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CALIFORNIA REAL ESTATE UPDATE #8

By Duane Gomer

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OUR HERO FROM THE REAL ESTATE INDUSTRY

The Los Angeles Times Business Section of July 31 had an interesting article about a jury verdict against Trans Union, a Chicago-based credit reporting firm. An Oregon woman tried for six years to have errors on her credit report removed and Trans Union didn't make the corrections. A federal judge in Oregon awarded Judy Thomas $5.3 million dollars.

The plaintiff filed the law suit two years ago after discovering that her credit report contained problems from another woman who had a similar name and Social Security Number. This problem started in 1996.

To quote the Los Angeles Times:

    Thomas didn't discover that the inaccuracies were still on her credit report - and showed her credit had gotten even worse - until three years later, when she was in the process of buying a home. Turned down for a mortgage, Thomas learned that her credit report included an "a.k.a." or "also known as" listing, indicating to potential lenders that she and the other woman were the same person.

When renewed efforts to get Trans Union to fix the problem were unsuccessful, Thomas contacted the other woman, and persuaded her to write a letter to the credit agency stating that she was not Thomas. The "also known as" remained on Thomas' credit report until only a few months ago, thwarting Thomas' efforts to clear her report of credits problems.

She has not had a clean credit report in six years. The jury was asked for both compensatory and punitive damages. It was hopeful that this case would make it clear that credit reporting agencies have to follow the law.

The Fair Credit Reporting Act spells out a procedure for consumers to dispute erroneous items on their credit report - a document used by lenders and insurers to set rates and determine whether to issue new loans and insurance policies. Trans Union is one of three major credit reporting companies that compiles such data. The other two are Atlanta-based Equifax and Costa Mesa-based Experian.

The Fair Credit Reporting Act also requires that credit reporting companies investigate disputes and correct or delete the incorrect items within 30 days.

Credit reporting firms typically investigate consumer complaints by sending a form letter to the creditor that reported the disputed item, asking to verify its accuracy. If the creditor does not verify the item within 30 days, the item is dropped. If it's reinstated later, the credit reporting company is supposed to notify the consumer.

However, Thomas contended in her lawsuit that the procedures Trans Union used to investigate and correct her report only worsened the problem. The agency never wiped out the erroneous a.k.a. listing, so its computer-generated forms letter gave creditors the impression that Thomas and the other woman were one and the same. The result was that Thomas' report was never cleared.

Thomas eventually got her mortgage by contacting the creditors directly, providing the correct information about her name, address, Social Security Number and stating she wasn't using any other names or any other address.

"It's a perfect example of what happens to hundreds of thousands of consumers", an attorney said. "It's a reflection of the fact that credit reporting systems often don't have the proper mechanisms in place to correct a problem even after it's been identified and proven to be inaccurate by the consumer."

Perhaps more court decisions of this type will persuade the credit reporting companies to be more diligent in their efforts. As a principal, I have had numerous problems with credit agencies who always act as if a person is guilty until proven innocent. One final thought, Judy Thomas is a real estate broker. I intend to send her a strong thank you note because her efforts were a statement for all of us. On a second final thought, I am going to send her one of my favorite books, "The Millionaire Mind" because she will need it when she gets her settlement. Something tells me that will be awhiule for Trans Union will not go quietly into the night.



TEST YOUR KNOWLEDGE ABOUT CALIFORNIA REAL ESTATE FORECLOSURES

This exam can be used by students for prospecting and by mangers/brokers in training sessions. If you want to use these exams in any manner other than for training purposes, you only need to send a request to our office and then give us credit somewhere on your distribution. These questions are designed to acquaint readers with the Regulations of Trust Sales. Before you start considering or recommending buying "foreclosure properties", you should know the laws. Please be aware that this is a simplified approach and before you ever do anything in buying foreclosures, you should visit an attorney and tax advisor.

   
  1. In California, trust deeds are used instead of mortgages On a trust deed the owner of a property is called the:
    1. Trustor
    2. Trustee
    3. Beneficiary
    4. Borrower

  2. The trust deed is recorded to secure the:
    1. Mortgage
    2. Note
    3. Property
    4. None of the above

  3. Trust deeds are desired by lenders instead of mortgages because in case of foreclosure:
    1. Courts are not involved
    2. Costs are less
    3. Actions are faster
    4. All of the above

  4. The shortest period of time by which a lender can take a property back from an owner is approximately:
    1. 6 months
    2. 1 month
    3. 4 months
    4. 1 year

  5. When a borrower is late with a payment the lender first files a ________ with the trustee.
    1. Mortgage Recovery Action
    2. Complaint
    3. Trustee Sale Notice
    4. Declaration of Default

