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Reverse mortgage (HECM) default, okubalirira occupancy, n’eddembe ly’abafumbo abatawola

Ennamba z’embeera ez’amangu zaawukana okusinziira ku nsi. Omuko guno gukozesa 911, ennamba ya Amerika ne Canada. Ensi endala nnyingi zikozesa 112, 999, oba ennamba endala. Funa ennamba y'ensi yo.

Okufuna "Due and Payable" Acceleration Notice oba okutiisatiisa okutwala ebintu ku yinsuwa ya federo Home Equity Conversion Mortgage (HECM) oba proprietary reverse mortgage kizibu kya ntiisa eri nnannyini maka omukadde, Non-Borrowing Spouse (NBS) akyaliwo, oba abaana abakulu abakwata ebintu by'omuzadde. Olw'okuba emisingo egy'okudda emabega gyasuubulibwa nga "tewali kusasula musingo buli mwezi" looni, abeewola n'amaka batera okuziba amaaso okukimanya nti omukozi w'omusingo ogw'okudda emabega (nga PHH Mortgage / Celink, Longbridge Financial, Finance of America Reverse, oba HUD/Novad) asobola okuyita balansi y'ebbanja yonna amangu ddala ng'esaanidde okusasulwa era ng'esasulwa n'atandika okutwala ebintu ebisukka mu nnya obutasasula bivaako: (1) okusigala emabega ku emisolo gy'ebintu, yinsuwa ya bannannyini mayumba, oba ebisale bya HOA ("Tax and Insurance / T&I Default"), (2) okulemererwa okuzzaayo ebbaluwa eraga nti omuntu alina okusula buli mwaka oba okumala emyezi mingi nnyo mu ddwaaliro/ekifo eky'okuddaabiriza, (3) okulemererwa okukuuma embeera y'amaka, oba (4) okufa kw'omufumbo eyeewoze.

Wadde nga ebbaluwa za servicer ez’obukambwe ezisaba okusasula looni mu bujjuvu mu nnaku 30, amateeka ga federal Department of Housing and Urban Development (HUD) (24 C.F.R. Part 206 ne HUD Single Family Housing Policy Handbook 4000.1) gakuuma nnyo abakadde, abafumbo abasigaddewo, n’abasika. Okusinziira ku kikuviirako, osobola okukomya okutwala ebintu ng’okozesa Emyezi 60 HUD At-Risk Extension (eri abeewola ab’emyaka 80+ abalina ebyetaago by’obulamu ebikulu), Enteekateeka y’okusasula HECM ey’emyezi 60, Ekiseera ky’Okuddiza Omufumbo Asaanira Ateyewola (ne bwe kiba nga tolina kkooti ya probate ekoleddwa mu linnya lyo wansi wa HUD Ebbaluwa y’omusingo 2021-11), oba Etteeka ly’okusasula abasika 95 ku buli 100 nga tebalina kuddamu kukola nga lirina okutuuka ku emyezi 12 egy’okwongezaayo HUD mu ngeri ey’otoma.

