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Fannie Mae announces updates to Selling Guide
On October 2, Fannie Mae issued SEL-2018-08, announcing updates to its Selling Guide. Notably, Fannie Mae expanded its policy on the use of employment-related assets as qualifying income, increasing to 80 percent the maximum LTV, CLTV, and HCLTV ratios for loans held by asset owners who are at least 62 years old upon loan closing. With respect to jointly-owned assets, all owners must be listed as borrowers on the loan, but only the borrower whose employment-related asset is being used as income must meet the minimum age requirement. Fannie Mae indicates that, until Desktop Underwriter is updated to reflect this policy change, it will accept delivery of any loan that receives an Approve/Ineligible recommendation because of a ratio over 70 percent and has been confirmed compliant by the lender.
Effective immediately, other announced updates to the Selling Guide include: (i) clarifications to employment verification policies for union member borrowers employed in a series of short-term job assignments; (ii) changes intended to provide clarity to Fannie’s expectations for lenders managing third-party originators; and (iii) clarifications to comparable sales requirements for appraisers of MH Advantage homes.
Fannie Mae announces updates to Selling Guide
On September 4, Fannie Mae issued SEL-2018-07, which announces updates to its Selling Guide including, among other things, the introduction of rural high-needs appraisal waivers. The rural high needs appraisal waiver is contingent on obtaining a home inspection to confirm safety, soundness, and structural integrity consistent with Fannie’s property condition guidelines. The waiver is available on a limited basis for purchase transactions containing certain characteristics, such as borrowers with income at or below 100 percent of the area median income and property located in designated rural-high needs areas, as defined by Fannie’s “Duty to Serve” obligations. Additionally, the Selling Guide includes updates to (i) the name of the property inspection and property field work waivers; (ii) liability and fidelity/crime insurance for projects; (iii) single-entity ownership of co-op projects; and (iv) the approved mortgage insurers list and mortgage insurance forms.
Freddie Mac releases Guide Bulletin with various selling updates
On August 29, Freddie Mac released Guide Bulletin 2018-13, which announces selling updates, including the consolidation of Freddie Mac’s “Home Possible” and “Home Possible Advantage” mortgage programs into a single offering. The Bulletin compares the previous requirements of both programs with the new requirements of the consolidated program, which now allows non-occupant borrowers to be eligible for the program with a loan-to-value ratio less than or equal to 95%. The changes to the revised “Home Possible” mortgage program are effective October 29.
The Bulletin also updates several mortgage eligibility and credit underwriting requirements, including (i) student loan debt payment calculations; (ii) cash back requirements for “no cash-out” refinance mortgages; and (iii) timelines for evaluating credit report inquiries. Additionally, the Bulletin provides an update to the requirements for property, flood, liability and fidelity or employee dishonesty insurance for condominium projects.
Fannie Mae issues Selling Guide updates, removes requirement to use Market Conditions Addendum for appraisals
On August 7, Fannie Mae issued Selling Guide update SEL-2018-06, which announces, among things, the removal of the requirement to use the Market Conditions Addendum (Form 1004MC) for appraisals and clarification of the policies regarding disbursement of HomeStyle Renovation funds. Specifically, effective immediately, the Selling Guide provides that lenders are no longer required to use Form 1004MC for appraisals as the agency’s Collateral Underwriter program provides market trend information for lenders and Fannie Mae to measure and manage market risks. However, appraisers remain responsible for analyzing market conditions and reporting them in the Neighborhood section of Fannie Mae’s appraisal forms. The update also clarifies that for HomeStyle Renovation funds disbursed using a wire transfer, the lender must obtain written consent to release the funds. Additionally, the update clarifies that all mechanics liens must be cleared or waived by the final disbursement of funds—a lien waiver is not required at each disbursement stage. The announcement also notes that the previously released information regarding Fannie Mae’s high loan-to-value refinance option (covered by InfoBytes here) is now available in the Selling Guide.
Freddie Mac updates Selling Guide on lender credit requirements
On July 25, Freddie Mac released Guide Bulletin 2018-12 (Bulletin), which, among other things, updates lender credit requirements to permit sellers to apply excess lender credit as a principal curtailment toward the mortgage when the amount exceeds the borrower’s closing costs. Effective immediately, Freddie Mac stated that this change to the Selling Guide also will include “situations where regulatory requirements do not permit reduction of the amount of the lender credit without re-disclosure to the [b]orrower, which may delay closing.”
Separately, the Bulletin also announces streamlined polices to Freddie Mac’s leasehold estate requirements. The updates are intended to make it simpler for sellers to determine eligibility for leasehold mortgages, and the changes include the elimination and simplification of certain requirements. Additionally, the Bulletin discusses changes to delivery instructions applicable to automated collateral evaluation appraisal waivers and homeownership education delivery instructions, and provides guidance concerning when contingent liability and assigned debt may be excluded from a borrower’s monthly debt payment-to-income ratio.