  6. The trustee then files a _______ with the County Recorder.
    1. Sale Notice
    2. Non-Compliance Statement
    3. Notice of Default
    4. Unlawful Detainer Action

  7. After the Trustee files the Default with the County Recorder, _______ time must pass with no reinstatement before a Trustee starts "advertising" a sale.
    1. 90 days
    2. 3 months
    3. until 5 days before the Trustee Sales date
    4. 30 days

  8. Who else received a copy of the notice?
    1. Any successors in interest
    2. Beneficiaries of other recorded loans
    3. All people who filed a Request
    4. All of the above

  9. Are there any disadvantages to a lender in filing a non-judicial foreclosure (Trustee Sale)?
    1. None
    2. No right to a deficiency judgment
    3. No court appearance
    4. All of the above

  10. If a borrower wants to give a property back to a lender, they would give a _______ to the lender.
    1. Default Acceptance
    2. Deed-In-Lieu of Foreclosure
    3. Non-compliance
    4. Forbearance

  11. If a borrower files a bankruptcy during a Trustee Sale Action, normally:
    1. The action is stopped
    2. Nothing happens
    3. Lenders can never take back the property
    4. None of the above

  12. If the Notice of Default time period has passed with no reinstatement, the beneficiary will normally instruct the Trustee to file a _______ with the County Recorder.
    1. Notice of Publication
    2. Court Action
    3. Notice of Trustee Sale
    4. Non-Compliance Retort

  13. The statement of "amount owed" could include:
    1. Unpaid balance plus interest due
    2. Costs of the entire sales procedure
    3. Any amounts advanced by the lender
    4. All of the above

  14. The Notice must be published by:
    1. Mailing all required parties
    2. Posting on the property
    3. Advertising at least once a week for 21 days
    4. All of the above

  15. A borrower can pay off the amount due and stop the foreclosure:
    1. At any time
    2. Till the day of the sale
    3. Up to 5 days before the sale date
    4. Never

  16. Who can hold a Trustee Sales (Auction)?
    1. Lender
    2. Judge
    3. Trustee
    4. Arbitrator

  17. If a second trust deed is foreclosing, the following items must be paid off.
    1. The first trust deeds
    2. Property taxes
    3. Any third or more junior trust deeds
    4. The opening bid amount

  18. If the opening bid is $87,001.46, to qualify a prospective bidder must show:
    1. Cashier's checks or cash for more than the above amount
    2. Lines of credit larger than the above amount
    3. A personal check for more than the above amount
    4. None of the above

  19. What happens if no one bids over the opening bid?
    1. The sale is rescheduled
    2. The lender "takes" the property back
    3. If the lender is a private party, he or she must file a bond to take over the property
    4. A bid for lower than the opening bid can be accepted

  20. One source of information about legal regulations for Trustee Sales is:
    1. Business and Professions Code
    2. Department of Real Estate
    3. Civil Code 2924 and thereafter
    4. Trustees

These questions merely scratch the surface of Trustee Sales. In the future, we will present a newsletter with another discussion on foreclosures. Items to be covered would be "How To Get Started", "How To Bid", "Checking Information", etc. If you are interested in books or seminars on this subject, call our office at 1-800-439-4909 and tell us your areas of interest.



ANSWERS TO FORECLOSURE TEST

  1. A.  Mortgages are used in many areas of the country, but almost all notes for loans in California are secured by trust deeds. If you own a home in California, you signed a trust deed and it was recorded at the time of purchase. There are three parties to a trust deed. (1) The lender is the beneficiary. (2) The Borrower is the trustor. (3) Another party is the Trustee who holds the title to the property in trust until all the conditions of the loan are met. It would be similar to someone holding the pink slip to your automobile until you paid the loan and then they forward title to you.

  2. B.  Statement of fact.

  3. D.  All of the above. If a borrower doesn't pay a loan and the proper notices are filed by the Trustee, the Trustee can hold a Trustee Sale which is similar to an auction. The lender can bid their amount due at the auction. This action is also called a Non-Judicial Foreclosure as no court is involved. A lender can foreclose by a Judicial Foreclosure but it takes about a year to get to court and there is a one year right of redemption meaning the delinquent borrower can remain over two years in the property.

  4. C.  The time involved in a Trustee Sale include a Notice of Default period, a Notice of Reinstatement period and the Sale itself. This is much faster than a Judicial action and there is no Right of Redemption by the borrower.

  5. D.  Statement of fact. The lender tells the Trustee how much is delinquent and the Trustee is obligated to start a Trustee Sale action.