Kino kikole kati

  1. Laba ekiziyiza ekituufu ekiwandiikiddwa ku "Due and Payable Notice" amangu ddala: Tunuulira waggulu ku bbaluwa y'omuweereza olabe kibokisi ki ku bisatu ekissiddwako akabonero: (A) Tax and/or Hazard Insurance Default (Corporate Advance), (B) Non-Occupancy / Failure to Certify Principal Residence, oba (C) Okufa kw'Omwewozi Asembayo Okuwona. Buli kiziyiza kirina ekiseera ky’okuwonya okufiirwa-okukendeeza ku HUD eky’enjawulo ddala n’empapula.
  2. Owonya "Occupancy Default" mu ssaawa 24 singa eyeewoze aba akyabeera mu maka (oba abadde mu kifo eky'okuddaabiriza/okulabirira okumala emyezi egitawera 12 egy'omuddiring'anwa): Enkumi n'enkumi z'emisingo egy'okudda emabega mu bukyamu giyitibwa Due and Payable buli mwaka olw'okuba omukadde eyeewoze yasubwa Occupancy Certification postcard eya buli mwaka mu mail oba yamala emyezi 3 mu ddwaaliro oba ekifo kya ba nnamusa abalina obukugu. Wansi wa 24 C.F.R. § 206.39 ne § 206.27©, obutabaawo okumala akaseera olw’obujjanjabi oba okuddaabiriza okumala okutuuka ku myezi 12 egy’omuddiring’anwa TEKImenya kyetaagisa ekikulu eky’okubeera. Amangu ddala ssa omukono ku fakisi/email ku Annual Occupancy Certification Form wamu n’ebisale bibiri eby’ebikozesebwa ebiriwo kati (amasannyalaze, amazzi, oba ggaasi) n’akawandiiko k’omusawo akakakasa nti eyeewoze abeera mu maka oba ajja kudda ng’akabonero k’emyezi 12 tekunnatuuka.
  3. Saba "At-Risk Extension" (Borrower Age 80+ with Health Hardship) oba "60-Month Repayment Plan" for Tax and Insurance Defaults: Singa servicer yasookawo ssente okusasula omusolo gw'ebintu ogusukkiridde oba yinsuwa ya bannannyini mayumba ("Corporate Advance"), tobakkiriza kutwala. Mu kitabo kya HUD 4000.1, singa omuwozi asinga obuto aba emyaka 80 oba okusingawo era ng’alina embeera y’obulamu enzibu (ekakasiddwa omusawo) eremesa okusenguka, omuweereza asobola okusaba Emyezi 12 HUD "At-Risk Extension" eyimiriza ddala okutwala ebintu. Ku beewola abalala bonna, saba Financial Assessment & 12-to-60-Month HECM Repayment Plan (nga osasula okutuuka ku bitundu 25% byokka ku "Surplus Income" yo eya buli mwezi eri emisolo/insurance egy'emabega), oba okusaba singa state yo ekyalina Homeowner Assistance Fund (HAF) grants eziggule oba Senior Property Tax Enteekateeka y'okuyimirizaawo.
  4. Kakasa "Eligible Non-Borrowing Spouse (NBS) Deferral Period" yo amangu ddala singa munno eyeewola afudde: Singa munno ye muntu yekka eyawandiikibwa nga "Borrower" ku HECM note (emirundi mingi olw'okuba wali wansi w'emyaka 62 nga looni eggaddwa) era nga munno yaakafa, TOLINA kusenguka oba okusasula loan singa wali mufumbo mu kiseera looni we yaggalwa, n’osigala mu bufumbo okutuusa lwe baafa, ne babikkulwa mu biwandiiko by’ebbanja (ku Case Numbers oluvannyuma lwa August 4, 2014, oba olina ebisaanyizo wansi wa HUD’s expanded Mortgagee Optional Election / MOE for pre-August 4, 2014 loans), era otuule amaka ng’ekifo kyo ekikulu eky’okubeeramu. Mu HUD Mortgagee Letter 2021-11, HUD yaggyawo obwetaavu nti Omufumbo akyaliwo atalina kwewola okukakasa okukyusa ekyapa mu mateeka oba ebbaluwa ya probate eyinza okutunda mu nnaku 90, olina okugenda mu maaso n’okubeera mu maka n’okukuuma emisolo gy’ebintu ne yinsuwa mu biseera eby’omu maaso.
  5. Wereza "Notice of Heirs' Intent" mu buwandiike mu nnaku 30 okuva omuwozi lw'afudde okusiba mu myezi 6 + Emyezi ebiri egy'ennaku 90 (12 Months Total) NE Etteeka lya 95%: Singa abazadde bombi bafa era nga ggwe musika/omusika, olina emyezi **6 ** egyasooka okuva ku lunaku lw'okufa, n'ogattako ebiri Okwongera ku nnaku 90 eza HUD (okutuuka ku myezi 12 gyonna awamu), okutunda amaka oba okuddamu okugasasula. Ekisinga obulungi, singa omusingo ogw'okudda emabega guba "wansi w'amazzi" (okugeza, bbalansi y'ebbanja ekula okutuuka ku doola 350,000, naye ennyumba egula doola 260,000 zokka), amateeka ga gavumenti eya wakati (24 C.F.R. § 206.125(a)(2) ne § 206.107) kiwa abasika eddembe erituukiridde okukuuma amaka g'amaka oba okugitunda nga osasula LESSER ya (a) bbalansi y’ebbanja mu bujjuvu, oba (b) ebitundu 95 ku 100 eby’omuwendo gw’akatale ogw’obwenkanya ogubalirirwa mu kiseera kino HUD ($247,000), nga yinsuwa ya FHA esangulawo ebbanja lya $103,000 erisigaddewo emirembe gyonna.
  6. Yungibwa n'Omubuulirizi wa HECM Akakasiddwa HUD (1-800-569-4287) n’okukuuma obukuumi bw’abatuuze abakadde: Kuba ku layini entongole eya HUD ey’okubuulirira ku by’amayumba ku 1-800-569-4287 era saba mu ngeri ey’enjawulo HUD-Certified HECM Default Counselor (ku bwereere). Singa omukozi w’okukuuma ebintu eyapangisibwa omukozi wa saaviisi mu ngeri emenya amateeka agezaako okusiba kkufulu mu maka agatudde, okuggala ebikozesebwa, oba okuggyawo ebintu mu mita 5 (fuuti 16) okuva mu maka agatudde, kuba ku nnamba yo ey’amangu mu kitundu kyo (911 mu Amerika ne Canada, 112 mu EU, 999 mu Bungereza) oba kebera yaffe ennamba z’amangu dayirekita amangu ago.

Omuti gw’okusalawo: Okuyimiriza okutwala omusingo mu ngeri ey’okudda emabega okusinziira ku kika ekisookerwako

Laba ettabi ki erikwata ku kizibu kyo eky’omusingo ogw’okudda emabega era okole okwewozaako kwa HUD okukwatagana amangu ddala.

flowchart TD
    A["Funa HECM ‘Due and Payable’ oba Ekiwandiiko ky’Okutwala"] --> B{"Kiki Ekyavaako Okukola Default?"}
    B -->|"1. Omusolo ku bintu, Yinsuwa ya bannannyini mayumba, oba HOA Default (T&I) ."| C{"Owed & Borrower Emyaka gya Meka?"}
    C -->|"Omugatte gw’ensimbi ezibanjibwa wansi wa doola 5,000"| D["Servicer Alina Okulwawo Okusindikibwa Ku Foreclosure (De Minimis Threshold) Nga Owonya"]
    C -->|"Omuto Omuwozi Emyaka 80+ nga alina Embeera y'obujjanjabi ey'amaanyi"| E["Waayo Ebbaluwa y’Omusawo ku HUD ‘At-Risk Extension’ (Eyimiriza okutwala ebintu mu mwaka gumu)"]
    C -->|"Abeewola Abalala Bonna"| F["Saba HECM Enteekateeka y’okusasula okuva ku myezi 12 okutuuka ku 60 (25% ku nfuna esukkiridde) + State Tax Offeral"]
    B -->|"2. Okubala ebitabo by’abantu / Obutabeerawo mu by’obujjanjabi"| G{"Omwewozi Abadde Taliiwo >Emyezi 12 egy'omuddiring'anwa?"}
    G -->|"Nedda (Akyabeera Awaka OBA mu Ddwaliro/Rehab <Emyezi 12)"| H["Waayo Satifikeeti y’okubeera mu kifo kino eriko omukono + Ebbaluwa 2 ez’ebikozesebwa + Doctor Note (Instant Reinstatement)"]
    G -->|"Yee (Enkalakkalira mu Nursing Home >Emyezi 12) & Nedda Co-Borrower"| I["Okukyuka okudda ku Kuyimirizaawo Omufumbo Atawola OBA Amaka 95% Okutunda/Okuddamu okusasula"]
    B -->|"3. Okufa kw’Omufumbo eyeewola"| J{"Ani Asigala mu Maka?"}
    J -->|"Omufumbo asigaddewo atawola (NBS) ."| K["Kozesa Ekiseera ky’Okuddiza HUD (Oluvannyuma lwa 8/4/2014) oba Okugabanya kwa MOE (Pre-8/4/2014) wansi wa ML 2021-11"]
    J -->|"Abaana abakulu / Abasika / Ebibanja"| L["Fayiro Ekiwandiiko Ekiraga Ekigendererwa mu Nnaku 30 -> Siba Mu Emyezi 6 + Okwongezaayo Ennaku 90 Ebbiri + Etteeka ly'okusasula 95%"]

