Bere-Barred ‘Zombie’ Ɛka Agyefo ne Zombie Nea Ɛto so Abien Mortgage Foreclosures¶

Sɛ wo nsa bɛka mmara mu ahunahuna wɔ credit card anaa aduruyɛ ho ka a adi mfeɛ 10 ho, anaasɛ wobɛbue mpofirim Notice of Default and Foreclosure wɔ dan ka a ɛtɔ so mmienu a ɛnyɛ komm anaa Home Equity Line of Credit (HELOC) a woante ho asɛm firi afe 2009 no, yɛ sikasɛm mu ntɛmpɛ a emu yɛ den. Wɔ Amerika Atifi fam, Europa, ne Australia nyinaa no, wɔn a wɔtɔ bosea no tɔ ɛka a wɔmfa nsie a entumi ntua ho ka ne "80/20" a ɛda hɔ no piggyback bosea a ɛto so abien de gye dɔla no so dɔla na wofi ɔsatu ahorow a ɛyɛ nhyɛso kɛse ase sɛ wobegye anaasɛ wɔagye afi wɔn nsam. Wɔ zombie ɛka a enni ahobammɔ ho nsɛm mu no, $5 "gyidi pa" a wotua biako pɛ anaasɛ bɔhyɛ a wɔkyerɛw sɛ wubetua no betumi ama mmara kwan so akanyan mmara a ne bere atwam na ama woakɔ mmara mu asɛm a edi mũ. Wɔ zombie second mortgage nsɛm mu no, private equity note atɔfoɔ twɛn kɔsi sɛ wo fie boɔ bɛkɔ soro, wɔde mfeɛ 10 kɔsi 15 a wɔde bɛsan agye mfɛntom ne sika a wɔtua wɔ mfeɛ a wɔamfa krataa biara ankɔma ɔsram biara da no mu, na wɔyɛ nhyehyɛe ma wɔtɔn wo fie a wɔde bɛgye wo fie. Ahunahuna abien no nyinaa a wobegyae no hwehwɛ sɛ wɔde asodi ho ahobammɔ a emu yɛ den di dwuma wɔ CFPB Mmara F ase, si Nokware a ɛwɔ Boseabɔ Mmara (TILA) Mmara Z bere ne bere mu-asɛm ho mmara so dua tia mfɛntom a wɔde kɔ akyi, akasa atia bɔhyɛ nkrataa nkɔnsɔnkɔnsɔn a abubu a wɔde di dwuma wɔ agyapade ho, na wɔde mmara kwan so ahobammɔ a ɛko tia nkanyan di dwuma.

Yɛ eyi mprempren¶

1. Bɔ w’ankasa wo ahobammɔ ho ban sɛ obi a ogye ɛka anaa obi a ɔyɛ adwuma wɔ wo pon ano a. Sɛ obi ba wo fie a ɔkyerɛ sɛ ɔyɛ warrant officer, bailiff, anaa agyapade sohwɛfo na ɔpow sɛ obefi hɔ anaasɛ ɔde honam fam ahunahuna ba a, kɔ mu, to wo pon mu, na frɛ wo mpɔtam hɔfo nɔma ahorow a egye ntɛmpɛ (911 wɔ United States ne Canada, 112 wɔ Europa Aman Nkabom no nyinaa mu, 999 wɔ United Kingdom, 000 wɔ Australia). Anyɛ yiye koraa no, fa wo ho to ɔpon a wɔato mu akyi mita 2 (anammɔn 6.5).
2. Ntua dɔla biako mpo, mma $5 "gyidi pa" debit ho kwan, anaasɛ fa wo nsa hyɛ krataa biara ase sɛ wobɛgye ɛka dedaw bi atom. Wɔ U.S. aman dodow no ara mu, Canada amantam, ne common-law tumidi ahorow mu no, sɛ wutua $1 fã bi mpo anaasɛ wode wo nsa hyɛ bɔhyɛ a wɔakyerɛw sɛ wubetua wɔ ɛka a bere ahyɛ mu no so san de mfe pii mmara a ɛfa ɛka a wɔahyɛ ho no san ba to zero, a ɛsan de boseatɔfo no mmara kwan so tumi a ɔde bɛbɔ wo akɔ asɛnnibea wɔ sika a aka no nyinaa a wɔde mfɛntom aka ho no aba.
3. Twe wo boseabɔ amanneɛbɔ abiɛsa a ɛyɛ aban de na hwɛ Date of First Delinquency (DOFD). Ansa na wobɛbua obi a ɔgye bosea a onni ahobammɔ no, hwɛ ɔsram ne afe pɔtee a akontaabu no dii kan kɔe na wɔamfa amma da. Wɔ ɔman no Fair Credit Reporting Act (15 U.S.C. Section 1681c) ase no, ɛsɛ sɛ wɔpopa ɛka dodow no ara a enni ahobammɔ a entumi ntua no fi wo boseabɔ ho amanneɛbɔ mu daa mfe 7 ne nnafua 180 wɔ Da a edi kan a wobɔɔ ka no akyi, ɛmfa ho mpɛn dodow a wɔsan tɔn ɛka no.
4. Sɛ wohunahuna wo sɛ wobɛgye wo dan wɔ dan ka a ɛtɔ so mmienu a ɛda hɔ anaa HELOC a, fa Formal Qualified Written Request (QWR), Request for Information (RFI), ne Notice of Error (NOE) mena ntɛm ara. Wɔ Real Estate Settlement Procedures Act (RESPA, 12 CFR Sections 1024.35 ne 1024.36), de krataa a wɔagye atom bɛmena servicer no QWR/NOE address a wɔakyerɛ no a ɛhwehwɛ: (a) mfitiaseɛ wet-ink bɔhyɛ krataa ne endorsement/allonges nyinaa, (b) bosea a wɔatua ne ɛka ho abakɔsɛm a ɛwie pɛyɛ, © 1099-C Cancellation of Debt forms anaa "Charge-Off" notices biara bi a wɔde ama, ne (d) ɔsram biara bere ne bere mu nsɛm a wɔde mena wɔ mfe 15 a atwam no mu nyinaa bi.
5. Fa FDCPA 30-Day Debt Validation Demand and Time-Barred Cease Letter mena. Wɔ kalenda nnafua 30 mu wɔ bere a obi a ɔto so abiɛsa a ogye anaasɛ obi a ɔtɔ dan ka no dii kan ne no dii nkitaho no, fa Krataa a Wɔagye Din a ɛkyerɛ ɛka no ho akyinnye wɔ 15 U.S.C. Ɔfa 1692g na ɛhwehwɛ sɛ wɔhwɛ sɛ wɔn wurayɛ nkɔnsɔnkɔnsɔn no yɛ nokware na wogyae telefon so frɛ nyinaa (hwɛ Ɛka a wogye no haw).
6. Mmu w’ani ngu asɛnnibea krataa a wɔde frɛ obi anaasɛ Notice of Foreclosure Sale a wɔakyerɛw ato hɔ so da. Sɛ mpo mmara kwan so de bere ahyɛ ɛka anaa dan ka a ɛto so abien a, mmara a ɛfa bere a wɔde bɛbɔ bosea ho no yɛ affirmative defense wɔ tumidi dodow no ara mu (a ɛkyerɛ sɛ ɛsɛ sɛ wode nsiyɛ ma so wɔ asɛnnibea anaa wɔ asɛnnibea adeyɛ mu de siw adetɔn a ɛnyɛ atemmu kwan so, anyɛ saa a nea ogye no bedi nkonim wɔ sika a wontua hwee mu atemmu anaa atɔn wo fie). Sɛ wopɛ anammɔn a wɔfa so tua dan ka a edi kan a, hwɛ Foreclosure notice, dan ka ho abotare, ne adehwere a wɔbɛtew so.

