In homeowner finance, ALL claims start with notices from third parties with whom the homeowner has previously had no communication. My suggestion is that homeowners start challenging those letters, statements, and notices as soon as they arrive. Such challenges make “tracks in the sand” for later use in litigation.
But the real issue arises repeatedly because the condition precedent to foreclosure about which there is no dispute is that first there must be a declaration of default. And in the world of securitization, there is no creditor, loan account, or any loss or ven risk of loss arising from a homeowner failing or refusing to make a scheduled payment.
A declaration of default usually comes from a disinterested third party who does not represent an existing creditor who maintains an unpaid loan account receivable on its accounting ledgers reflecting real-world transactions in which it paid value. The equivalent legal value of that is you sending a notice of default to your neighbor when you figure out he or she did not make a payment to the utility company. The notice was sent but it has no legal effect. it is called a legal nullity.
So the question arises about what happens when you send a QWRT or DIVL to the company that was named as a servicer. the first thing that comes to mind for me, is that merely sending the QWR or DVL might be construed as a tacit admission that the company really is a servicer.
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This logically leads to the presupposition that since it is a servicer it is really performing real servicing duties. And that logically leads to the factual conclusion that it is legally and rightfully acting on behalf of a true creditor. And since a true creditor obviously loses money when a homeowner does not make a scheduled payment, it follows that the default can and should be issued.
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The problem with this analysis is that it leads inexorably to the conclusion that you should not respond to fakers. But since the players are claiming rights of administration, collection, and enforcement, they DO appear to fall under protections for consumers relating to those activities. But that still leaves open the issue of whether the named “servicer” is the only one who should receive the DVL and QWR.
That is the question I answered as follows:
Theoretically notice to the servicer is a notice to all under the regulations. The problem is that the company named as a servicer does not do the servicing. That is one of the subjects that is never discussed.
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The company named as servicer probably does have some apparent agency or other authority to present the named Trustee of the REMIC trust. But since that trustee never has the right, power, justification or excuse to administer any affairs regarding the alleged loan account (which does not exist) giving them notice arguably is a failure to give notice to anyone who is real party interest. But it IS notice to everyone who is engaged in apparent debt collection activity even if there is no debt.
*So sending the QWR to all who are “interested” (in a conspiracy to defraud) is probably a good way to go. The real problem is that the laws do not cover this scenario. A legal question is whether the extensive protections for consumers even apply to a company whose name is being used (with consent) to simply put a face on a scheme in which money is illegally collected without any right, justification or excuse? Anyone receiving the QWR is basically put on notice that they may be part of a future lawsuit.*The countervailing argument is that some of the proceeds are eventually used to pay off some of the money due to investors (the rest coming from sales of new certificates). But that argument fails because the investors who became “holders” of certificates are merely the payee on an IOU issued by an investment bank in a transaction wherein the investors waive any right, title, or interest to any homeowner payment, debt, note, or mortgage.*The bottom line for all this is whether there can be any legal collection activity without a creditor, a loan account or any risk of loss. Even the investors get paid the debt from the investment banker regardless of whether or not a homeowner misses a scheduled payment.
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Neil F Garfield, MBA, JD, 75, is a Florida licensed trial and appellate attorney since 1977. He has received multiple academic and achievement awards in business, accounting and law. He is a former investment banker, securities broker, securities analyst, and financial analyst.
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FORECLOSURE DEFENSE IS NOT SIMPLE. THERE IS NO GUARANTEE OF A FAVORABLE RESULT. THE COMMENTS ON THIS BLOG AND ELSEWHERE ARE BASED ON THE ABILITY OF A HOMEOWNER TO WIN THE CASE NOT MERELY SETTLE IT. OTHER LAWYERS HAVE STRATEGIES DIRECTED AT SETTLEMENT OR MODIFICATION. THE FORECLOSURE MILLS WILL DO EVERYTHING POSSIBLE TO WEAR YOU DOWN AND UNDERMINE YOUR CONFIDENCE. ALL EVIDENCE SHOWS THAT NO MEANINGFUL SETTLEMENT OCCURS UNTIL THE 11TH HOUR OF LITIGATION.
But challenging the “servicers” and other claimants before they seek enforcement can delay action by them for as much as 12 years or more. In addition, although currently rare, it can also result in your homestead being free and clear of any mortgage lien that you contested. (No Guarantee).
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Filed under: CORRUPTION, discovery, Discovery -Subpoena, foreclosure defenses, forensic investigation, Investor, legal standing, Presumptions, prima facie case, Servicer, sham transactions, TRIAL OBJECTIONS |
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