1. TILA-RESPA INTEGRATED DISCLOSURES & TOOLS FOR SURVIVAL. BY: MICHAEL H
TILA-RESPA INTEGRATED DISCLOSURES & TOOLS FOR SURVIVAL!!! BY: MICHAEL H. PATTERSON MATTHEW R. FILPI

2. TIMING OF THE DISCLOSURES
Loan Estimate must be delivered or placed in the mail to the consumer within 3 business days of application.
“Application” means submission of: (1) the consumer’s name; (2) the consumer’s income; (3) the consumer’s social security number to obtain a credit report; (4) the property address; (5) an estimate of the value of the property; and (6) the loan amount sought. (§ (a)(3)).
No longer includes catch-all of “any other information deemed necessary by the loan originator.”
Generally, the creditor is responsible for providing the LE to the consumer.
If a mortgage broker receives the consumer’s application, either the creditor or the mortgage broker may provide the consumer with the LE. (§ (e)(1)).

3. TIMING OF THE DISCLOSURES
Re. when the lender must deliver the LE (within 3 business days of application), “Business day” means a day where the creditor’s offices are open to the public for carrying out substantially all of it’s business functions. (§ (a)(6))
If a revised LE is later provided (changed circumstance, rate lock, etc.) it generally must be provided within 3 business days of the triggering event (using the “business day” definition above)
The initial LE must be delivered or placed in the mail not later than the 7th business day before loan consummation.
Re. the seven day waiting period, “Business day” means all calendar days except Sundays and federal legal public holidays.

4. TIMING OF THE DISCLOSURES
Closing Disclosure must be received by the consumer at least 3 business days prior to consummation.
Re. when the consumer must receive the CD “Business day” means all calendar days except Sundays and federal legal public holidays.
If a revised CD is provided before consummation, then depending on the triggering cause it must be received either 3 business days before or 1 business day before consummation (using the “all calendar days” def.)

5. TIMING OF THE DISCLOSURES
If the LE and/or CD is not provided to the consumer in person, the consumer is presumed to have received it three business days after it is delivered or placed in the mail. This includes electronic delivery. (§ (e)(1)).
The creditor may rely on evidence that the consumer received the LE and/or CD earlier than three business days.
Examples include acknowledging receipt or signing for a Fed Ex package.
Requires E-Sign Act compliance for electronic delivery!!!

6. August 2015 Sun Mon Tues Wed Thurs Fri Sat 1 2
3 App. Received by creditor. 4 5
6 LE must be delivered or placed in the mail. 7 8 9
10 Consumer deemed to have received LE. Gives intent to proceed. 11 12 13
day waiting period expires. First day that consummation can occur. 15 16 17 18 19 20
Valid changed circumstance occurs. Revised LE permitted. 22 23 24
Last day to provide revised LE due to changed circumstance (if lender is open on Saturday).
Last day to provide revised LE due to changed circumstance (if lender not open on Saturday). 27 28 29 30 31

7. September 2015 Sun Mon Tues Wed Thurs Fri Sat 1 2 3 4 5 6 7 Labor Day
Rate locked. Revised LE permitted. 5 6
7 Labor Day 8
9 Last day to provide revised LE due to rate lock (if lender is open on Saturday).
10 Last day to provide revised LE due to rate lock (if lender is not open on Saturday). 11 12 13 14 15 16 17 18 19 20
21 Borrower must receive closing disclosure by this date for 9/24 closing.
22 Walkthrough shows broken dishwasher. Seller credit provided. CD must be revised
23 Creditor must permit consumer to inspect revised CD 24
Closing Date 25 26 27 28 29 30

8. PRE-DISCLOSURE RESTRICTIONS
No fees may be imposed on the consumer before the consumer has received the LE and indicated to the creditor an intent to proceed:
Exception for bona fide and reasonable fee for obtaining the consumer’s credit report.
If a consumer is provided with a written estimate of terms or costs before receiving the LE:
Top of the first page must contain a statement that “Your actual rate, payment, and costs could be higher. Get an official Loan Estimate before choosing a loan.”;
The estimate may not be made with headings, content, and format substantially similar to the LE form and must be in no smaller than 12-point font.
The creditor may not require a consumer to submit documents verifying information related to the application before providing the LE.

9. Page 1: General
General information related to applicants, property, loan, and rate lock status; loan terms; projected payments during the term of the loan; costs at closing, including the total estimated closing costs and the estimated cash to close.

10. Page 2: Costs
Loan costs; other costs; calculating cash to close; adjustable interest rate table (when applicable); adjustable payment table (when applicable).