flowchart TD
    A["Gye Demand wɔ Ɛka Dedaw / Dae Ho"] --> B{"So ɛka no nni ahobammɔ anaasɛ ɛyɛ Zombie Second Mortgage / HELOC?"}
    B -->|"Ɛka a Ɛnyɛ Ahobammɔ (Credit Card, Aduruyɛ, Ankorankoro Boa, Kar a Ɛnyɛ Den) ."| C["Tua ZERO na fa wo nsa hyɛ BIBIARA ase; hwɛ Date of First Delinquency (DOFD) ne Ɔman Mmara a Ɛfa Nsɛm a Wɔde Di Dwuma Ho"]
    C --> D{"So Ɔman / Ɔmantam Mmara a Ɛfa Ahyɛnsode Ho no Atwam?"}
    D -->|"Yiw: Bere-Barred Zombie Ɛka"| E["Send Certified Time-Barred Dispute & Gyae Nkitahodi Ho Amanneɛbɔ; bɔ mmara mu ahunahuna biara ho amanneɛ wɔ CFPB Reg F"]
    D -->|"Dabi: Wɔ Mmara a Ɛfa Ahyɛde Ho no mu"| F["Send Nnafua 30 FDCPA Ɛka a Wɔde Di Dwuma Ho Ahwehwɛde; siesie Mmuae sɛ wɔde ɔmanfo frɛ a wɔde ma a"]
    B -->|"Zombie Boa a Ɛto so Abien / 80-20 Piggyback Boa / HELOC Dedaw"| G["Fa RESPA Mfomso Ho Amanneɛbɔ (NOE), Nsɛm a Wɔsrɛ (RFI), ne FDCPA Validation Demand ntɛm ara"]
    G --> H{"So nea ɔde bosea ma kan no maa bosea no yɛɛ ntɛmntɛm anaasɛ wantumi amfa TILA ɔsram biara akontaabu anmena mfe pii?"}
    H -->|"Wɔmaa boseabɔ yɛɛ ntɛmntɛm mfe bi a atwam ni"| I["Fa Real-Property Mortgage Statute of Limitations (e.g., NY FAPA / ɔman no mfe 4 kosi 6 ahoɔhare bar)"]
    H -->|"Nsɛm biara nni hɔ a wɔde mena ɔsram biara wɔ mfe a wɔada mu"| J["Invoke CFPB TILA Reg Z Akwankyerɛ: Hwehwɛ sɛ woyi retroactive interest & fees a wɔaboaboa ano wɔ mfe a wɔyɛ komm mu nyinaa afi hɔ"]

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Ɔfã 1: "Zombie Ɛka" a enni ahobammɔ ne Mmara a Ɛfa Ahyɛde Ho nkanyan afiri¶

zombie ɛka a enni ahobammɔ kyerɛ sika dedaw a aka wɔ credit card so, aduruyɛ ho ka, akatua da bosea, telecom ka, anaa kar bosea a enni mu (a aka bere a wɔasan agye kar akyi) a anyɛ yiye koraa no adi mfe 3 kosi 15. Mfitiase sikakorabea ahorow taa "gye" sika a wontuaa ho ka wɔ akontaabu a enni ahobammɔ ho wɔ nnafua 180 a wɔatua ho ka akyi de tua tow ne akontaabu atirimpɔw ahorow, na afei wɔtɔn dijitaal nkrataa akɛse a ɛkyerɛ akontaabu a wɔagye ho ka ma wɔn a wɔtɔ ɛka no de gye sɛnt 1 kosi 4 wɔ dɔla no so.

