Abasolooza amabanja ga ‘Zombie’ abamaze ekiseera n’aba Zombie Second Mortgage Foreclosures¶

Okufuna okutiisibwatiisibwa okuwawaabirwa olw’ebbanja oba ssente z’obujjanjabi ez’emyaka 10, oba okuggulawo Notice of Default and Foreclosure ey’amangu ku musingi ogw’okubiri ogusirise oba Home Equity Line of Credit (HELOC) gw’otowulirangako okuva mu 2009, mbeera ya mangu nnyo mu by’ensimbi. Mu North America yonna, Bulaaya, ne Australia, abaguzi b'amabanja bagula ebifo by'amabanja agataliiko musingi agataliiko musingi n'emisingo egy'okubiri egya "80/20" egyasula ku ssente entonotono ku ddoola ne batandika kampeyini z'okusolooza oba okutwala ebintu ku puleesa ey'amaanyi. Mu misango gy'amabanja ga zombie agataliiko musingi, okusasula omulundi gumu ogwa doola 5 "mu mutima omulungi" oba okusuubiza mu buwandiike okusasula kuyinza okuzuukiza mu mateeka etteeka ly'okusasula eryaggwaako ne kukulaga omusango omujjuvu. Mu misango gya zombie second mortgage, abaguzi ba private equity note balinda okutuusa ng’omuwendo gw’ennyumba yo gulinnye, bakwata ku myaka 10 ku 15 egy’amagoba n’ebisale eby’okudda emabega mu myaka nga tewali sitatimenti za mwezi ziweerezeddwa, era bategeka ffulaayi y’okutwala amaka go. Okuyimiriza okutiisatiisa kwombi kyetaagisa okukozesa obukuumi obw’amaanyi mu buvunaanyizibwa wansi wa CFPB Regulation F, okukakasa Truth in Lending Act (TILA) Regulation Z periodic-statement rule ku magoba agadda emabega, okusomooza enjegere z’ebyapa ezimenyese ez’ebiwandiiko ebisuubiza, n’okuteeka mu nkola eby’okwerinda eby’amateeka ebiziyiza okuzuukuka.

Kino kikole kati¶

1. Kuuma obukuumi bwo obw’obuntu singa omusolooza w’amabanja oba process server alabika ku mulyango gwo. Singa omuntu ajja mu maka go nga agamba nti ye warrant officer, bailiff, oba property inspector n’agaana okufuluma oba n’akola okutiisatiisa mu mubiri, yingira munda, osibe oluggi lwo, era okubire ow’omu kitundu kyo ennamba z’amangu (911 mu Amerika ne Canada, 112 okwetoloola omukago gwa Bulaaya, 999 mu Bungereza, 000 mu Australia). Kuuma ebanga eritakka wansi wa mita 2 (fuuti 6.5) emabega w’oluggi olusibe.
2. TOSAsula ddoola emu, okukkiriza okusasula $5 "good-faith", oba okussa omukono ku kiwandiiko kyonna ekikkiriza ku bbanja erikadde. Mu masaza ga U.S. agasinga obungi, amasaza ga Canada, n'obuyinza obw'amateeka aga bulijjo, okukola wadde $1 okusasula ekitundu oba okussa omukono ku kisuubizo mu buwandiike okusasula ku bbanja eritaliiko budde kizzaawo essaawa y'etteeka ly'ekkomo ery'emyaka mingi ku zero, okuzzaawo obuyinza bw’omuguzi w’ebbanja mu mateeka okukuwawaabira bbalansi yonna ng’ogasseeko amagoba.
3. Sika lipoota zo entongole essatu ez’ebbanja okebere Date of First Delinquency (DOFD). Nga tonnaba kwanukula musolooza w’amabanja atalina musingi, kakasa omwezi n’omwaka omutuufu akawunti gye yasooka okulemererwa era tereetebwangako mu kiseera kino. Mu tteeka lya federo erya Fair Credit Reporting Act (15 U.S.C. Section 1681c), amabanja agasinga obungi agataliiko musingi agasasulwa galina okuggyibwako enkalakkalira okuva mu lipoota yo ey’ebbanja emyaka 7 nga kwogasse n’ennaku 180 oluvannyuma lw’Olunaku lw’Okusooka Okusasula, awatali kulowooza ku mirundi emeka ebbanja gye liddamu okutundibwa.
4. Bw’oba otiisibwatiisibwa okuggyibwako omusingo ogw’okubiri ogusula oba HELOC, weereza okusaba mu buwandiike okutongole (QWR), Okusaba amawulire (RFI), n’okulangirira ensobi (NOE) amangu ddala. Wansi w’etteeka ly’enkola y’okusasula ebizimbe (RESPA, 12 CFR Sections 1024.35 and 1024.36), send a certified letter to the servicer's designated QWR/NOE address demanding: (a) the original wet-ink promissory note and all endorsements/allonges, (b) the complete life-of-loan payment and charge history, © copies of any 1099-C Cancellation of Debt forms or "Charge-Off" notices ever efulumiziddwa, ne (d) kkopi za sitatimenti zonna eza buli mwezi eziweerezeddwa mu myaka 15 egiyise.
5. Wereza ebbaluwa ya FDCPA ey’okukakasa ebbanja ery’ennaku 30 n’okukomya obudde. Mu ennaku 30 eza kalenda okuva ku muntu ow’okusatu omusolooza oba omuguzi w’ebbanja ly’omusingo lw’asoose okukwatagana, weereza ebbaluwa ekakaayana ng’ewakanya ebbanja wansi wa 15 U.S.C. Akawayiro 1692g era nga baagala bakakasa olujegere lw’obwannannyini n’okukomya amasimu gonna (laba Okutulugunya abasolooza amabanja).
6. Tobuusa maaso kuyita kwa kkooti oba Notice of Foreclosure Sale ewandiikiddwa. Ne bwe kiba nti ebbanja oba omusingo ogw’okubiri guteekeddwako ekiseera mu mateeka, etteeka ly’okuggwaako liri affirmative defense mu bitundu ebisinga obungi (ekitegeeza nti olina okugisitula n’obunyiikivu mu kkooti oba mu musango gw’ekiramuzi okuyimiriza okutunda okutali kwa mulamuzi, oba omusolooza ajja kuwangula okusasula otomatiki okusalawo oba okutunda ennyumba yo ku ffulaayi). Ku mitendera gy’omusingo ogw’okusooka, laba Okulangirira okutwala ebintu, okugumiikiriza omusingo, n’okukendeeza ku kufiirwa.