11. Page 3: Other
Contact information for creditor and loan officer; comparisons; other considerations; and confirm receipt (optional)

12. Written List of Service Providers

13. THE LOAN ESTIMATE (CONTD.)
Creditors are bound by the LE. Revisions are only permitted in limited circumstances (§ (e)(3)(iv)):
Changed Circumstances that occur after the LE is provided that:
cause settlement charges to increase more than permitted (CFPB examples: a) appraisal fee increase because property is multi unit, not single family per loan application; b) unreleased lien discovered causing additional title fee; c) war or natural disaster; or d) title insurer goes out of business); or
affect the consumer’s eligibility for the loan (CFPB examples: a) underwriter determines less income, b) one of the borrowers become unemployed, or c) program applied for did not require an appraisal, borrower switched to loan program requiring an appraisal) ; or
affect the value of the collateral. (CFPB examples: a) boundary dispute surfaces, or b) pest inspection reveals termite damage which will increase settlement charges)
(revised LE within 3 business days)
Consumer-requested revisions to the loan terms or charges. (CFPB example: closing with a power of attorney requires recording the power of attorney) (revised LE within 3 business days)
Changes in the points or lender credits disclosed on the LE as a result of a subsequent rate lock. (revised LE within 3 business days)
Consumer indicates an intent to proceed more than business 10 days after the LE was provided.

14. THE LOAN ESTIMATE (CONTD.)
New Construction Loans:
In transactions involving new construction (not home improvement), where the creditor reasonably expects that settlement will occur more than 60 days after the LE is provided, the creditor may provide revised disclosures to the consumer if the original LE states clearly and conspicuously that at any time prior to 60 days before consummation, the creditor may issue revised disclosures.
If no such statement is provided on the original LE, the creditor may not later issue a revised LE.
A revised (for any reason) LE may not be provided to the consumer on or after the day the CD is provided. (Ie. a revised LE may never be provided any later than 4 business days before consummation.)

15. THE LOAN ESTIMATE (CONTD.)
Tolerance Limitations (§ (e)(3))
NO TOLERANCE BUCKET (Charges may exceed amount disclosed by any amount):
Prepaid interest; property insurance premiums; amounts placed into an escrow, impound, reserve, or similar account.
Services required by the creditor if the creditor permits the consumer to shop and the consumer selects a third-party service provider not on the creditor’s written list of service providers.
Charges paid to third-party service providers for services not required by the creditor.
10% TOLERANCE BUCKET (Cumulative Tolerance):
Recording fees;
Charges for third-party services where the consumer is permitted to shop, but selects a third-party service provider on the creditor’s written list of service providers.

16. THE LOAN ESTIMATE (CONTD.)
ZERO TOLERANCE BUCKET (Creditor may never charge more than the amount disclosed unless there is a changed circumstance or other triggering event):
Fees paid to the creditor, mortgage broker, or an affiliate of either;
Fees paid to an unaffiliated third party if the creditor did not permit the consumer to shop;
Transfer taxes.
ANY FEE PAID TO LENDER, BROKER, OR AFFILIATE IS ZERO TOLERANCE. ANY FEE FOR A SERVICE WHERE THE BORROWER WAS NOT PERMITTED TO SHOP IS ZERO TOLERANCE (EVEN 3RD PARTY PROVIDERS)

17. CLOSING DISCLOSURE CD delivery requirements (§ 1026.19(f)):
Creditor is responsible for ensuring that the consumer receives the CD.
May contract with a settlement agent to provide the CD on the creditor’s behalf.
The settlement agent must provide the Seller with the CD in purchase transactions.

18. Page 1: General
Information, Loan Terms, Projected Payments, Costs at Closing

19. Page 2: Costs
Loan Costs, Other Costs

20. Page 3: Cash to Close and Summaries
Calculating Cash to Close, Summaries of Transactions

21. Page 4: Additional Loan Information
Loan Disclosures, Escrow Account, AP and AIR Tables (when applicable)

22. Page 5: Other Information
Loan Calculations, Other Disclosures, Contact Information, Confirm Receipt.

23. CLOSING DISCLSOURE (C0NTD.)
Revisions and corrections to CD before consummation (§ (f)(2))
Three categories of changes require a corrected CD containing all changed terms:
Changes before consummation that require a new three-business-day waiting period;
If disclosed APR becomes inaccurate
If the loan product changes (CFPB example: Borrower changes from a fixed rate to an ARM)
If a prepayment penalty is added
Changes before consummation that do not require a new three-business-day waiting period;
Other changes that are not one of the above. (CFPB examples: a) ”walk thru” inspection reveals broken dishwasher, Seller agrees to $500 adjustment; b) last minute agreement between buyer and seller to buy certain household furnishings; c) increase to hazard insurance paid by borrower)
Consumer has the right to inspect the revised CD during the business day before consummation.