Dɔn abien a ɛsono emu biara a ɛwɔ adetɔfo ka biara so no ntease¶

Adetɔfoɔ taa de Credit Reporting Clock no frafra Lawsuit Statute of Limitations Clock no. Mmara ahorow a ɛsono emu biara koraa na edi wɔn so na wɔde bere nhyehyɛe ahorow di dwuma:

1. Boa Dwumadibea no Amanneɛbɔ Dɔn (Federal FCRA, 15 U.S.C. Ɔfa 1681c©):
2. Wɔahyɛ no Mfeɛ 7 (+ Nnafua 180): Wɔ United States no, akontaabuo a ɛnyɛ adwuma no bɛtumi apue wɔ wo Equifax, Experian, ne TransUnion boseabɔ amanneɛbɔ so anyɛ yie koraa no mfeɛ 7 (wɔsusuu firi da a ɛdi nnafua 180 wɔ Date of First Delinquency, anaa DOFD, a ɛdii sika a wɔgyeeɛ anaa wɔgyeeɛ no anim). Wɔ Canada no, boseabɔ ho amanneɛbɔ a wɔde tew ho mfɛnsere no yɛ mfe 6 kosi 7; wɔ United Kingdom no, ɛyɛ mfeɛ 6 fi default; wɔ Australia no, ɛyɛ mfeɛ 5 ma standard defaults.
3. Illegal "Re-Aging" of Credit Reports: Ɛka tɔfoɔ ntumi nsan mfi mfeɛ 7 boseabɔ ho amanneɛbɔ dɔn no ase wɔ mmara kwan so denam ɛka no a ɔbɛtɔ, "new collection trade line date" a ɔbɛbue, anaasɛ mpo ɔbɛma woatua fã bi. Sɛ obi a ɔtɔ ɛka no sesa Date of First Delinquency a ɛwɔ wo boseabɔ ho amanneɛbɔ so no ma ɛyɛ sɛ 2015 ɛka a woabɔ no te sɛ 2024 mu a, wɔayɛ re-aging a mmara mma ho kwan wɔ Fair Credit Reporting Act ase. Fa krataa kyerɛw gye ho akyinnye ntɛm ara ne boseabɔ adwumayɛbea ahorow ne CFPB.
4. Asɛnnibea Mmara a Ɛfa Bere a Wɔde Di Dwuma Dwon (Ɔman / Ɔmantam Apam Mmara):
5. Ɛfiri Mfeɛ 3 kɔsi 10 (Ɛtaa yɛ Mfeɛ 3 kɔsi 6): Eyi ne da a ɛtwa toɔ a ɔdefɛmfoɔ anaa obi a ɔtɔ bosea bɛtumi de ɔmanfoɔ asɛm akɔdan wo wɔ asɛnnibea. Sɛ saa bere a wɔde ama yi twam a, ɛka no bɛyɛ "bere-bere."
6. Nea CFPB Mmara F Bara (12 CFR Ɔfa 1006.26): Wɔ federal CFPB Mmara F ase no, wɔabara obi a ɔgye bosea no katee sɛ ɔmfa obi nkɔ asɛnnibea anaasɛ onhunahuna sɛ ɔde ɔdetɔfoɔ bɛkɔ asɛnnibea wɔ ɛka a wɔahyɛ ato hɔ ho. Sɛ wɔkyerɛ mpo sɛ ebia mmara kwan so asɛm bɛkɔ so wɔ ɛka a wɔabɔ no bere tenten ho a, ɛyɛ ɔman mmara a wobu so katee.

Sɛnea Statute of Limitations Revival Trap no yɛ adwuma (ne aman a wɔabara) .¶

Bere a obi a ɔgye bosea ntumi mfa wo nkɔ asɛnnibea wɔ ɛka a wɔde bere ahyɛ mu wɔ aman dodow no ara mu (na wɔ Mississippi ne Wisconsin no, mmara a wɔde ma no twam dum ɛka no ankasa koraa), obi a ogye bosea wɔ aman afoforo dodow no ara mu no da so ara ma kwan sɛ ofi ne pɛ mu tua ɛka a wɔde bere ahyɛ mu ma, sɛ wɔanhunahuna wo sɛ wode wo bɛkɔ asɛnnibea na wɔde nsɛm a wɔahyɛ sɛ wɔbɛda no adi a wɔde bere ahyɛ mu ka ho a baabi a wɔhwehwɛ.

Asiane no ni: bɛyɛ U.S. aman no fã ne Canada amantam pii mu no, mmara a wɔtaa de di dwuma a ɛne Nyansan a Wɔnam Katua a Ɛfa Fam anaa Agyede a Wɔakyerɛw So da so ara di dwuma: - Partial Payment Revival: Sɛ wode $5 check mena, wode wo debit card ma obi a ɔgye sika de gye $10, anaasɛ woma kwan ma obi a ɔgye sika no nkɔyɛ sika ketewa bi a, ɛsan fi mfeɛ pii mmara a ɛkyerɛ sɛ woatua no ase firi da a wɔtuaa saa sika no. - Written Acknowledgment Revival: Sɛ wode wo nsa hyɛ settlement offer ase, wubua email anaa text message a ɛka sɛ "Minim sɛ mede sika yi ka na mɛbɔ mmɔden sɛ mɛtua wo ɔsram a edi hɔ no," anaasɛ wode wo nsa hyɛ ahokyere nhyehyɛe ase a, ebetumi ayɛ bɔhyɛ foforo a wɔakyerɛw sɛ wubetua wɔ mmara kwan so a ɛsan fi mmara a ɛfa bere a ɛsɛ sɛ wotua ho no ase. - Aman a Mmara kwan so Ahobanbɔ a Ɛko Tia Nkannyan: - Aman a Wɔde Dum (Wɔabara Nneɛma a Wɔboaboa Ano anaasɛ Wɔabara Daa): Mississippi (Miss. Mmara Ɔfa 15-1-3), Wisconsin (Wis. Stat. Ɔfa 893.05), ne New York (Adetɔfoɔ Boa a Ɛfata Ho Mmara / CPLR Ɔfa 214-i, a ɛde mfeɛ 3 boseabɔ sii hɔ mmara a ɛfa bere a wɔde yɛ adwuma no ho na wɔbaraa nkanyan biara daa denam sika a wotua fã bi anaasɛ wɔkyerɛw gye tom bere a ne bere atwam no so). - Aman a Akatua no fã bi nkutoo ntumi nsan nnya ɛka a wɔabɔ no bere ano: California (Cal. Code Civ. Proc. Section 360 & Civ. Code Section 1788.14: hwehwɛ sɛ wɔde bɔhyɛ foforo a wɔakyerɛw a wɔde wɔn nsa ahyɛ ase sɛ wobetua, na wɔn a wogye sika no ntumi mfa ɛka a wɔde bere ahyɛ mu no nkɔ asɛnnibea), Texas (Tex. Fin. Code Section .