flowchart TD
    A["Funa Okwetaaga ku Mabanja Amakadde / Agasula"] --> B{"Ebbanja teririna musingi oba Zombie Second Mortgage / HELOC?"}
    B -->|"Ebbanja eritaliiko musingi (Credit Card, Eby’obujjanjabi, Ebbanja ly’omuntu, Obutaba na mmotoka)"| C["Sasula ZERO era ossa omukono ku NOTHING; check Date of First Delinquency (DOFD) n’Etteeka ly’Eggwanga erikwata ku kuggwaako"]
    C --> D{"Etteeka ly’Eggwanga / Essaza ly’Essaza ly’Eggwaako lyaggwaako?"}
    D -->|"Yee: Ebbanja lya Zombie erya Time-Barred"| E["Weereza Ekiwandiiko ekikakasibwa ku nkaayana & okukomya empuliziganya ekikakasibwa; okuloopa okutiisatiisa kwonna okw’omusango wansi wa CFPB Reg F"]
    D -->|"Nedda: Mu Statute of Limitations"| F["Weereza obwetaavu bw’okukakasa ebbanja lya FDCPA ery’ennaku 30; prepare Eky’okuddamu singa kiweebwa n’okuyitibwa okw’obwannannyini"]
    B -->|"Zombie Omusingo ogw'okubiri / 80-20 Ebbanja ly'embizzi / HELOC enkadde"| G["Weereza RESPA Notice of Error (NOE), Okusaba Amawulire (RFI), n’Okwetaaga Okukakasa FDCPA mu bwangu"]
    G --> H{"Omuwozi w’ensimbi eyasooka yayanguyiza looni oba yalemererwa okuweereza sitatimenti za TILA buli mwezi okumala emyaka?"}
    H -->|"Ebbanja lyayanguyirwa emyaka egiyise"| I["Assert Real-Property Mortgage Statute of Limitations (e.g., NY FAPA / ebbaala y’okusannyalala ey’emyaka 4 okutuuka ku 6 egy’essaza)"]
    H -->|"Tewali sitatimenti ziweerezeddwa buli mwezi mu myaka egy’otulo"| J["Invoke CFPB TILA Reg Z Guidance: Okusaba okuggyibwawo amagoba gonna agaddirira & ebisale ebikuŋŋaanyiziddwa mu myaka egy’okusirika"]

Omutendera 1: "Ebbanja lya Zombie" eritaliiko musingi n'omutego gw'okuzuukusa Statute of Limitations¶

ebbanja lya zombie eritaliiko musingi kitegeeza bbalansi za kaadi z’okuwola enkadde, ssente z’obujjanjabi, looni z’olunaku lw’okusasula, ssente z’amasimu, oba bbalansi z’obutaba na looni y’emmotoka (ezisigaddewo oluvannyuma lw’okuddamu okutwala mmotoka) eziweza waakiri emyaka emyaka 3 ku 15. Bbanka ez'olubereberye zitera "okusasula" akawunti ezitaliiko musingi ezitasasuddwa oluvannyuma lw'ennaku 180 nga tezisasula olw'ebigendererwa by'omusolo n'okubala ebitabo, olwo ne zitunda ebiwandiiko ebinene ebya digito ebya akawunti ezisasuliddwa eri abaguzi b'amabanja ku ssente emu ku nnya ku ddoola.

