Tag Archive for 'residential mortgage'

Paying Back the Loss: No Loss Policies and Member Bankruptcy

by Robert Rutkowski, Partner and Bryan Kostura, Associate

Many credit unions have no loss policies. When a member causes the credit union a loss, the member either loses services (down to a share account and the right to vote at meetings) or, in the case of some state credit unions, the member is expelled. At times, a member will come to grips with financial reality and seek rehabilitation. In most cases, all that is necessary to get back in the good graces of the credit union is to pay back the loss the member caused in the first instance. Unfortunately this simple concept becomes exponentially more difficult when the member is in the midst of a bankruptcy.  During those instances a credit union needs to walk a fine line between educating the member on how restore member benefits and active debt collection.  When a member asks the credit union, “How can I become a member again?” or “How can I get my services back?”, the response is easy: “Eliminate the loss.”  However if not done properly this could result in the well meaning credit union violating the Federal Bankruptcy Court Stay. 

The purpose of the automatic stay is to give a debtor a brief reprieve from creditors and prevent one creditor from rushing to enforce a lien to the detriment of other creditors. The stay protects the debtor and his creditors by allowing the debtor to organize his affairs, and ensures that the bankruptcy procedures operate to provide an orderly resolution of all claims.

Notwithstanding this prohibition against the collection of discharged debts, a debtor may repay debts that would otherwise be dischargeable, either by entering into a formal reaffirmation agreement or by making voluntary payments in the absence of such an agreement.

After bankruptcy debtors may repay debts as they choose without being legally obligated in the event they later become unable to fulfill their intention.

While repayment induced by harassment or duress by a creditor is clearly prohibited, it is unclear to what extent a debtor’s repayment must be free from external influences. One meaning of “voluntary” would require that the repayment be spontaneous, that is, induced by nothing other than the debtor’s own conscience. On the other hand, “voluntary” is often used to refer to actions resulting from one’s interest in experiencing gain or avoiding loss. Under this interpretation, voluntariness would be determined from the totality of circumstances surrounding the repayment.

With respect to credit unions specifically, courts have held that the mere cancellation of the debtor’s membership privileges, such as maintaining an interest-bearing share account for the debtor, or maintaining a checking account for the debtor, is not a withdrawal of privileges unique to union membership and therefore not so valuable as to be found coercive. However, where the creditor combines the cancellation with certain acts that result in the repayment of a discharged debt, those acts may violate the Bankruptcy Code.

Courts have discussed acts that go beyond mere cancellation. For example, a credit union violates the stay by terminating a debtor’s membership, refusing to accept his mortgage payments, and subsequently declaring the mortgage in default. Although terminating the debtor’s membership was not a coercive act, refusing mortgage payments and foreclosing on the mortgage was coercive.

Courts have consistently held that the mere cancellation of a debtor’s credit union membership, although perhaps against public policy to some extent, does not violate the automatic stay or the discharge injunction of (a) as an act to collect a dischargeable or discharged debt. When credit unions have a policy of terminating membership privileges to any member who caused it a loss, courts have held that this does not violate the automatic stay.

Courts have discussed whether notification of the credit union’s policy amounts to coercion. The consensus among the courts that have examined this issue is that it is not a violation. The rational is that nothing in the bankruptcy code requires a creditor to do business with a debtor; therefore, simply notifying a debtor of its policy is not a violation.

In summary, actions taken by a creditor in the process of seeking voluntary repayment of a post-petition indebtedness violates the bankruptcy code only if the action (1) could reasonably be expected to have a significant impact on the debtor’s determination as to whether to repay, and (2) is contrary to what a reasonable person would consider to be fair under the circumstances. Further, mere notice of a stop loss policy by a credit union does not violate Bankruptcy law, so long as the notice is not coupled with coercive acts.

If you have further questions or require additional explanation related to this topic Robert Rutkowski, Partner of WWR’s Credit Union Department or Bryan Kostura, Associate with WWR’s Bankruptcy Department would be happy to talk with you.