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Ɔfã 2: Zombie a Ɛto so Abien Mortgage ne Silent HELOC Foreclosure Ɔhaw¶

Bere a zombie ka a enni ahobammɔ yɛ mmara mu ahunahuna no, zombie dan a ɛto so abien yɛ ahunahuna tẽẽ sɛ wobɛfa wo fie.

Sɛnea wɔbɔ Zombie Second Mortgage¶

Wɔ afe 2004 kɔsi 2008 adan mu nkɔsoɔ mu no, afiewuranom ɔpepem pii de "80/20 piggyback loans" (ɔha mu nkyekyɛmu 80 bosea a ɛdi kan ne ɔha mu nkyekyɛmu 20 bosea a ɛtɔ so mmienu de kwati ankorankoro dan ka insurance) tɔɔ afie anaasɛ wɔfaa Home Equity Lines of Credit (HELOCs). Bere a afe 2008 sikasɛm mu ahokyere no bae na afie bo kɔɔ fam kɛse no, afiewuranom ɔpepem pii dii akyi na wɔyɛɛ Boa Nsakrae ho nkitahodi wɔ wɔn dan bo a edi kan ho.

Dɛn na ɛtoo dan ka a ɛto so abien a ɛyɛ ɔha biara mu nkyem 20 no? 1. Esiane sɛ na ofie no wɔ nsuo ase kɛseɛ (ne boɔ sua sene dan ka a ɛdi kan no nko ara) nti, sɛ wɔgye dan ka a ɛtɔ so mmienu no wɔ afe 2010 mu a, anka ɛbɛma dɔla zero ama deɛ ɔde bosea a ɛtɔ so mmienu no. 2. Sɛ́ anka sikakorabea a ɛto so abien a ɛbɔ bosea no begye sika no, gyee dan ka a ɛto so abien no komm wɔ ne nhoma ahorow a ɛwɔ mu no so, gyaee ɔsram biara sikatua ho nkrataa a wɔde mena, na wɔtɔn bosea a ɛto so abien ho krataa a wɔantumi atua no maa obi a ɔtɔ bosea no gyee cent 1 kosi 5 wɔ dɔla no so. 3. Esiane sɛ ofie wura no sesaa wɔn dan ka a edi kan no na wannya ɔsram biara sika foforo biara da wɔ dan ka a ɛto so abien no ho mfe 10 kosi 15 nti, ofie wura no gye dii wɔ ntease mu sɛ wɔde dan ka a ɛto so abien no afrafra dan ka a edi kan no mu nsakrae no mu, wɔde kyɛɛ no ​​wɔ 2012 Ɔman Dan ka ho Nsiesiei no ase, anaasɛ wɔpopaa. 4. The Ambush Today: Sɛ mpo wɔgye bɔhyɛ krataa bi anaasɛ wɔgyae ankorankoro asodie wɔ Ti 7 sikasɛm mu ahokyere mu a, dan ka a wɔakyerɛw ato hɔ (Deed of Trust) da so ara bata mantam no asase ho kyerɛwtohɔ ho a ɛne agyapadeɛ no ti (in rem) gye sɛ wɔakyerɛw Lien Release / Reconveyance a wɔahyɛ da ayɛ. Seesei a afie bo akɔ soro no, wɔn a wɔtɔ ankorankoro sika de Notice of Default / Intent to Foreclose mena mpofirim, na wɔhwehwɛ sɛ wɔde mfitiase sika titiriw no ne $40,000 kosi $80,000 a wɔde bɛsan agye mfɛntom ne sika a wɔde tua ka a wɔaboaboa ano wɔ mfe 14 a wɔamfa sika biako mpo amma da no.

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Ɔfã 3: Mmara kwan so akode 6 a wɔde bedi Zombie Second Mortgage foreclosure so nkonim¶

Sɛ wo nsa ka sika a wɔhwehwɛ sɛ wogye, Notice of Default, anaa Notice of Trustee’s Sale wɔ kommyɛ mu dan ka a ɛto so abien anaa HELOC a, si saa aban ne ɔman mmara mu ahobammɔ asia yi so dua ntɛm ara:

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Ɔfã 4: Anamɔn biara nhwehwɛmu de hwɛ sɛ ebia wɔde wo Zombie Second Mortgage no kyɛɛ no ​​ankasa anaasɛ wodum¶