Defense 1: Okuwonya "Tax and Insurance (T&I)" Default nga tofiiriddwa maka

Omuwozi w’omusingo ogw’okudda emabega bw’alemererwa okusasula emisolo gy’ebintu mu ssaza oba okuleka yinsuwa ya bannannyini mayumba ge okuggwaako (laba yaffe bannannyini mayumba yinsuwa obutazza buggya n’okukaka okuteekebwa mu ndagiriro), Amateeka ga HUD galagira omuweereza okusooka ensimbi z’ekitongole okusasula omusolooza w’omusolo oba okugula yinsuwa, n’oluvannyuma n’alangirira omusingo ogw’okudda emabega mu Tax and Insurance (T&I) Default.

Nga omukozi wa saaviisi tannasindika mu mateeka looni ya HECM eri munnamateeka w’okutwala ebintu olw’okulemererwa okusasula T&I, HUD Handbook 4000.1 (Section III.A.3) ekuwa engabo ttaano ezenjawulo ez’okukendeeza ku kufiirwa:

Engabo y’okukendeeza ku kufiirwa kwa HUD Ani Alina Ebisaanyizo? Engeri Gy'eyimirizaamu Okutwala Ebintu
1. Omusingi gw'amabanja ga doola 5,000 "De Minimis" Omuwozi yenna owa HECM ng’omugatte gw’ensimbi ze ez’ekitongole ezitasasuddwa ku musolo gw’ebintu ne yinsuwa y’akabi ziri wansi wa doola 5,000 (omusingi ogulongooseddwa wansi w’enkola ya HUD). Kasita ebbanja lyo lyonna erya T&I liba wansi w’omusingi era ng’olaga nti oyagala okusasula, omuweereza akkirizibwa okulwawo okuyita looni Due and Payable ng’akola enteekateeka y’okusasula.
2. Enteekateeka y'okusasula HECM (Emyezi 12 okutuuka ku 60) Omuwozi yenna alina "Surplus Income" ennungi buli mwezi oluvannyuma lw'okuggyako ssente z'obulamu ezeetaagisa (emmere, ebikozesebwa, obujjanjabi) ku nsimbi z'afuna buli mwezi eza Social Security/pension. Omuweereza abala Enyingiza yo Esukkiridde buli mwezi era n’ateekawo ekitundu ky’okusasula buli mwezi ekyenkana ** ebitundu nga 25 ku buli 100 eby’Enyingiza yo Esukkiridde**, ng’asaasaanya emisolo/yinsuwa egy’emabega mu okutuuka ku myezi 60 (emyaka 5) ku 0% amagoba ag’enjawulo ku ssente z’ekitongole.
3. The HUD "At-Risk Extension" (Emyaka 80+ Obuzibu mu by'obujjanjabi) Omwewozi asinga obuto alina emyaka egitakka wansi wa 80 ERA omusawo alina layisinsi akakasa nti eyeewoze (oba eyeewoze naye) alina obulwadde obutawona, obulemu ku mubiri obw’ekiseera ekiwanvu, oba obwetaavu obw’enjawulo obw’okubeera mu kifo kino (nga obulwadde bw’okubulwa amagezi oba okwesigama ku byuma by’obujjanjabi eby’awaka). Omuweereza awaayo satifikeeti y’omusawo eri HUD, egaba 1-Year Foreclosure Extension (ezzibwa obuggya buli mwaka buli mwaka okumala obulamu bw’omuntu eyeewoze), okuyimiriza ddala okutwala ebintu ne bwe kiba nti eyeewoze alina $0 Surplus Income era nga tasobola kusasula nteekateeka ya kusasula.
4. Okuddamu Okujuliza Okusonyiyibwa Omusolo mu Yinsuwa & Okudda emabega Omuwozi yenna nga bbalansi ye eya T&I yafuumuulwa yinsuwa ya $5,000+ omuwozi eyakakasibwa oba okusonyiyibwa omusolo ku bintu by’abakulu/abalema eyabula. Okugula enkola yo ey’abalina amaka ag’obwannakyewa kivaako okuddizibwa ssente zonna ezikwatagana eziteekeddwa mu maanyi mu nnaku 15 (12 C.F.R. § 1024.37(g)), era okusaba Okusonyiyibwa omusolo ku bintu by’abaazirwanako oba okuddizibwa omusolo mu ssaza lyo kiyinza okusala ku musolo gwo ogw’omu maaso okutuuka kumpi ne ziro.
5. Okuddamu okusasula mu HECM Empya nga erina "LESA" (Obulamu Obusuubirwa Set-Aside) Abeewola ssente ng’amaka gaabwe galinnye nnyo mu muwendo okuva omusingo ogwasooka ogwa reverse mortgage lwe gwaggyibwawo. Singa emigabo gyo egy'awaka gikuze, osobola okuddamu okusasula n'ofuuka HECM empya (a "HECM-to-HECM Refinance") esasula ebbanja lya T&I nga oggalawo era n'ewa ssente Life Expectancy Set-Aside (LESA), ekibbo kya otomatiki eky'okutereka escrow ekisasula emisolo gyo egy'ebintu mu biseera eby'omu maaso ne yinsuwa obulamu bwo bwonna.