Senate May Vote On Housing Bill Without Cram-Down Provision

As The Helping Families Save Their Homes Act awaits a Senate vote, it has become apparent that the cram-down provision of the bill will likely not muster enough support to pass.  The cram-down provision, which gives bankruptcy judges the power to modify principal balance and interest rates of mortgages, has faced intense opposition from the banking industry. 

Last week, Sens. Dick Durbin (D-Ill.), Christopher Dodd (D-Conn.), and Charles Schumer (D-N.Y.) introduced two new bills.  The bills are similar to H.R. 1106 -The Helping Families Save Their Homes Act- passed by the House, however one bill does not contain the judicial mortgage modification language known as the “cram-down” provision.  The provision instead is likely to be voted on as an amendment to the act.  It is predicted that all Senate Republicans and a few Democrats will oppose the cram-down provision.  Sen. Mary Landrieu (D-LA.) is one of the Democrats who oppose the cram-down provision.  Sen. Landrieu opposes the legislation out of concern for the possible affect on local community banks.  A vote on the bill is expected within the next week.

Possible Compromise This Week on Bankruptcy Cramdown Legislation

While the House passed a bill permitting mortgage cramdowns, the Senate has yet to do so.  However, it hopes to have a compromise in place this week.  Senate Majority Whip Dick Durbin (D-Ill) met with banks, credit unions, and consumer groups to negotiate terms for the Senate bill.

Details are sketchy, but it appears that the terms would further limit the pool of borrowers who may be permitted to reduce the principal balance on mortgages in bankruptcy.  If a lender offers a refinance that reduces the interest rate through the current Obama plan, a borrower may not be permitted to reduce the principal balance in a Chapter 13 plan.  This is obviously an incentive for lenders to offer refinancing to certain borrowers in an attempt to avoid a reduction of the principal balance by a bankruptcy judge.

“At-risk low income borrowers” and those who spend less than 31% of their income on home mortgage payments would be ineligible as well for principal write-downs.  The program would apply only to loans originated before 2009, and would end in 2014, thus limiting bankruptcy cram downs to approximately five years from enactment of any bill.

WWR will continue to keep you informed as this Senate bill takes form.

Foreclosure Rates Rise To Their Highest Levels In First Quarter of 2009

On Thursday April 16, 2009 RealtyTrac reported that foreclosure rates in March 2009 increased by 17% from February.  The increase came as many mortgage lenders ended temporary moratoriums imposed on the filing of foreclosures.  The March and first quarter totals also jumped 24% from a year ago and were the highest since RealtyTrac began reporting foreclosure rates.  In the first 3 months of the year, 1 out of every 159 U.S. Households received a foreclosure filing, which includes a notice of default, auction sale or bank repossession.  Filings were reported on over 803,000 properties in the first quarter of 2009.  The states with the highest percentage of foreclosure filing were: California, Florida, Nevada, Arizona, and Illinois.  Those 5 states accounted for nearly 60% of the U.S. foreclosure activity.  Ohio still ranks in the top 10 for the states with the most foreclosure filings.

It seems that Congressional programs aimed at limiting the number of foreclosures have had little affect on lowering the rate of foreclosures.  However, it may yet be too early to see results from these recently passed Congressional programs.  In this market, lenders should continue to work with borrowers to modify loans for homeowners who are able to continue making payments.  Working directly with borrowers is the most cost effective and efficient way to limit the damage of the worst housing market since the Great Depression.

Bankruptcy Cramdown Legislation On Shaky Ground

The Senate may leave the proposed cramdown legislation behind as it considers other remedies for the housing and mortgage meltdown.

The legislation would allow bankruptcy judges to modify certain home mortgage loans by reducing the principal, the payments, and/or the interest rates.  The lending community has fiercely opposed it, and some lawmakers on both sides of the aisle are reconsidering their support of the bill. 

Senate Majority Leader Harry Reid has indicated that he is willing to drop the cramdown provisions to focus on other housing measures such as creating new financial regulations and increasing measures to battle mortgage fraud.  The Senate will reconvene on April 20, but it is doubtful that the bankruptcy cramdown legislation will be a priority.