1. Hwɛ 2012 Ɔman Dan a Wɔde Siesie (NMS) & HAMP 2MP Kyerɛwtohɔ: Wɔ afe 2010 ne 2016 ntam no, wɔ aban Home Affordable Modification Program Second Lien Modification Program (2MP) ne $25 Billion National Mortgage Settlement (a ɛka Bank of America/Countrywide, Wells Fargo/Wachovia, JPMorgan ho no ase Chase/WaMu, Citigroup, ne Ally/GMAC), na wɔhwehwɛ sɛ sikakorabea akɛse dum dan ka a ɛto so abien ɔpehaha pii na wogyae. Ɛtɔ mmere bi a, sikakorabea bi dum ɛka no wɔ wɔn mu, antumi ankyerɛw ɔmantam no agyapade a wɔde asie no ho kyerɛwtohɔ, na wɔ akwanhyia mu de akontaabu no kaa adetɔn kɛse bi ho wɔ mfe bi akyi. Hwehwɛ servicing log a edi mũ no fi mfitiase sikakorabea no hɔ.
2. Twe Wo IRS Akatua ne Sika a Wonya Nkyerɛwde ma Form 1099-C: Hwɛ sɛ mfitiase sikakorabea no de IRS Form 1099-C (Cancellation of Debt) a Identifiable Event Code wom mae anaa F anaasɛ G. Sɛ wɔde nkrataa a wɔde siesie nsɛm ka ho a, eyi boa ma wɔkyerɛ sɛ ɛka biara nni hɔ a ɛda adi.
3. Hwɛ Wo Mantam Kyerɛwtohɔ / Asase Ho Nkyerɛwde Asɛmti Abakɔsɛm: Twe: (a) mfitiase Ahotoso Krataa a Ɛto so Abien no bi (hwɛ Maturity Date: mfeɛ 10 anaa mfeɛ 15 balloon krataa a ɛnyinii wɔ afe 2016 anaa 2021 mu no taa kanyan mfeɛ 4 kɔsi 6 mmara a ɛyɛ katee a ɛfa anohyetoɔ ho firi berɛ a ɛberee); (b) Notice of Default (NOD) biara a wɔadi kan akyerɛw wɔ afe 2008 ne 2015 ntam (a ɛkyerɛ sɛ wɔadi kan ayɛ ntɛmntɛm); ne © Assignment of Deed of Trust biara a wɔakyerɛw ato hɔ (a wɔhwɛ sɛ nsonsonoeɛ wɔ hɔ anaa wɔn a wɔde wɔn nsa ahyɛ mu bio).
4. Fa anwiinwii krataa a ɛfata kɔma CFPB ne Wo Man Mmaranimfo Panyin: Fa kɔ consumerfinance.gov/complaint na wo ne wo Ɔman Mmaranimfo Panyin no Adetɔfo Nsisi Dwumadibea, a wɔn baanu nyinaa de nsiyɛ di TILA kommyɛ bere mu mfaso a mmara mma ho kwan a wɔhwehwɛ wɔ zombie adan ho ka a ɛto so abien ho no ho dwuma.

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Ɔfã 5: Nkrataa a wɔde asɛmfua biara bɛkyerɛw de asiw Zombie Ɛka Agyefo ne Zombie Second Mortgages ano¶

Template 1: Bere-Barred Unsecured "Zombie Ɛka" Akasakasa & Gyae-Nkitahodi Krataa¶

Fa krataa yi fa USPS Certified Mail with Return Receipt Requested (anaasɛ Registered Mail) so kɔma obiara a ɔboaboa sika ano a ɔrehwehwɛ sɛ wotua ɛka a ne bere atwam a enni ahobammɔ ho ka:

[Date]

VIA CERTIFIED MAIL - RETURN RECEIPT REQUESTED
Tracking Number: [Insert Tracking Number]

To: [Name of Debt Buyer / Collection Agency]
[Street Address]
[City, State/Province, Postal Code]

Re: Account / Reference Number: [Insert Reference Number]
Alleged Original Creditor: [Insert Original Creditor]

NOTICE OF DISPUTE, TIME-BARRED DEBT STATUS, AND CEASE-AND-DESIST DEMAND

To Whom It May Concern:

I am writing in response to your communication dated [Date] regarding the above-referenced account.

1. FORMAL DISPUTE AND NON-ACKNOWLEDGMENT: I dispute this alleged debt in its entirety. Nothing in this letter constitutes an acknowledgment of any debt, a promise to pay, or a waiver of any statute of limitations defense.

2. NOTICE OF TIME-BARRED STATUS (12 CFR Section 1006.26): Based on the Date of First Delinquency of this alleged account, the applicable statute of limitations for filing any legal action expired years ago. Under CFPB Regulation F (12 CFR Section 1006.26(b)) and the Fair Debt Collection Practices Act (15 U.S.C. Section 1692e), you are strictly prohibited from bringing or threatening to bring any legal action on a time-barred debt. In addition, the credit reporting period under the Fair Credit Reporting Act (15 U.S.C. Section 1681c(c)) has expired; any attempt to report or re-age this account on my credit reports will result in immediate legal action.

3. DEMAND TO CEASE ALL COMMUNICATION (15 U.S.C. Section 1692c(c)): Pursuant to 15 U.S.C. Section 1692c(c) and applicable state/provincial law, I hereby demand that you immediately CEASE AND DESIST all further communications with me regarding this account, whether by telephone, mail, text, or electronic means, except to confirm in writing that your collection efforts have been terminated.

Sincerely,

____________________________________
[Your Printed Name - Do Not Sign If Concerned About Signature Copying, or Sign Over Typed Name]
[Your Mailing Address]

Template 2: Zombie Second Mortgage RESPA Mfomsoɔ ho Amanneɛbɔ (NOE), Nsɛm a Wɔsrɛ (RFI), ne TILA Retroactive Interest Dispute¶

Fa krataa yi fa Certified Mail with Return Receipt Requested so kɔ address pɔtee a dan ka ho adwumayɛfoɔ no akyerɛ ama QWR / NOE / RFI amanneɛbɔ (hwɛ wɔn wɛbsaet anaa wɔn krataa no akyi ma "Qualified Written Request / Notice of Error" address pɔtee no):

[Date]

VIA CERTIFIED MAIL - RETURN RECEIPT REQUESTED
Tracking Number: [Insert Tracking Number]

To: [Name of Zombie Second Mortgage Servicer & Debt Buyer]
Attention: Qualified Written Request / Notice of Error / Loss Mitigation Department
[Designated QWR / NOE Street Address]

Re: Borrower Name(s): [Your Full Name(s)]
Property Address: [Your Home Street Address]
Alleged Loan / Account Number: [Insert Account Number]

QUALIFIED WRITTEN REQUEST (QWR), NOTICE OF ERROR (12 CFR Section 1024.35),
REQUEST FOR INFORMATION (12 CFR Section 1024.36), AND FDCPA DISPUTE (15 U.S.C. Section 1692g)

To Whom It May Concern:

I am the homeowner of the property located at the address above. I recently received your notice dated [Date] demanding payment and/or threatening foreclosure on a dormant second mortgage / HELOC on which no monthly periodic statements have been sent for approximately [Number, e.g., 12 to 15] years. I dispute the validity, enforceability, and amount of this alleged debt in its entirety. Nothing in this letter revives or acknowledges any debt.