Okwekuuma 2: Okuwona "Occupancy Audit" oba Extended Hospital / Nursing Home Stay

Wansi wa 24 C.F.R. § 206.27©, omusingo ogw’okudda emabega gusigala mu mbeera nnungi kasita ebintu bikola nga amaka amakulu ag’omuwozi waakiri omu. Abakola ku by’okuweereza babala omuwendo gw’abantu buli mwaka (era amangu ago buli lwe baddizibwa mail nga tezituusibwa oba muliraanwa lw’aloopa ennyumba erabika ng’esirise).

Amateeka asatu agakomya okutwala abantu "Non-Occupancy" mu ngeri emenya amateeka

  1. Etteeka ly’Omwewozi (Obukuumi 100% Ne bwe kiba nti Omufumbo Omu Ayingira Mu Maka g’Abakadde Enkalakkalira): Singa omwami n’omukyala bombi bawandiikibwa ng’Abawola awamu ku musingi ogw’okudda emabega, era omwami n’asengukira enkalakkalira mu kifo eky’okulabirira abaana mu kujjukira oba eky’obukugu obulamu bwe bwonna, ebbanja TEKIYINZA kuyitibwa Due and Payable kasita omukyala (Co-Borrower) asigala ng’abeera mu nnyumba ng’amaka ge amakulu.
  2. Etteeka ly’obutabaawo mu ddwaaliro ery’emyezi 12 egy’omuddiring’anwa (Eri eyeewola yekka): Singa wabaawo omu yekka eyeewoze ku looni (oba bombi abeewola nabo bali mu kifo), eyeewoze akkirizibwa mu mateeka obutabaawo mu maka mu ddwaaliro, ekifo eky’okuddaabiriza, ekifo ekiyambibwako, oba amaka g’ow’oluganda okumala okutuuka ku myezi 12 egy’omuddiring’anwa (ennaku 365) olw’obulwadde bw’omubiri oba obw’omutwe nga toleese kulemererwa.
  3. Ekikulu Ekikolebwa Nga Omwezi 12 Tegunnatuuka: Singa eyeewoze yekka aba asemberera Olunaku 330 mu kifo eky’okuddaabiriza, okudda awaka okubeera mu kifo (nga balina obujjanjabi bw’awaka) ng’olunaku 365 terunnaddamu kuzzaawo ssaawa ya myezi 12, kasita amaka mu butuufu gasigala nga ye maka gaabwe amakulu.
  4. Tobuusa maaso bbaluwa ya Annual Occupancy Certification Letter: Buli mwaka ku lunaku lw’okujjukira looni yo okuggalwa, servicer asindika ku mail Occupancy Certification Form ey’olupapula 1. Bw’otossa mukono n’ogikomyawo mu nnaku 30, servicer asindika ekiwandiiko ekikulabula, n’asindika omukebera mu nnimiro okukonkona ku luggi lwo n’okukuba ebifaananyi bya mita yo ey’amasannyalaze okuva ku kkubo (ng’asasula looni yo ssente za doola 20 ez’okukebera ebintu), era n’atandika okusaba Non-Occupancy Due and Payable ne HUD. Bulijjo zzaayo Satifikeeti y’Okubeera essiddwako omukono ng’oyita mu Certified Mail NE email/fax, ng’okuuma kkopi ya fayiro zo.

Okwewozaako 3: Okukuuma "Omufumbo Atawola (NBS)" Asigaddewo Oluvannyuma lw'Omwewozi Okufa

Mu byafaayo, abasuubuzi b’omusingo batera okumatiza abafumbo okuggya omufumbo omuto (naddala omufumbo ali wansi w’emyaka 62) ku kyapa ky’ennyumba olwo omufumbo omukulu asobole okutuukiriza ebisaanyizo by’okusasula omusingo omunene ogw’okudda emabega yekka. Omufumbo omukulu eyeewola bwe yafa, abaweereza mu ngeri ey’obukambwe baatwala nnamwandu oba nnamwandu ("Non-Borrowing Spouse") eyali munakuwavu.

Oluvannyuma lw’emisango gya federo (Bennett v. Donovan ne Plunkett v. Castro) n’ennongoosereza ennene mu nkola ya HUD, Abafumbo abasigaddewo abatali beewola kati balina eddembe ery’amaanyi erya federo okusigala mu maka gaabwe obulamu bwabwe bwonna nga tebasasula ssente za musingi buli mwezi:

Engeri "Ekiseera ky'Okulwawo" eky'Omufumbo Atawola HUD gy'ekola

Oba omusingo gwa munno ogw’okudda emabega gwasibuka nga oba oluvannyuma lwa August 4, 2014 (FHA Case Number eyaweebwa nga/oluvannyuma lwa 08/04/2014, efugirwa 24 C.F.R. § 206.55) oba nga August 4, 2014 tannatuuka (efugibwa HUD’s Okulonda kw’omusingo okw’okwesalirawo / MOE Assignment amateeka wansi wa HUD Mortgagee Letter 2019-15 ne 2021-11), olina ebisaanyizo eby’okwongezaayo okutwala omusingo obulamu bwo bwonna nga Omufumbo Atayewola Alina Ebisaanyizo singa oba otuukiriza ebisaanyizo bino:

  1. Wafumbirwa mu kuggalawo ne mu kufa: Wafumbirwa mu mateeka n’oyo eyeewoze mu kiseera omusingo ogw’okudda emabega we gwaggalwa (oba nga weenyigira mu mukwano ogw’ekikula ekimu ogw’okwewaayo ng’amateeka gakugirwa okufumbirwa, n’oluvannyuma n’ofumbirwa mu mateeka ng’oyo eyeewoze tannafa) era n’osigala ng’oli mufumbo okutuusa omuwozi lwe yafa;
  2. Ekifo ekikulu eky’okubeeramu: Mu kiseera kino obeera, era wabeera mu kiseera omuwozi we yafiira, mu bintu eby’omusingo ng’ekifo kyo ekikulu eky’okubeeramu;
  3. Tekyetaagisa kukakasa kyapa kya mateeka mu nnaku 90 (HUD Mortgagee Letter 2021-11 Breakthrough): Nga May 2021 tannatuuka, aba servicers baatwala enkumi n’enkumi za bannamwandu kubanga kkooti ekola ku by’okugaba ebintu yatwala ennaku ezisukka mu 90 okuteeka ekyapa ky’ennyumba mu linnya lya nnamwandu. Mu HUD Mortgagee Letter 2021-11, HUD yaggyawo enkalakkalira obwetaavu nti Omufumbo asigaddewo atali yeewola okukakasa ekyapa ekiyinza okutunda oba eddembe mu mateeka okusigala mu nnaku 90 okuva lwe yeewoze afudde.
  4. Ebivunaanyizibwa Byo Ebigenda Mu Maaso Mu Kiseera Eky’Okuddiza: Wadde nga tokyasobola kuggya ssente mpya okuva mu layini y’ebbanja ly’omusingo ogw’okudda emabega, okola $0 buli mwezi okusasula ssente enkulu n’amagoba obulamu bwo bwonna, olina okumala (a) okuzzaayo Non-Borrowing Spouse Occupancy & Eligibility Certification, (b) okusasula byonna ebigenda mu maaso ebintu emisolo n’ebisale bya yinsuwa ya bannannyini mayumba mu budde, ne © okulabirira ebintu.

Defense 4: Eddembe ly'abaana abakulu & Abasika Oluvannyuma lw'Omwewozi Asembayo Okufa (The 95% Rule & 12-Month Clock)

Omuwozi asembayo okusigalawo (n’Omufumbo yenna atalina bisaanyizo) bw’afa, omusingo ogw’okudda emabega gufuuka Due and Payable. Wabula, abakola ku by'obuweereza batera okutulugunya abaana abanakuwavu n'obulimba "30-Day Foreclosure Warnings" ate nga bakweka eddembe ebbiri erisinga obukulu erya federo wansi wa 24 C.F.R. § 206.125 nga kino:

1. Engeri y’okusumulula Timeline enzijuvu ey’emyezi 12 (Emyezi 6 egy’olubereberye + Emyezi ebiri egy’ennaku 90 egy’okugaziya HUD)

  • Ekiwandiiko ekisookerwako eky'ennaku 30: Mu nnaku 30 okuva lwe yafuna "Ekiwandiiko ekisaanira n'okusasulwa" eky'omuweereza oluvannyuma lw'okufa kw'omuzadde, abasika oba omukozi w'ebintu alina okuweereza Ekirango ky'Ekigendererwa mu buwandiike (nga bakozesa ekifaananyi wansi) nga kiraga oba amaka gagenderera (A) Okutunda ebintu, (B) Okusasula / Okuddamu okusasula omusingo ogw’okudda emabega okukuuma amaka mu maka, oba (C) Okukola Deed-in-Lieu of Foreclosure.
  • Eddirisa ery’emyezi 6 erya otomatiki (Ennaku 180 okuva ku kufa): Wansi wa 24 C.F.R. § 206.125(d), bw’omala okutegeeza omuweereza ku kigendererwa kyo eky’okutunda oba okusasula looni, olina emyezi emyezi 6 egy’olubereberye okuva ku lunaku omuntu eyeewoze lwe yafa okumaliriza okutunda oba okuddamu okusasula ssente nga tebannaba kumalibwa.
  • Emyezi ebiri egy’ennaku 90 egy’okwongezaayo (Emyezi 7 okutuuka ku 9, n’emyezi 10 okutuuka ku 12): Singa amaka tegatunda oba probate/refinancing ekyali mu maaso ng’omwezi 6 gusemberera, ssaayo okusaba mu buwandiike okw’okusaba Okwongezaayo HUD okw’ennaku 90 okusooka (waakiri ennaku 15 okutuuka ku 30 ng’ennaku z’emyezi 6 tezinnaggwaako) okugattako obukakafu bw’okutunda okukola (endagaano ya MLS Listing Agreement eriko omukono n’omusuubuzi w’ebizimbe OBA **Ebbaluwa Ebbaluwa y’Ebbanja erissiddwaako Omukono / Ebbaluwa Esooka Okukkiriza okuva eri omuwozi w’omusingo nga kwogasse n’Ebbaluwa za Probate Testamentary). Bwe kiba kyetaagisa, osobola okusaba Second 90-Day HUD Extension, okuwa famire yo emyezi 12 emijjuvu okutunda oba okuddamu okusasula.

2. Etteeka ly'okusasula "95% ku muwendo ogubalirirwa" ogutali gwa kuddirira (24 C.F.R. § 206.125(a)(2))

Buli FHA-insured HECM reverse mortgage is a 100 percent Non-Recourse Loan: wadde eby’obugagga ebirala eby’omugenzi eby’obusika (akawunti za bbanka, yinsuwa y’obulamu, mmotoka) oba abasika bennyini tebasobola ever kuvunaanibwa ssente emu okusinga amaka gennyini ge gasinga omuwendo.

N’okusingawo, wansi wa **24 C.F.R. §.

  • 100% ku bbalansi y’ebbanja lya HECM eritasasuddwa, OBA
  • 95% ku muwendo gw’akatale ogw’obwenkanya ogw’ekibanja oguliwo kati nga bwe gusaliddwawo okupima kwa FHA okutongole okwalagirwa HUD.

