Ginnie Mae MBS Guide (5500.3, Rev. 1) Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
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Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 This chapter describes the special requirements that apply to a pool of Home Equity Conversion Mortgage (HECM) loans. The requirements described in this chapter may modify, supplement or in some cases repeat, for the purposes of emphasis, those requirements set forth in previous chapters with respect to Issuer eligibility, mortgage eligibility, pool requirements, required pool and submission documents and the actual HECM mortgage-backed securities (HMBS). From time to time, balances related to a HECM loan may be pooled into HMBS securities. These balances, which represent participation interests in the related HECM loan, are referred to herein as Participations. Participation interests generally consist of advances made to borrowers, monthly insurance premiums paid to FHA, certain servicing fees and accrued interest, which may include certain servicing fees and guaranty fees. HECM loans, also commonly referred to as “reverse mortgage loans,” are FHA-insured loans designed specifically to permit senior citizens to convert the home equity of their principal residence into cash. No interest or principal payments are due on the mortgage until maturity, which is triggered upon the occurrence of a number of different events discussed in this chapter. Interest, however, accrues daily on the HECM loan and is added to the borrower’s remaining principal balance at month end. HMBS securities are accrual class pass-through securities and therefore do not provide scheduled payments of principal or interest to investors. Interest accruing on the security is added each month to the remaining principal balance of the security. Unscheduled payments of principal and interest will generally be passed through to security holders under the following circumstances: (i) when a full or partial payment is made on a related HECM loan which is related to a Participation that backs an HMBS security and/or (ii) upon the purchase of all Participations of the related HECM loan, by the Issuer, for a reason specifically authorized in the applicable Guaranty Agreement (Appendix III-27) or in this Guide. HMBS pools may only be formed under the Ginnie Mae II Custom MBS Program. Multiple Issuer pools are ineligible for HMBS pooling. This chapter will review the program requirements unique to the HMBS pooling process, and, where applicable, refer the Issuer for guidance to other sections of the MBS Guide when program requirements remain unchanged. HMBS Issuers may obtain additional information about the HECM mortgage insurance program from FHA. HMBS Program Highlights – “At a Glance”
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
, Rev. 1 35-1 ginniemae.gov Entity Relationship Rules Administration HMBS Security The HMBS Security is a unique entity specifically identified by a “Ginnie Mae” pool number, EIN Number and CUSIP. Must be accounted for and reported on pursuant to Ginnie Mae’s HMBS program requirements, as communicated in this MBS Guide. HMBS Pool of Collateral The pool of collateral that is specifically and uniquely associated with the HMBS security, which Must be accounted for and reported on pursuant to Ginnie Mae’s HMBS program requirements, as
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
, Rev. 1 35-2 ginniemae.gov Separate Participations in a single HECM loan may serve as collateral in multiple HMBS pools. Issuers must be able to specifically identify, at the HECM loan level, all Participations across all related HMBS pools. HECM Loan Payments to security holders must be accounted for at both the HECM loan level and the Participation level, and appropriately summarized at the security level. Unscheduled payments to security holders must be reported monthly with RPB reporting obligations. There may exist a “One-to-Many” relationship between a specific HECM loan payment and the associated Participations and related HMBS securities. As such, any unscheduled borrower payments must be pro-rated among all related Participations as a percentage of the outstanding principal balance of the related HECM loan. Payment to Security Holder Participations must be specifically linked to the HECM loan and to the HMBS pool in which it serves as collateral. Participations must also be specifically accounted for in monthly Issuer reporting obligations. A Participation is that portion of a HECM loan securitized into an HMBS security. One HECM loan may have multiple Participations in various HMBS securities throughout the life of the loan. Although HMBS securities will likely contain many Participations from many different HECM loans, there may only exist a one-to-one relationship between any one Participation and the HMBS security for which it serves as pool collateral. Participation Basic Relationship Rules between HECM Loans, Participations & HMBS Pools * This “At-A-Glance” Chart is intended to provide a general description of the mechanics of the HMBS Program.