1. FORMAL NOTICE OF SERVICING ERRORS (12 CFR Section 1024.35):
Please take formal notice of the following servicing errors that you must investigate and correct:
(a) UNLAWFUL RETROACTIVE INTEREST AND FEES UNDER TILA REGULATION Z (12 CFR Section 1026.41(e)(6)): Neither you nor any prior servicer sent monthly periodic billing statements on this charged-off loan between [Year, e.g., 2009] and [Year, e.g., 2025]. Under 12 CFR Section 1026.41(e)(6) and the CFPB's April 2023 Advisory Opinion, a servicer is prohibited from accruing or charging any interest, late fees, or corporate advances during any period in which periodic statements were suspended following charge-off. Assessing or demanding retroactive interest and fees for those silent years violates TILA and 15 U.S.C. Section 1692f(1). Demand is hereby made that you immediately remove 100% of all interest and fees accrued during all months in which periodic statements were not delivered.
(b) EXPIRATION OF STATUTE OF LIMITATIONS: This loan was defaulted and accelerated more than [Number] years ago, rendering any judicial or non-judicial foreclosure action time-barred under state law and strictly prohibited under CFPB Regulation F (12 CFR Section 1006.26(b)).

2. REQUEST FOR INFORMATION AND FDCPA VALIDATION (12 CFR Section 1024.36 & 15 U.S.C. Section 1692g):
Please provide copies of the following documents within statutory RESPA deadlines:
(a) A complete, legible copy of the original Promissory Note and Deed of Trust/Mortgage, including the front and back of all pages and all endorsements and allonges demonstrating an unbroken chain of title to the current owner, plus the exact physical location of the original wet-ink Note;
(b) The full legal name, street address, and contact information of the current owner/investor of the Note;
(c) A complete life-of-loan transaction history from origination (circa [Year]) to the present, itemizing principal, interest rate, interest charges, and fees for every month;
(d) The exact date the loan was charged off, the principal balance at the date of charge-off, and copies of any prior Notice of Default, Notice of Acceleration, or IRS Form 1099-C issued on this account; and
(e) Copies of every monthly periodic billing statement sent to me between [Year] and the present.

Under RESPA (12 CFR Sections 1024.35 and 1024.36), you must provide written acknowledgment of this Notice within five (5) business days and a complete written response and documentary production within thirty (30) business days, during which time you must halt all collection and foreclosure actions pursuant to 15 U.S.C. Section 1692g(b).

Sincerely,

____________________________________
[Your Signature & Printed Name]
[Your Property Address & Phone Number]

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Ɔfã 6: Amanaman ntam mmara a ɛfa bere a wɔde ma ne dan ka a ɛyɛ mmerɛw ho nhyehyɛe¶