Fannie Mae issues Selling Guide updates, announces MH Advantage program
On June 5, Fannie Mae issued Selling Guide update SEL-2018-05, which announces, among other things, the MH Advantage initiative. MH Advantage is a manufactured home that meets specific construction, design, and efficiency standards. Fannie Mae offers a number of flexibilities on loans secured by these properties, including higher loan-to-value ratios and standard mortgage insurance. The Selling Guide is updated to include the requirements for loans secured by MH Advantage homes, such as property eligibility, appraisal, and underwriting requirements. The requirements for MH Advantage loans are effective immediately. Additionally, the Selling Guide includes updates to (i) HomeStyle Energy loans in Desktop Underwriter; (ii) HomeStyle Renovation loan forms; and (iii) project standards updates to condo, co-op, and PUD project policies.
Fannie Mae updates Selling Guide with lender contribution clarifications
On April 3, Fannie Mae updated its Selling Guide, including changes to clarify its lender contribution policy and add the option of full-service certificate custodians (FCCs). According to Fannie Mae SEL-2018-03, lender-sourced contributions to fund closing are permitted as long as the contribution is not (i) used to fund any portion of the down payment; (ii) subject to repayment requirements; or (iii) sourced from a third party. While the contribution cannot exceed borrower-paid closing costs, there is otherwise no limit on the amount of the lender contribution unless the lender is an interested party to the transaction. If the lender is an interested party, the contribution is subject to the Interested Party Contributions policy. Additionally, the Selling Guide includes information related to lenders’ option to use a Fannie Mae approved FCC for whole loans and for loans in mortgage-backed securities. The updated information includes (i) documentation and delivery requirements for loans delivered to FCCs; (ii) certification process for loans delivered to FCCs; and (iii) recognition of the new Master Custodial Agreement, which will govern the relationships involved. The Selling Guide also clarifies transaction timing related to whether a single-closing construction-to-permanent transaction is processed as a purchase or a refinance.
Fannie Mae updates Selling Guide with HomeStyle Renovation policy changes
On February 27, Fannie Mae updated its Selling Guide including changes to its HomeStyle Renovation (Renovation) policy. According to Fannie Mae SEL-2018-02, the updates to the Selling Guide include, among other changes, the following: (i) sellers/servicers no longer need to be approved for the Renovation loan through Fannie Mae if they choose to wait to deliver all Renovation loans until after renovations are complete; (ii) fixed-rate mortgages for one-unit, principle residences now have a maximum allowable LTV ratio of 97% if the loan is underwritten through Desktop Underwriter; (iii) manufactured homes that do not require structural changes are eligible for Renovation loans; and (iv) removal of the requirement that the renovation must add value to the property. Lenders are required to be in compliance with the Renovation policy changes by September 1, 2018.
The Selling Guide also (i) added flexibilities in the HomeStyle Energy policy to allow for increased utilization of the program; (ii) added definitions and requirements for business continuity and disaster recovery procedures; and (iii) updated age of document requirements for loans securing properties impacted by a natural disaster.
Fannie Mae Updates Selling Guide with Underwriting Information on Borrower Credit Freezes
On December 19, Fannie Mae announced updates to its Selling Guide, including guidance related to underwriting a loan for borrowers who have frozen their credit files at one or more of the three national credit repositories. The Selling Guide now states that a credit report is acceptable for manual underwriting or “Desktop Underwriter” when a borrower’s credit information is frozen at only one of the credit repositories as long as credit data is available from two repositories, a credit score is obtained from at least one of those two repositories, and the lender requested a three in-file merged report. If the borrower’s credit file is frozen at two or more of the credit repositories, the loan will not be eligible for either form of underwriting. Other notable updates to the Selling Guide include, (i) adding requirements on premium pricing to the mortgage eligibility policy; (ii) relief from the enforcement of selling representations and warranties for mortgages that are subject to a disaster-related forbearance plan, where the disaster impacting the loan occurred on or after August 25, 2017 and other requirements are met; (iii) additional details about minimum requirements for internal audit and management controls for all seller/servicers; and (iv) consolidation in the Selling Guide of individual mortgage loan file records retention provisions from the Servicing Guide (as previously covered by InfoBytes here).
Freddie Mac Issues Guidance on Reporting Imminent Default Data; Fannie Mae Updates Servicing Guide
On December 13, Freddie Mac issued Guide Bulletin 2017-27, providing updates and reminders to servicers regarding the imminent default evaluation requirements. The bulletin includes specifics on how servicers should process and report imminent default data using the “Workout Prospector” web-based application. According to the bulletin, servicers are must implement the new requirements by July 1, 2018. The bulletin also incorporates the additional non-discrimination guide language announced for sellers in Guide Bulletin 2017-26 (previously covered by InfoBytes here).
On December 13, Fannie Mae announced that it has updated its Servicing Guide. One such update includes the removal of requirements related to individual mortgage loan file records retention. Instead, the information will be available solely in Fannie Mae’s Selling Guide, which it expects to be updated on December 19. Another notable update is the Servicing Guide’s extension of the $30 maximum expense reimbursement “for each insured loss repair inspection required on a current or delinquent mortgage loan” to all mortgages, and not just those affected by disasters.