  6. C.  Statement of fact.

  7. B.  After the Notice of Default is filed and proper notice is given the borrower can still bring the loan current and could still sell the property during this period. Years ago, the owner had three months to bring the loan current. Now, they have until 5 days before any scheduled Trustee Sale date. If a sale is postponed more than five days, the owner has more time to reinstate their loans. However, in addition to paying back payments and back interest, etc., the borrower would have to pay any costs incurred by the Trustee. One thing an intelligent Trustee does immediately is buy a Trustee Sale Guarantee Policy from a Title Company. This policy gives the Trustee guaranteed up-to-the-minute information so they can notify the proper parties. This policy protects only the Trustee but the cost would be added to the amount due. If at all possible borrowers should communicate with lenders if they plan to bring a loan current to eliminate as many costs as possible before reinstating.

  8. D.  Statement of fact. The Trustee notifies these parties and others from the information on the Trustee Sale Guarantee Policy. Two points you should know. (1) If a party files a Request for Notice of Default, they receive Notice (by regulation) in 10 days and if no Notice is filed, the time period is 30 days. Also, the Trustee sends all Notices to the last known address so anyone involved in a property should keep addresses up-to-date on any Request. The Trustee normally makes no effort to find anyone when mail is returned.

  9. B.  A lender can get control of a property much faster using a Trustee Sale Action. However, one condition of a Trustee Sale is that no deficiency judgment can be filed against a borrower if the property value is lower than the amount of the loan. Said another way, "Lenders can only look to the property". You might want to know that judgment deficiencies can't be obtained on any first loan created to buy a 1 - 4 unit residential unit or on any seller carry back loan.

  10. B.  If an owner wants to give a property back to a lender, they can give a deed-in-lieu of foreclosure to a lender. However, the lender has to agree to accept it. A lender would save time, effort and money in taking a deed of this sort. However, in many cases a lender should not accept this offer. For example, I have a first Trust Deed and there are other loans on the property. If I complete a Trustee Sale, the junior liens are removed from the property. It has been my experience that Savings and Loans, etc., just won't accept deeds-in-lieu of foreclosures in any instance and I believe this is a short sighted approach fostered by lawyers.

  11. A.  A bankruptcy puts a stop on all other legal actions against the filing party. A lender then must go to court to get a "Release from the Stay" on their action. This takes time and money and slows down a Trustee Sale, BUT it doesn't eliminate the action. Lenders must move quickly when this happens.

  12. C.  The lender will have to normally advance some funds for the Trustee to proceed. There are many times that a lender will pause here (property is in escrow, they don't want to take it back, possible liability problems, negotiations are ongoing with borrowers, etc.)

  13. D.  This amount is normally much larger than the borrower thinks.

  14. D.  Statement of fact.

  15. C.  Statement of fact. In the period 5 days before the sale the owner is obligated to pay amounts due and the principal balance unless the lender gives permission to bring the loan current. Also, see answer number 7.

  16. C.  The Trustee or their representative holds the sale and now most of them are being held at the Trustee's office instead of the old "Courthouse Steps".

  17. D.  A person having the winning bid at the sale takes over the property subject to any senior loans. You could buy at a Trustee Sale of a Second Trust Deed and become the owner and the First Trust Deed holder could call their loan all payable and start their own foreclosure, but first trust deeds don't have to be paid off at the sale. Before you bid at any junior trustee sales, talk to the senior lender. All junior liens are "wiped out" at a trustee sale and their only hope for any reimbursement is that there is bidding above the opening bid. Outstanding property taxes don't have to be paid at this time, but the winning bidder is responsible for them.

  18. A.  You have to have real money to bid. Trustee Sales are "all cash" transactions.

  19. B.  If no one bids above the opening bid, the property goes back to the lender. The property is now called R.E.O. or Real Estate owned on the institution's balance sheet. Remember the 9-0's market for REO's.

  20. C.  The Civil Code has almost all of the pertinent sections concerning Trustee Sales. Three major sections are 2924, 2940 and 1695.



COMPLETE INFORMATION ON REAL ESTATE LICENSING

For any questions about renewal or licensing, visit Frequently Asked Questions about Renewal, Salesperson License, Brokers License, Conditional License, Internet Testing, etc. These pages should answer all of your questions. If you have to renew a California Real Estate License, remember our popular "All 45 Hours of Tests In 1/2 Day" program. (We can present live classes at your company or association.) Also, you can renew by home-study and take your open-book exams on Internet or with a monitor. If you know anyone who wants to get a Salesperson or Brokers License, contact us at once.

Send us an e-mail if there are any subjects you would like discussed in future newsletters.

Thank you for all of your support and consideration.

Duane Gomer Seminars
23312 Madero, Suite J
Mission Viejo, CA 92691

www.DuaneGomer.com
Phones: (949) 457 - 8930
Toll-Free: (800) 439 - 4909
FAX: (949) 455 - 9931
E-mail: News@DuaneGomer.com





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