• United Kingdom (Statute-Barred Debt & Mortgage Shortfalls wɔ Anohyeto Mmara 1980 ase):
• Adetɔfoɔ Ɛka a Wɔnni Ahobanbɔ (Mfeɛ 6 wɔ England, Wales, ne Northern Ireland; Mfeɛ 5 wɔ Scotland): Wɔ Ɔfa 5 a ɛwɔ Anohyeto Mmara 1980 ase no, apam mu ɛka a ɛnyɛ den a wɔmfa ho ban (credit card, overdraft, ankorankoro bosea, utility bill) bɛyɛ mmara a wɔabara wɔ mfeɛ 6 akyi firi da a wɔde asɛm no baeɛ no (gye sɛ... ɔdefo no tuaa sika anaasɛ ɔde ne nsa hyɛɛ krataa ase sɛ ɔkyerɛw krataa de gye toom wɔ saa mfe 6 bere no mu). Wɔ Financial Conduct Authority (FCA) Consumer Credit Sourcebook (CONC 7.15) ase no, obi a ɔgye bosea no ntumi nka anaa nkyerɛ sɛ wobetumi ayɛ mmara kwan so adeyɛ bere a mmara ahyɛ ɛka bi ano pɛn no. Wɔ Scotland no, wɔ Prescription and Limitation (Scotland) Act 1973 ase no, wɔdum adetɔfoɔ ka kowieeɛ wɔ mfeɛ 5 akyi a wɔantua anaasɛ wɔankyerɛw annye ntom, a ɛkyerɛ sɛ ɛka no gyae wɔ mmara kwan so na sɛ wodi mfomsoɔ akyiri yi mpo a, wɔrentumi nsan nnya bio.
• Mortgage Shortfalls (Mfeɛ 12 wɔ Principal so, Mfeɛ 6 wɔ Interest): Wɔ Section 20 of the Limitation Act 1980 ase no, sɛ wɔsan gye ofie bi anaasɛ wɔsoa dan ka a ɛda hɔ wɔ England ne Wales a, anohyetoɔ berɛ no yɛ mfeɛ 12 sɛ wɔbɛgye capital principal no na 6 mfeɛ pɛ na wɔagye ** dan ka anigyeɛ**. Bio nso, wɔ FCA Mortgages and Home Finance: Conduct of Business (MCOB 13.6) mmara ase no, sɛ obi a ɔde bosea ma no abɔ ne tirim sɛ ɔbɛdi dan ka a ɛho ayɛ na akyi wɔ adetɔn/asan agye akyi a, ɛsɛ sɛ ɔbɔ nea ɔde bosea no amanneɛ wɔ wɔn adwene ho wɔ mfeɛ 6 akyi wɔ adetɔn no akyi.
• Canada (Amansin Anohyeto Mmara & Ɔdum):
• Canada mantam biara de anohyeto bere a ɛyɛ katee a wɔde bɛkɔ asɛnnibea wɔ ɛka a enni ahobammɔ ho (a wɔabu ho akontaa fi da a etwa to a wotuae anaasɛ wɔkyerɛw gye toom ansa na ne bere atwam): mfe 2 wɔ Ontario (Anohyeto Mmara, 2002), British Columbia (Anohyeto Mmara, SBC 2012), Alberta (Anohyeto Mmara), Saskatchewan, Nova Scotia, ne New Brunswick; Mfeɛ 3 wɔ Quebec (Civil Code of Quebec, baabi a sɛ mfeɛ 3 aduruyɛ berɛ no twam dum hokwan a ɔwɔ sɛ ɔyɛ ade); ne mfeɛ 6 wɔ Manitoba, Prince Edward Island, Newfoundland ne Labrador, ne nsasesin no mu.
• Mmara Titiriw a Ɛko Tia Nkannyan wɔ Ontario ne BC: Wɔ Ɔfa 13(9) a ɛwɔ Ontario Anohyeto Mmara, 2002 ne Ɔfa 24(7) a ɛwɔ BC Anohyeto Mmara ase no, gye a wogye tom anaa sika a wotua no fã bi no san de mfe 2 dɔn no san ba nkutoo sɛ wɔyɛ ANSA na mfe 2 anohyeto bere no aba awiei. Sɛ mfeɛ 2 anohyetoɔ berɛ no twam wɔ Ontario anaa BC a, sikatua a ɛdi akyire anaa krataa a wɔde gye tom ENNYƐ hokwan a ɛwɔ sɛ wɔde asɛm kɔdan asɛnnibea bio. Wɔ agyapadeɛ ankasa a wɔde tua ho ka wɔ Ontario no, bere a wɔde bɛto hɔ no yɛ mfeɛ 10 wɔ Agyapadeɛ Ankasa Anohyeto Mmara ase.
• Australia (Ɔman Anohyeto Mmara & Ɔman Boa Mmara):
• Wɔ credit card a enni ahobammɔ, ankorankoro bosea, ne sika a wɔbɔ ho no, bere a wɔde ahyɛ mu no yɛ mfe 6 wɔ New South Wales, Victoria, Queensland, Western Australia, South Australia, ne Tasmania nyinaa (ne mfe 3 wɔ Northern Territory). Nea ɛho hia no, wɔ New South Wales (wɔ Ɔfa 63 a ɛwɔ Anohyeto Mmara 1969 (NSW) ase), mfeɛ 6 anohyetoɔ berɛ a ɛtwa mu no dum ɛka no asɛmti ne hokwan no koraa, a ɛkyerɛ sɛ ɛka a wɔde ahyɛ mu wɔ NSW no awu daa na wɔrentumi nsan nnya bio da denam sika a wɔbɛtua akyiri yi so. Wɔ ACCC ne ASIC Ɛka a Wogye Ho Akwankyerɛ ase no, sɛ wobɛhunahuna sɛ wode mmara kwan so asɛm anaasɛ wobɛdi ɛka a mmara abara akyi bere a ɔdetɔfoɔ bi aka sɛ wɔrentua hwee no yɛ abrabɔ a ɛnyɛ adwempa.

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Nsɛm a wɔtaa bisa¶

So Ti 7 bankruptcy discharge a efi mfe 10 a atwam ni no popa Zombie Second Mortgage lien a ɛwɔ me fie so no?¶

Dabi, ɛnyɛ nea ɛba ara kwa. Ti 7 bankruptcy discharge popa wo ankorankoro asodi (wɔ personam mu) wɔ wo dan ka a edi kan ne nea ɛto so abien nyinaa so, a ɛkyerɛ sɛ zombie a ɔto so abien a ogye dan ka no ntumi mfa w’ankasa nkɔ asɛnnibea da sɛ wɔmfa sika ho atemmu anaasɛ nsiesie w’akatua. Nanso, wɔ U.S. Asɛnnibea Kunini no gyinaesi wɔ Johnson ne Home State Sikakorabea ntam asɛm na Dewsnup ne Timm ntam asɛm, dan ka a wɔakyerɛw ato hɔ wɔ adan ne afie ho no fa Ti 7 sikasɛm mu ahokyere mu a enni dɛm (wɔ rem). Ɔdefoɔ a ɔtɔɔ ɛka no da so ara bɛtumi abɔ mmɔden sɛ ɔbɛgye fie no ankasa gye sɛ wo man no dan ka ho mmara a ɛkyerɛ sɛ wɔabara no, wɔadi nkoguo wɔ TILA Mmara Z ase, anaasɛ wɔayi no afiri Ti 13 nhyehyɛeɛ foforɔ ho asɛm foforɔ mu.

Na sɛ obi a ogye bosea de me kɔ asɛnnibea wɔ ɛka bi a minim sɛ atwam wɔ mmara a ɛkyerɛ sɛ ɛka no ho nso ɛ?¶

Ɛsɛ sɛ woda so ara de krataa a wɔde kyerɛw krataa a ɛyɛ mmara kwan so de kɔma Mmuae ne asɛnnibea kyerɛwfo no ansa na bere a wɔde bɛma mmuae no adu (mpɛn pii no nnafua 20 kosi 30) na wɔama no so pefee Affirmative Defense: Mmara a Wɔde Di Dwuma a Wɔde Di Dwuma no Awiei. Wɔ aman dodow no ara mu no, sɛ woankɔ a, ɔtemmufo renhwɛ mfe a ɛka no adi; sɛ wubu w’ani gu krataa a wɔde frɛ wo no so a, nea ɔboaboa ano no bedi nkonim wɔ Default Judgment a ɛyɛ adwuma ankasa a wobetumi de adi dwuma mfe 10 kosi 20. Fa wo Mmuaeɛ a ɛma Statute of Limitations defense no kɔ soro na di consumer FDCPA mmaranimfoɔ ho nkɔmmɔ na fa asɛm a wɔde bɛkɔ asɛnnibea wɔ ɛka a wɔagye no ho no yɛ CFPB Mmara F (12 CFR Ɔfa 1006.26(b)) a ɛma wo hokwan sɛ wobɛtua mmara kwan so nneɛma a wɔsɛee no ne mmaranimfoɔ ka.

