{"id":1272,"date":"2012-09-12T15:58:00","date_gmt":"2012-09-12T15:58:00","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/2012\/09\/12\/an-act-preventing-unlawful-and-unnecessary-foreclosures\/"},"modified":"2021-09-20T19:14:05","modified_gmt":"2021-09-20T19:14:05","slug":"an-act-preventing-unlawful-and-unnecessary-foreclosures","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2012\/09\/12\/an-act-preventing-unlawful-and-unnecessary-foreclosures\/","title":{"rendered":"An Act Preventing Unlawful and Unnecessary Foreclosures"},"content":{"rendered":"<p>On August 3, 2012, Governor Patrick of Massachusetts signed \u201c<a title=\"An Act Preventing Unlawful and Unnecessary Foreclosures\" href=\"http:\/\/www.malegislature.gov\/Bills\/187\/House\/H01219\" target=\"_self\" rel=\"noopener\">An Act Preventing Unlawful and Unnecessary Foreclosures<\/a>\u201d into law.\u00a0 As suggested by its title and introductory clause, the purpose of the new law is to \u201cprotect forthwith the citizens of the commonwealth and prevent unnecessary foreclosures\u201d.\u00a0 In an effort to protect residential homeowners, the Act modifies existing foreclosure procedures and imposes additional requirements on lenders before they may move to foreclose on \u201ccertain mortgage loans\u201d.<\/p>\n<p>\u201cCertain Mortgage Loans\u201d is a defined term under the Act which refers solely to residential loans made on owner-occupied one to four family residences with any one of the following characteristics:<\/p>\n<ul>\n<li>An introductory interest rate that is 2% lower than the fully indexed rate and granted for a period of 3 years or less;<\/li>\n<li>Interest-only payments (except in the case of an equity line or construction loan);<\/li>\n<li>A payment option that is less than principal and interest fully amortized over the life of the loan;<\/li>\n<li>Insufficient income and asset verification;<\/li>\n<li>Excessive prepayment penalties;<\/li>\n<li>Loan to value at or above 90% and ratio of borrower\u2019s debt to incomes exceeded 38%; and<\/li>\n<li>Loan was part of a loan transaction in which the combined loan to value exceeded 95%.<\/li>\n<\/ul>\n<p>Before filing a notice of foreclosure sale in connection with such a mortgage loans, the Act requires that lender take reasonable steps and make a good faith effort to avoid foreclosure.\u00a0 These include making an assessment of borrower\u2019s ability to make an affordable monthly payment and considering the net present value of receiving payments under a modified loan mortgage as compared to the anticipated net recovery from a foreclosure. The Act also requires lenders to send a notice to such a borrower of their right to pursue a modified mortgage loan and outlines a negotiation process for such loans.\u00a0 Upon receipt of notice, borrower has thirty days to advise lender of its intent regarding modification. If borrower seeks modification, lender must provide its assessment of borrower\u2019s affordable monthly payment, the net present value and recovery analysis, and whether or not lender will offer a modified loan.\u00a0 If a modified loan proposal is made, borrower has thirty days to respond.\u00a0 Prior to commencing foreclosure lender must execute an affidavit certifying to its compliance with these provisions of the Act and such affidavit may be relied upon by a third party purchaser as conclusive evidence of such compliance.<\/p>\n<p>In addition to the foregoing protections, the Act provides measures whereby lenders must clarify how they hold the interest in the applicable mortgage and note.\u00a0 Prior to publishing a notice of foreclosure sale, lender must review its business records and record an affidavit that it is the holder of the note or the authorized agent of the note holder.\u00a0 This affidavit may be relied upon by a third party purchaser as conclusive evidence that mortgagee is entitled to proceed to foreclosure. The Act also voids a foreclosure notice if all of the assignments evidencing the foreclosing lender\u2019s interest in the mortgage are not recorded.\u00a0 Such recording information must be specifically referenced in the foreclosure notice along with a recital of transactions resulting in a name change of the mortgagee.<\/p>\n<p>While the Act is fairly detailed, it must be noted that the Division of Banks is charged with adoption of regulations to administer and enforce of the Act.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>On August 3, 2012, Governor Patrick of Massachusetts signed \u201cAn Act Preventing Unlawful and Unnecessary Foreclosures\u201d into law.\u00a0 As suggested by its title and introductory clause, the purpose of the new law is to \u201cprotect forthwith the citizens of the commonwealth and prevent unnecessary foreclosures\u201d.\u00a0 In an effort to protect residential homeowners, the Act modifies [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":1768,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[1],"tags":[38,21],"class_list":["post-1272","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-general","tag-mortgage","tag-public-authorities-and-municipalities"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.9 - 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