Saba HUD-Ordered Appraisal Okutandikawo Etteeka lya 95%

Tolekanga muntu akola ku by'omusingo ogw'okudda emabega kukugamba nti "Etteeka lya 95% likwata ku kutunda okumpi okw'abantu ab'okusatu kwokka so si ku bantu b'omu maka abakuuma ennyumba." Enkola eyo eya bbanka enkadde yaziyizibwa mu bulambulukufu okuva mu HUD. Wansi wa 24 C.F.R. § 206.125(a)(2)(ii), abasika abakuuma amaka mu maka balina eddembe lye limu ddala okusasula omusingo ogw’okudda emabega ku bitundu 95% ku muwendo ogubalirirwa mu kiseera kino. Okukozesa etteeka lya 95%, saba omuweereza mu buwandiike okulagira Official HUD Death/Short-Sale Appraisal (nga tewali ssente za mu nsawo mu maaso gy’oli).

Copy-and-paste template: HECM Default Cure, Omufumbo Atawola, & Ekiwandiiko ky'Abasika

Laga akabokisi akakwatagana n’embeera yo era oweereze ebbaluwa eno ng’oyita mu Certified Mail, Return Receipt Requested, Fax, ne Email eri omukozi w’omusingo ogw’emabega.

URGENT: FORMAL HECM LOSS MITIGATION / OCCUPANCY / NON-BORROWING SPOUSE / HEIRS' NOTICE
(PURSUANT TO 24 C.F.R. PART 206, HUD HANDBOOK 4000.1, AND RESPA 12 C.F.R. § 1024.35/.38)

Date: [Insert Date]

TO: [Name of Reverse Mortgage Servicer, HECM Default / Loss Mitigation / Estates Dept.]
    [Servicer Address, Fax Number, and Email]

RE: HECM Loan Number: [Insert Loan Number] | FHA Case Number: [Insert FHA Case No.]
    Borrower(s) Name: [Name of Borrower]
    Property Address: [Full Street Address]

Dear HECM Servicing & Compliance Officer:

PLEASE TAKE FORMAL NOTICE of the following statutory election and request to suspend any "Due and Payable" acceleration or foreclosure referral on the above-referenced HECM loan (check applicable section):

[ ] SECTION A, CURE OF OCCUPANCY DEFAULT (24 C.F.R. §§ 206.27(c), 206.39):
    The Borrower continues to maintain the subject property as their Principal Residence (or has been temporarily absent in a medical/rehabilitation facility for LESS than 12 consecutive months since [Date]). Enclosed are (1) the signed Annual Occupancy Certification, (2) two current utility bills showing active residential service, and (3) a physician's statement confirming temporary medical absence. Demand is made to immediately recall any Due and Payable status and credit back any improper inspection fees.

[ ] SECTION B, REQUEST FOR TAX & INSURANCE (T&I) REPAYMENT PLAN OR AGE 80+ AT-RISK EXTENSION:
    Regarding the Corporate Advance balance of $[Amount] for property taxes and/or hazard insurance:
    (1) [If Borrower is Age 80+ with Health Hardship]: The youngest borrower is age [Age] (DOB: [Date]) and suffers from a critical medical condition documented in the attached Physician Certification. We request that you immediately submit an "At-Risk Extension" request to HUD under HUD Handbook 4000.1.
    (2) [For All Other Borrowers]: I request an immediate Financial Assessment and a [36 / 48 / 60]-Month HECM T&I Repayment Plan calculated at no more than 25% of monthly Surplus Income, and request an immediate stay of foreclosure referral while my application (and State HAF / Senior Tax Deferral application) is processed.

[ ] SECTION C, SURVIVING NON-BORROWING SPOUSE (NBS) DEFERRAL PERIOD (24 C.F.R. § 206.55 & HUD ML 2021-11):
    Borrower [Name] passed away on [Date of Death] (Death Certificate attached). I am the surviving Eligible Non-Borrowing Spouse. We were legally married at loan closing on [Date] and remained married until the Borrower's death, and I occupy the property as my Principal Residence. Pursuant to 24 C.F.R. § 206.55 and HUD Mortgagee Letter 2021-11 (or MOE Assignment for pre-08/04/2014 Case Numbers), I hereby invoke my statutory Deferral Period. Please send me the NBS Annual Certification package immediately.

[ ] SECTION D, HEIRS' / ESTATE NOTICE OF INTENT, APPRAISAL DEMAND, & EXTENSION REQUEST (24 C.F.R. § 206.125):
    Borrower [Name] passed away on [Date of Death]. I am the [Surviving Child / Executor / Successor in Interest] (Death Certificate and proof of heirship/authority attached).
    1) Notice of Intent: The Estate/Heirs hereby give formal notice of intent to [sell the property / purchase and retain the property via refinance] pursuant to 24 C.F.R. § 206.125.
    2) Demand for Payoff Quote & Official HUD Appraisal (95% Rule): Please provide an itemized payoff statement AND order an official HUD Fair Market Value Appraisal so that the Estate/Heirs may satisfy the HECM for the lesser of the unpaid loan balance or 95% of current appraised value under 24 C.F.R. § 206.125(a)(2).
    3) Request for 6-Month Hold & 90-Day HUD Extension: Please confirm the initial 6-month marketing/settlement window through [Date 6 Months from Death] [and grant a 90-Day HUD Extension based on the attached MLS Listing Agreement / Lender Pre-Approval Letter].

Sincerely,

____________________________________
[Your Signature]
[Your Printed Name, Relationship to Borrower, Address, Phone, and Email]

International reverse mortgage (Equity Release) okulemererwa & obukuumi bw’abafumbo abasigaddewo

Singa ggwe oba omuzadde omukadde mulina omusingo ogw’okudda emabega ebweru wa Amerika, amateeka n’enkola z’amakolero zikoma nnyo ku kuggyawo ssente z’abawozi n’obwenkanya obubi:

  • Canada (CHIP Reverse Mortgage / HomeEquity Bank & Equitable Bank, Tewali Musingo gwa Mugabo Mubi & Eddembe ly'Omufumbo Asigaddewo):
  • Okulemererwa Omusolo, Yinsuwa, n’Okuddaabiriza: Mu Canada, emisingo egy’okudda emabega tekyetaagisa kusasula musingi oba amagoba buli mwezi, naye nnannyini maka alina okukuuma Emisolo gy’Emmaali, Yinsuwa y’Awaka, ne Ensimbi za Condo/Strata eza munisipaali nga zisasulwa nga ziri ku mulembe. Singa omukulu agwa emabega ku musolo gw’ebintu, eddagala erisinga okuwona amangu mu masaza nga British Columbia, Alberta, ne Ontario kwe kusaba Provincial/Municipal Seniors Property Tax Deferment Program, esasula omusolo gwa munisipaali ogubanjibwa kale omuwozi w’omusingo ogw’okudda emabega tasobola kuyita looni nga okusasula.
  • Death of Borrower & Heirs’ Settlement Window: Singa abafumbo bombi baba ku kyapa (nga bwe kyetaagisa mu Canada reverse mortgage underwriting), looni teyinza kuyitibwa nga omufumbo owookubiri afudde oba okugenda enkalakkalira mu kulabirirwa okw’ekiseera ekiwanvu. Ku kufa kw’omuntu asembayo okwewola, abasika/abasika batera okuba n’ennaku 180 (emyezi 6) okusasula ebbanja nga bayita mu kutunda oba okuddamu okusasula, nga bawagirwa endagaano No Negative Equity Guarantee (okukakasa nti ebintu tebibanja kusukka muwendo gwa katale ogw’obwenkanya ogw’amaka nga gatundibwa, kasita obukwakkulizo bw’ebbanja bwatuukirira).
  • United Kingdom (Emisingo gy’obulamu bwonna, Emitendera gy’olukiiko olufulumya emigabo, Okusonyiyibwa okulabirira okumala ebbanga eddene & Amateeka ga FCA):
  • Equity Release Council (ERC) Safeguards: Ebitundu ebisukka mu 90% ebya UK Lifetime Mortgages bigoberera Equity Release Council Standards, ezikakasa eddembe bbiri eritali lya kuteesebwako: (1) Eddembe ly’okusigala mu kibanja kyo obulamu bwo bwonna oba okutuusa lw’osenguka enkalakkalira mu kifo ky’okulabirira abantu okumala ebbanga eddene (kasita ebintu bisigala nga ggwe okugoberera endagaano), ne (2) No Negative Equity Guarantee (NNEG), ekitegeeza nti omuntu asembayo okwewola bw’afa oba n’ayingira mu kulabirirwa okw’olubeerera era amaka ne gatundibwa ku bbeeyi esinga obulungi ensaamusaamu, wadde eyeewoze oba eby’obugagga tebavunaanyizibwa ku bbula lyonna singa amagoba ag’omugatte agazingibwa gasukka bbeeyi y’ennyumba.
  • Eddirisa ly’Emyezi 12 eri Abakola: Nga afudde oba ng’ayingira enkalakkalira mu maka g’okulabirira omuntu asembayo okuwona, abawola ssente mu UK Lifetime Mortgage batera okuwa abakola/abasika emyezi 12 okutunda n’okutunda ebintu nga tebannakola kikolwa kya kussa mu nkola. Singa omuwozi w’ensimbi atiisatiisa okuddamu okutwala ebintu ku bintu olw’okuddaabiriza ebintu oba yinsuwa y’ebizimbe, ssaayo okwemulugunya mu butongole wansi wa amateeka ga FCA MCOB era olinnye okutuuka ku Financial Ombudsman Service (FOS).
  • Australia (Etteeka eritaliiko musingi gwa bwenkanya obubi wansi w'etteeka lya NCCP Act & Services Australia "Enteekateeka y'okufuna obwenkanya mu maka"):
  • Omusingo ogukakasibwa mu mateeka (Okuva nga 18 September 2012): Mu tteeka lya federo erya National Consumer Credit Protection Act 2009 (National Credit Code Sections 86A to 86F), buli musingo ogw’okudda emabega oguyingizibwa mu Australia nga oba oluvannyuma lwa 18 September 2012 gulina Ekiwandiiko ekikakatako eky’amateeka ekitaliimu Negative Equity Omusingo, omuwozi aziyiziddwa mu mateeka ga federo okusaba oba okufuna ssente ezisukka ku muwendo gw’akatale ogw’ebintu eby’omusingo ogw’okudda emabega ng’ebbanja liwedde (okuggyako mu mbeera z’obufere oba okwonooneka kw’ebintu mu bugenderevu).
  • Eddembe ly’omutuuze erikuumibwa: Mu tteeka ly’ebbanja ly’eggwanga, singa eyeewoze yalonda ku nsibuko y’ebbanja okusimbawo Omutuuze atalina kyapa (nga omufumbo oba omubeezi), omutuuze oyo akuumibwa alina eddembe mu mateeka okugenda mu maaso n’okubeera mu maka ne bwe kiba nti eyeewoze omukulu afudde oba okusenguka mu kifo ekirabirira abakadde. Okugatta ku ekyo, singa omusingo gw’obwannannyini ogw’okudda emabega guba tegulemererwa oba nga gusasula emiwendo egy’ebyobusuubuzi egy’amaanyi, abakadde mu Australia abalina ebisaanyizo by’akasiimo k’emyaka basobola okuddamu okusasula omusingo ogw’obusuubuzi ogw’okuzzaawo ssente mu Gavumenti ya Australia ey’amagoba amatono Home Equity Access Scheme (HEAS) eddukanyizibwa Services Australia / Department of Veterans’ Affairs, era basobola okuyimiriza okussa mu nkola enkola y’okuwola ssente z’obwannannyini amangu ddala nga baleeta a okwemulugunya n'ekitongole kya ekitongole ekivunaanyizibwa ku kwemulugunya ku by'ensimbi mu Australia (AFCA).

Ebibuuzo ebitera okubuuzibwa

Can the reverse mortgage company take my parents' house just because they owe $2,800 in overdue county property taxes?