So metumi atɔn anaasɛ mɛsan de sika ama me fie sɛ Zombie Second Mortgage da so ara da adi wɔ me title search no mu a?¶

Sɛ wobɔ mmɔden sɛ wobɛtɔn anaasɛ wobɛsan atua sika a, title insurance adwumakuw no bɛpow sɛ wɔbɛto mu gye sɛ wɔayi Deed of Trust a ɛto so abien a wɔakyerɛw ato hɔ no adi. Nanso, ƐNSƐ sɛ wutua akatua a wɔahyɛ no den wɔ pon a wɔde wie no so. Nea edi kan no, sɛ mmara a ɛkyerɛ sɛ wɔagye dan ka no atwam wɔ wo mantam mu a, adan ne afie ho mmaranimfo betumi de a Asɛmti Adeyɛ a Ɛyɛ Komm (anaasɛ mmara kwan so adesrɛ a wɔde kɔma sɛ wɔmfa sika a wɔde bɛma no tiawa, te sɛ nea ɛwɔ New York RPAPL Ɔfã 1501(4) ase) a ɛsrɛ ɔtemmufo bi sɛ ɔnpopa dan ka a ɛto so abien a wɔde bere ahyɛ mu no mfi ɔmantam no asase ho kyerɛwtohɔ ahorow mu a onnye dɔla zero. Nea ɛto so abien no, sɛ wɔamfa bere a wɔde ahyɛ obi nsa no mu a, TILA Mmara Z a wɔhyɛ ma wogye mfe 10 kosi 15 a mmara mma ho kwan a wɔde ma wɔ kommyɛ mu no hyɛ nea ogye no ma ɔtew akatua a wɔhwehwɛ no so anaasɛ osiesie sika titiriw no fã ketewaa bi.

Sɛ migye zombie ka bi ho akyinnye wɔ me boseabɔ ho amanneɛbɔ so a, so sɛ migye ho akyinnye a, ɛsan fi mmara a ɛfa bere a wɔde abɔ bosea ho no ase?¶

Dabi, sɛ wode akasakasa kɔ Equifax, Experian, anaa TransUnion nkyɛn wɔ Fair Credit Reporting Act ase, anaasɛ wode Debt Validation Dispute Letter a wɔakyerɛw kɔma adwumakuw bi a wogye sika a ɛka sɛ "Megye ɛka yi ho akyinnye wɔ ne nyinaa mu," nsan mfi mmara a ɛfa boseabɔ ho amanneɛ anaa mfe 7 boseabɔ ho amanneɛbɔ dɔn no ase da. Sɛ wokyerɛw ka sɛ wogye ɛka no ho akyinnye a, ɛne krataa a wɔkyerɛw de gye tom anaasɛ wohyɛ bɔ sɛ wubetua bɔ abira koraa.

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Sources a wɔhwɛɛ mu¶

• Adetɔfoɔ Sikasɛm Ahobanbɔ Dwumadibea (CFPB) (United States): Mmara F (Ɛka a Wɔgye no Nneyɛeɛ a Ɛfata), 12 CFR Ɔfa 1006.26 ne CFPB Afotuo Adwene a Ɛfa Ɛka a Wɔde Bɔ Bere a Wɔatwa ho Adi (April 2023).
• Adetɔfoɔ Sikasɛm Ahobanbɔ Dwumadibea (CFPB) (United States): Nokware a ɛwɔ Boseabɔ Mmara (TILA) Mmara Z, 12 CFR Ɔfa 1026.41(e)(6) ne RESPA Mmara X, 12 CFR Nkyɛmu 1024.35 ne 1024.36.
• Federal Trade Commission (FTC) (United States): Abɔdeɛ a Wɔde Bɔ Ho Amanneɛbɔ a Ɛfata (FCRA), 15 U.S.C. Ɔfa 1681c© mu.
• Ɔman Mmara mu Nsakraeɛ (United States): New York Foreclosure Abuse Prevention Act (FAPA, CPLR Ɔfa 213(4)) ne Adetɔfoɔ Boa a Wɔfata Ho Mmara (CPLR Ɔfa 214-i); California Ɔman Mmara Ɔfa 1788.14; Texas Sikasɛm Mmara Ɔfa 392.307.
• FCA (United Kingdom), Ontario Anohyeto Mmara (Canada), & ACCC/ASIC (Australia): Anohyeto Mmara 1980 (UK) & FCA CONC 7.15 / MCOB 13.6; Ontario Anohyeto Mmara, 2002 (Ɔfa 13(9)); ne NSW Anohyeto Mmara 1969 (Ɔfa 63).

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Akwankyerɛ ahorow a ɛfa ho¶

• Ɛka a wogye no haw
• Foreclosure notice, dan ka ho abotare, ne adehwere a wɔbɛtew so
• Nnwuma nketewa anaa ankorankoro sikasɛm mu ahokyere: Ti 7 vs. 13 triage
• Wɔde ɔmanfo asɛm a wɔde kɔdan aban
• Deed korɔnbɔ, ofie title nsisi, ne atoro quitclaim deed defense
• Nnɔmba a egye ntɛmpɛ sɛnea ɔman biara te