Okutegeera essaawa ebbiri ez’enjawulo ku buli bbanja ly’abakozesa¶

Abaguzi bulijjo batabulatabula Credit Reporting Clock ne Lawsuit Statute of Limitations Clock. Zifugibwa amateeka ag’enjawulo ddala era zitambulira ku biseera eby’enjawulo:

1. Essaawa y’okukola lipoota y’ekitongole ky’ebbanja (Federal FCRA, 15 U.S.C. Section 1681c©):
2. Eteekeddwawo ku Emyaka 7 (+ Ennaku 180): Mu Amerika, akawunti etasaana esobola okulabika ku lipoota zo ez’ebbanja eza Equifax, Experian, ne TransUnion okumala emyaka egisukka mu 7 (epimiddwa okuva ku lunaku oluvannyuma lw’ennaku 180 oluvannyuma lwa Olunaku lw’Okusooka Okulemererwa, oba DOFD, olwakulembera okusolooza oba okusasulwa). Mu Canada, eddirisa ly’okulongoosa mu lipoota y’ebbanja liri emyaka 6 ku 7; mu Bungereza, kiri emyaka 6 okuva ku kulemererwa; mu Australia, kiba emyaka 5 ku standard defaults.
3. Illegal "Re-Aging" of Credit Reports: Omuguzi w'ebbanja tasobola kuddamu kutandika mu mateeka essaawa y'okukola lipoota y'ebbanja ey'emyaka 7 ng'agula ebbanja, n'aggulawo "olunaku olupya olwa layini y'obusuubuzi bw'okusolooza," oba n'okukuleetera okusasula ekitundu. Singa omuguzi w’ebbanja akyusa Olunaku lw’Okusooka Okulemererwa ku lipoota yo ey’ebbanja okufuula ebbanja lya 2015 okulabika ng’ebbanja erya 2024, baba bakoze okuddamu okukaddiwa mu ngeri emenya amateeka wansi w’etteeka erifuga ebbanja ery’obwenkanya. Kikaayanire mangu mu buwandiike n’ebitongole ebiwola ssente ne CFPB.
4. Essaawa y’Etteeka ly’Eggwanga ly’Omusango (Etteeka ly’Endagaano y’Eggwanga / Amasaza):
5. Eva ku myaka 3 okutuuka ku 10 (Ekisinga emyaka 3 okutuuka ku 6): Luno lwe nsalesale omuwozi oba omuguzi w’ebbanja okukuwawaabira mu kkooti. Nsalesale ono bw'amala okuggwaako, ebbanja lifuuka "time-barred."
6. Etteeka lya CFPB F kye likugira (12 CFR Section 1006.26): Mu tteeka lya CFPB erya federo F, omusolooza w’amabanja akugirwa nnyo okuwawaabira oba okutiisatiisa okuwawaabira omukozesa ku bbanja eriyiseewo ekiseera. Ne bwe kiba nti okutwalibwa mu mateeka kuyinza okubaawo ku bbanja eriweddewo, kimenya mateeka ga federo mu buvunaanyizibwa obw’amaanyi.

Engeri omutego gwa Statute of Limitations Revival Trap gye gukolamu (n’amawanga agaaguwera)¶

Wadde ng’omusolooza tasobola kukuwawaabira ku bbanja eritaliiko budde mu masaza agasinga obungi (era mu Mississippi ne Wisconsin, okuggwaako kw’etteeka ly’okuggwaako kuzikiza ddala ebbanja lyenyini), omusolooza mu masaza amalala agasinga akyakkirizibwa okukusaba okusasula ebbanja eritaliiko budde kyeyagalire, kasita baba nga tebatiisatiisa kuwawaabira musango era nga mulimu n’ebiragiro ebikakatako ebikwata ku bbanja ery’ekiseera ekigere we kyetaagisa.