24. CLOSING DISCLOSURE (CONTD.)
Revisions and corrections to CD after consummation (§ (f)(2))
A corrected CD is required after consummation:
When an event in connection with the settlement that causes the CD to become inaccurate and that results in a change to an amount paid by the consumer or seller occurs within the 30-day period after consummation; (CFPB examples: a) borrower paid filing fee or transfer taxes increases from what was disclosed on the CD, or b) an unpaid ”nuisance abatement assessment” is discovered post closing and must be paid by the borrower);
To document refunds for tolerance violations (Creditor must provide refund and revised CD within 60 days of consummation);
To correct non-numerical clerical errors
An error is “clerical” if it does not affect a numerical disclosure or the timing, delivery, or other requirements imposed by § (e) or (f). (CFPB example: an incorrect settlement service provider is indicated as the recipient of a payment)

25. FINAL THOUGHTS The new rule has more or less 4 components:
1)New forms: a re-formatting the GFE/HUD-1/TIL….better in the long run.
2)New time periods….a challenge, but probably better for all in the long run.
3)New liability: TILA liability which includes statutory penalties, private causes of action, assignee liability, etc ….only time will tell the extent of this change.
4)New job descriptions for the lender and title companies….This is the one to watch. Everyone else is focusing on 1-3 above. Effective and efficient “collaboration” between the lender, mortgage broker (if applicable) and the title companies will be the difference for a lender in surviving this paradigm change.

26. HEADS UP!!!

27. Lender to prepare CD?
Collaboration

28. Send Closing Instructions
Current Work Flow
Lender
Settlement Agent
Order closing docs
Send Closing Instructions
Send Preliminary HUD-1
It isn’t yet clear how we are going to get the data from the title companies. With only 8 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file. And worst case scenario, we will allow settlement agents to scan and upload a fee work sheet.
Request changes
Send updated HUD-1
Send approval

29. Send final Closing Disclosure
Future Work Flow
Lender
Settlement Agent
collaboration
collaboration
Order closing docs
Send final Closing Disclosure

30. Features
Invite settlement agent to a mutual workspace. Intuitive workspace.
No initial setup required by the invitee
Settlement agent can upload data and files from their system
Lender in control. Lender accept or reject changes
Settlement agent notified when Lender accepts or rejects changes
The workspace remains open until Lender closes it
Lender can submit data to PPDocs to generate CD
Log showing all changes for both parties to see

31. How it works
Lender invites settlement agent to collaborate by sending an
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

32. How it works Settlement agent follows link in email to a website.
Settlement agent required to authenticate by entering something about the loan or a password. Lender’s choice.
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

33. The screen looks just like the Closing Disclosure
How it works
The screen looks just like the Closing Disclosure
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

34. The screen looks just like the Closing Disclosure
How it works
The screen looks just like the Closing Disclosure
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

35. Notification to Lender when Settlement agent submits the form.
How it works
Notification to Lender when Settlement agent submits the form.
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

36. New link appears for Lender to review suggested changes
How it works
New link appears for Lender to review suggested changes
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

37. How it works
Lender can accept or reject changes and click link to see how it affects the Closing Disclosure
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

38. Color coded decisions for easy navigation
How it works
Color coded decisions for easy navigation
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

39. Settlement Agent notified showing the decisions made
How it works
Settlement Agent notified showing the decisions made
It isn’t yet clear how we are going to get the data from the title companies. With only 7 months left, we are not going to wait for a standard to emerge. We are preparing to accept data through multiple channels. We will accept a direct upload using MISMO 3.3, we will web site to allow settlement agents to input and upload data directly to the file.

40. Interactive Calendar

41. Interactive Calendar

42. E-Sign Compliant Email vs. Ordinary Email
From the Commentary to the Rule (emphasis)
Page(s) 1691
2. Electronic delivery. The three-business-day period provided in § (e)(1)(iv) applies to methods of electronic delivery, such as . For example, if a creditor sends the disclosures required under § (e) via on Monday, pursuant to § (e)(1)(iv) the consumer is considered to have received the disclosures on Thursday, three business days later. The creditor may, alternatively, rely on evidence that the consumer received the ed disclosures earlier. For example, if the creditor s the disclosures at 1 p.m. on Tuesday, the consumer s the creditor with an acknowledgement of receipt of the disclosures at 5 p.m. on the same day, the creditor could demonstrate that the disclosures were received on the same day. Creditors using electronic delivery methods, such as , must also comply with § (o)(3)(iii), which provides that the disclosures in § may be provided to the consumer in electronic form, subject to compliance with the consumer consent and other applicable provisions of the E-Sign Act. For example, if a creditor delivers the disclosures required under § (e)(1)(i) to a consumer via , but the creditor did not obtain the consumer’s consent to receive disclosures via prior to delivering the disclosures, then the creditor does not comply with § (o)(3)(iii), and the creditor does not comply with § (e)(1)(i), assuming the disclosures were not provided in a different manner in accordance with the timing requirements of § (e)(1)(iii).

43. E-Sign Compliant Steps

44. E-Sign Disclosure Tracking

45. Michael H. Patterson Matthew R. Filpi
PeirsonPatterson, LLP

46. Consequences of Poor TRID Collaboration/Communications?
The key to success is testing, training, and collaboration. I want to mention that the screen shots used in this presentation were created on our system. We have started a beta testing program in November. The program will continue through most of next year. If you are interested in testing with us, please send us an at If you do not use us for docs, first I want to urge you to reconsider. Second, you should put pressure on your docs vendor find out where they are at. Ask to test. If you don’t get a response you are looking for, contact us.