While failing to pay property taxes is technically a default under the HECM mortgage agreement, HUD strictly discourages foreclosures over small balances. Under HUD Single Family Housing Policy Handbook 4000.1, if the total corporate advance (the amount the servicer paid on your parents' behalf for back taxes and insurance) is under HUD's de minimis threshold (typically $2,000 to $5,000), the servicer is permitted to delay calling the loan Due and Payable. Even if the balance is over $5,000, your parents have the right to request a 12-to-60-month HECM Repayment Plan (paying only 25% of their monthly Surplus Income), apply for a county Senior Property Tax Deferral/Exemption, or, if the youngest borrower is age 80 or older with a serious health condition, obtain a renewable 1-year HUD "At-Risk Extension" that stops foreclosure completely.

If my parents' reverse mortgage balance is $400,000, but the house is only worth $280,000 after they pass away, do I (as the heir) owe the bank the missing $120,000?

No, never. Every federally insured HECM reverse mortgage is a 100 percent Non-Recourse Loan under 24 C.F.R. § 206.27(b)(8). Neither you, your siblings, nor your parents' other estate assets (such as their bank accounts, IRAs, or life insurance policies) can ever be touched to pay a reverse mortgage shortfall. Even better, if you want to keep the family home instead of letting it go, 24 C.F.R. § 206.125(a)(2) allows you to buy/refinance the house and pay off the entire $400,000 reverse mortgage for just 95 percent of its current HUD-appraised fair market value (95% of $280,000 = $266,000), and FHA's Mortgage Insurance Fund absorbs the remaining $134,000 loss.

Why did the reverse mortgage servicer freeze my parent's reverse mortgage Line of Credit when they still have $60,000 of unused credit left?

Under 24 C.F.R. § 206.205(e), if a borrower fails to pay their property taxes or homeowners insurance on time and the servicer is forced to make a "Corporate Advance" out of its own funds to pay the county tax collector or buy force-placed insurance, the servicer is required by HUD rules to first withhold the unpaid tax/insurance amount from your parent's available HECM Line of Credit (or monthly tenure payments), and if the line of credit is exhausted or the loan is placed into formal T&I default status, the servicer freezes future draws from the Line of Credit until the tax and insurance default is cured or placed onto an approved HECM Repayment Plan.

Should I sign a "Deed-in-Lieu of Foreclosure" if we do not want to keep our deceased parent's underwater house?

If the reverse mortgage balance is far higher than the home's market value and no family member wants to buy the house for 95% of its appraised value, signing a "Deed-in-Lieu of Foreclosure" is often the cleanest way to walk away, and servicers frequently pay $1,500 to $5,000 in relocation assistance under HUD guidelines if you leave the property broom-clean. Before signing a Deed-in-Lieu, always check a real estate valuation first: if the house is worth MORE than the reverse mortgage balance, sell the house on the open market instead so your family keeps 100 percent of the remaining equity after the reverse mortgage is paid off.

Ensonda zeekebeddwa

  • FFE. Ekitongole ky’amayumba n’enkulaakulana y’ebibuga (HUD, Amerika): Ebiragiro by’okukyusa omusingo gw’omugabo gw’amaka (HECM) (24 C.F.R. Part 206, omuli § 206.27 Amateeka amakulu ag’okubeera, § 206.55 Ekiseera ky’okuddiza abafumbo abalina ebisaanyizo abatali beewola, § 206.107 & § § § 206.107 & § § 206.27 206.125 Etteeka ly’okusasula abasika 95% n’ebiseera eby’okwongezaayo emyezi 6/ennaku 90, ne § 206.205 Ebisale by’ebintu).
  • FFE. Ekitongole ky’amayumba n’enkulaakulana y’ebibuga (HUD / FHA): Ekitabo ky’enkola y’amayumba g’amaka agamu 4000.1 (Title II Insured Housing Programs Forward and Reverse Mortgages, HECM Loss Mitigation, Enteekateeka z’okusasula mu myezi 60, De Minimis T&I Thresholds, n’emyaka 80+ At-Risk Extensions), Mortgagee Ebbaluwa 2019-15, ne Ebbaluwa y’omusingo 2021-11 (Okugaziya ku bukuumi bw’abafumbo abatali beewola n’okuggyawo ekyetaagisa eky’ennaku 90 eky’ekyapa ekisuubulirwa).
  • Ekitongole ekikuuma ebyensimbi by’abakozesa (CFPB, Amerika): Enkola z’okukebera okusasula omusingo mu ngeri ey’okudda emabega, Amateeka g’omusika wa RESPA mu magoba (12 C.F.R. § 1024.30(d) ne § 1024.38(b)(1)(vi)), ne Olina omusingo ogw’okudda emabega: Manya Eddembe lyo era Obuvunaanyizibwa (CFPB Consumer Guide).
  • Ekitongole ky’abakozesa eby’ensimbi ekya Canada (FCAC): Emisingo egy’okudda emabega mu Canada: Obuvunaanyizibwa bw’omuntu eyeewola era tewali bukakafu bwa migabo bubi.
  • Ekitongole ekivunaanyizibwa ku mpisa z’ebyensimbi (FCA) n’olukiiko olufulumya emigabo (United Kingdom): MCOB 8 & 9 (Okufulumya emigabo: Omutindo gw’okuwabula n’okutunda) ne Omutindo gw’ebintu eby’olukiiko olufulumya emigabo (Eddembe ly’okusigala n’obutaba na musingi gwa bwenkanya obubi).
  • Akakiiko ka Australia akavunaanyizibwa ku by’emisolo n’okusiga ensimbi (ASIC / Moneysmart) n’obuweereza Australia: Etteeka ly’eggwanga erikuuma ebbanja ly’abakozesa erya 2009 (Etteeka ly’eggwanga ery’ebbanja ery’ebitundu 86A okutuuka ku 86F ery’amateeka eritaliiko musingi gwa bwenkanya obubi n’amateeka g’abatuuze abakuumibwa) ne Ebiragiro by’enteekateeka y’okufuna obwenkanya mu maka (HEAS).

Ebiragiro ebikwatagana nabyo