did not occur in a fashion consistent with the parties’ contract.” The bank denied the claims. According to court documents, this past January the bank amended the graduation provision at issue in its agreement for secured credit cards to “more adequately disclose how a cardholder becomes eligible for an unsecured credit card.” The court deemed the proposed settlement to be “fair, adequate and reasonable to the settlement class,” and granted class certification. If granted final approval, class members would be awarded a portion of the annual fee paid on their secured credit card.

    Courts Class Action Consumer Finance Credit Cards Settlement

  • FINRA reminds firms of their obligation to supervise digital signatures

    Agency Rule-Making & Guidance

    Recently, FINRA issued Regulatory Notice 22-18 reminding member firms of their obligation to supervise for digital signature forgery and falsification. FINRA reported it has received a rising number of reports claiming registered representatives and associated persons have been forging or falsifying customer signatures, as well as those of colleagues or supervisors in some instances. Issues have been flagged in “account opening documents and updates, account activity letters, discretionary trading authorizations, wire instructions and internal firm documents related to the review of customer transactions.” FINRA advised member firms to review outlined methods and scenarios for identifying digital signature forgery or falsification in order to mitigate risk and meet regulatory obligations.

    Agency Rule-Making & Guidance Federal Issues FINRA Compliance Risk Management

  • FTC, states sue rental listing platform for fraud

    Federal Issues

    On August 30, the FTC announced a lawsuit, together with the attorneys general from New York, California, Colorado, Florida, Illinois, and Massachusetts, against a rental listing platform and its owners for allegedly charging consumers for false endorsements and fake listings. The complaint, which alleges violations of the FTC Act and various state laws, claims that the defendants used both fake reviews and fake listings to lure consumers to its platform and pay for access to so-called “verified and authentic living arrangement listings.” In particular, one of the individual defendants is alleged to have deceptively promoted the platform “by providing tens of thousands of fake four- and five-star reviews” to app stores. That individual defendant stipulated to the entry of a proposed stipulated final order on the same day, which requires the following: (i) cooperation with the FTC’s ongoing action; (ii) informing the app stores that he was paid to post reviews and identify the fake reviews and when they were posted; (iii) a permanent ban from selling or misrepresenting consumer reviews or endorsements; and (iv) payment of a total of $100,000 to the state AGs.

    The action is part of the FTC’s on-going efforts to address fake and deceptive reviews, which include a $4.2 million action taken against an online fashion retailer accused of suppressing negative reviews, and warnings issued in 2021 to more than 700 companies announcing that they may face fines over misleading online endorsements (covered by InfoBytes here and here).

    Federal Issues FTC Enforcement State Issues FTC Act UDAP Deceptive State Attorney General

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