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
ISSUER ELIGIBILITY REQUIREMENTS Each entity, including an existing Issuer, must apply for approval to issue HMBS pools. Each approved applicant will be assigned an Issuer identification number that may only be used to issue HMBS pools. The HMBS Issuer identification number must be used on all correspondence and communication with Ginnie Mae. Section A. Existing Issuer Eligibility
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 An existing Issuer in good standing is eligible to request approval to issue HMBS securities. To request approval, the Issuer should submit a letter of interest to Ginnie Mae’s Office of Issuer & Portfolio Management (see Addresses) and include applicable documents from Appendix I-1. The request for approval must demonstrate the applicant’s ability to satisfy the following eligibility requirements:
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
(1) Experience originating and servicing HECM loans; (2) Capacity to perform Participation tracking and HECM loan accounting. If an Issuer elects to fulfill the participation tracking and monitoring requirement using a third party “Participation Agent”, the Issuer is fully responsible for the work performed under that arrangement. An Issuer may contract with only one Participation Agent to perform all monitoring and accounting activities related to pooled Participations, as designated in form HUD 11706H (see Appendix I-7); and (3) Financial requirements described in MBS Guide, Ch. 3. Ginnie Mae will review the request and notify the applicant in writing of its decision. The Ginnie Mae application fee is not required for existing Issuers who seek approval to issue HMBS. If additional information is requested by Ginnie Mae, the applicant has 60 days to provide it. If the requested information is not submitted to Ginnie Mae within 60 calendar days, the application package will be rejected and returned. If the application is denied, Ginnie Mae will advise the applicant in writing of the reason(s) for its decision. Ginnie Mae, in its sole discretion, may refuse to grant any request for HMBS Issuer approval if it determines that the applicant has failed to meet the specific requirements set forth in this MBS Guide, or if Ginnie Mae otherwise determines that approval of the applicant would be detrimental to the MBS Program. Section B. New Issuer Eligibility
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 A new entity that wishes to issue HMBS securities must first comply with all Ginnie Mae program eligibility requirements described in MBS Guide, Ch. 2 and the application procedure described in MBS Guide, Ch. 7. The entity will then need to satisfy the eligibility requirements set forth above in MBS Guide, Ch. 35, Part 2, § A.
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
ISSUER RISKS AND LIABILITIES An HMBS Issuer has certain obligations that may not be customary for a mortgage servicer in the private sector. Each Issuer must be aware of these obligations and must make suitable financial arrangements to ensure that it has the capacity to fulfill them. Some of the risks and liabilities are more generally described in MBS Guide, Ch. 5 and elsewhere in this MBS Guide. Section A. Purchase Events
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 Issuers are responsible for purchasing any Participation when the outstanding principal balance of the related HECM loan is equal to or greater than 98% of the Maximum Claim Amount. MBS Guide, Ch. 35, Part 10 describes this Mandatory Purchase Event. In addition, MBS Guide, Ch. 35, Part 10 describes certain optional purchase events. The Issuer must purchase any related Participation in any outstanding HMBS pools when a Mandatory Purchase Event occurs, regardless of whether the Issuer receives timely insurance
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
payments, if at all. If insurance payments are not available, the Issuer must apply its own funds to acquire the Participations upon the occurrence of a Mandatory Purchase Event. Under certain circumstances, for instance when a HECM loan becomes due and payable, an Issuer may not be able to assign the mortgage to FHA. In this instance, the Issuer must utilize its own funds to purchase any outstanding Participations. Issuers are responsible for using their own funds to ensure that security holders receive any outstanding principal and interest due on the Final Distribution Date. Section B. Interest Due Security Holders But Not Payable by Mortgagor
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 An Issuer is responsible for making funds available for interest payments due security holders even if associated interest payments are not required to be paid by the mortgagor on the underlying Participation. When a mortgage is prepaid, either in partial or full repayment before the end of the month, the mortgagor pays interest only until the payoff date. With HECMs, the mortgagee must, according to FHA requirements, permit the mortgagor to prepay at any time without penalty. Security holders, however, are entitled to interest through the end of the month. The Issuer must make up any interest payment shortfall due security holders from its own funds. Section C. Costs Related to Defective Mortgages
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 If a HECM loan is found to be defective at any time after the related Participations have been pooled, the Issuer must cure the defect or purchase all related Participations. Substitutions of Participations related to HECM loans in HMBS pools are not permitted. An Issuer must receive prior written permission from Ginnie Mae’s Office of Issuer & Portfolio Management before purchasing Participations related to defective HECM loans. A request to purchase all Participations related to a defective HECM loan must be submitted to the Office of Issuer & Portfolio Management (see Addresses) in accordance with the Form Letter for Loan Purchase (Appendix VI-2). Section D. Pool Administration Costs
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 Issuers are responsible for all pool administration costs as described in this chapter and in MBS Guide, Ch. 5, generally. Administration costs for HMBS pools include those associated with tracking, accounting for and monitoring the pooled Participations, in addition to servicing the related HECM loans. Section E. Guaranty Fee
Ginnie Mae MBS Guide Chapter 35 — Home Equity Conversion Mortgage Loan Pools –
: 2017-01-02 Issuers are required to pay a monthly guaranty fee to Ginnie Mae for each HMBS security for which the Issuer is Issuer of record. The Issuer pays the monthly guaranty fee by making adequate funds available in the central P&I custodial account for ACH debit by the CPTA. (Please See MBS Guide Chapter 6, Part 4) The CPTA calculates the amount of the guaranty fee using the RPB data from the Monthly Pool, Loan and Participation level accounting data reported by the Issuer in the preceding month. (Please See MBS Guide Chapter 35, Part 12 for reporting requirements and Appendix VI-17—