Wano we wali akabi: mu kitundu nga kimu kya kubiri eky’amasaza ga U.S. n’amasaza ga Canada agawerako, etteeka erya bulijjo erya Revival by Partial Payment or Written Acknowledgment likyakola: - Okuzzaawo okusasula ekitundu: Okusindika ceeke ya doola 5, okuwa omusolooza kaadi yo ey’okusasula ku ddoola 10, oba okukkiriza omusolooza okuddukanya okusasula okutono kiddamu okutandika etteeka ery’emyaka mingi okuva ku lunaku lw’okusasula okwo. - Okuzzaawo okwebaza mu buwandiike: Okussa omukono ku ndagaano y'okusasula, okuddamu email oba obubaka ku ssimu ng'ogamba nti "Nkimanyi nti mbanja ssente zino era nja kugezaako okukusasula omwezi ogujja," oba okussa omukono ku nteekateeka y'obuzibu mu mateeka kiyinza okubeera ekisuubizo ekipya mu buwandiike eky'okusasula ekiddamu okutandika etteeka ly'okuggwaako. - Amawanga Agalina Obukuumi Obuli mu Mateeka Okulwanyisa Okuzuukira: - Amawanga agazikiza (Okusolooza Kukugirwa oba Okuzuukizibwa Kuziyiziddwa Enkalakkalira): Mississippi (Miss. Code Ekitundu 15-1-3), Wisconsin (Wis. Stat. Ekitundu 893.05), ne New York (Etteeka ly’obwenkanya mu kwewola kw’abakozesa / CPLR Ekitundu 214-i, ekyassaawo ebbanja ly’abakozesa ery’emyaka emyaka 3 statute of limitations era n’ewera enkalakkalira okuzuukusa kwonna nga osasula ekitundu oba okukkiriza mu buwandiike oluvannyuma lw’okuggwaako). - Amawanga okusasula ekitundu kwokka gye kutasobola kuzuukiza bbanja eritaliiko budde: California (Cal. Code Civ. Proc. Section 360 & Civ. Code Section 1788.14: yeetaaga ekisuubizo ekipya ekiwandiikiddwa ekissiddwako omukono okusasula, era abasolooza tebasobola kuwawaabira ku bbanja eritaliiko budde), Texas (Tex. Fin. Code Section 392.307: ebbanja ly’abakozesa eriyiseewo ekiseera teriyinza kuzuukizibwa nga basasula oba okukkiriza), Maryland, Arizona, Massachusetts, Illinois, North Carolina, Oregon, Washington, ne Nevada.

Omutendera 2: Obuzibu bw’okutwala omusingo mu Zombie Second ne Silent HELOC Foreclosure Crisis¶

Wadde nga ebbanja lya zombie eritaliiko musingi litiisibwatiisibwa mu kkooti, zombie second mortgage litiisa butereevu okutwala ennyumba yo.

Engeri Zombie Second Mortgage gy'etondebwamu¶

Mu kiseera ky’okukulaakulana kw’amayumba okuva mu 2004 okutuuka mu 2008, obukadde n’obukadde bwa bannannyini mayumba baagula amaka nga bakozesa "80/20 piggyback loans" (omusingo ogusooka ebitundu 80 ku 100 n’omusingo ogw’okubiri ebitundu 20 ku 100 okwewala yinsuwa y’omusingo ogw’obwannannyini) oba ne baggyayo Home Equity Lines of Credit (HELOCs). Obuzibu bw’ensimbi mu 2008 bwe bwakuba era emiwendo gy’amayumba ne gikka nnyo, obukadde n’obukadde bwa bannannyini mayumba baagwa emabega ne bateesa ku Loan Modification ku omusingo gwabwe ogusooka.

Kiki ekyatuuka ku musingi ogw’okubiri ogw’ebitundu 20 ku 100? 1. Olw’okuba amaka gaali wansi nnyo w’amazzi (nga gabalirirwamu ssente ntono okusinga omusingo ogwasooka gwokka), okutwala omusingo ogw’okubiri mu 2010 kyandivuddemu doola za ziro eri oyo eyawola ssente ey’okubiri. 2. Mu kifo ky’okutwala ebintu, bbanka y’omusingo ogw’okubiri mu kasirise yasasula omusingo ogw’okubiri ku bitabo byayo eby’omunda, yalekera awo okusindika sitatimenti z’okusasula buli mwezi, era n’eguza omuguzi w’ebbanja akapapula k’omusingo ogw’okubiri akaali kalemererwa ku ssente emu ku ttaano ku ddoola. 3. Olw’okuba nnannyini nnyumba yakyusa omusingo gwe ogwasooka era teyafunangako ssente ndala ya buli mwezi ku musingi ogw’okubiri okumala emyaka 10 ku 15, nnannyini maka yalowooza mu ngeri entuufu nti omusingo ogw’okubiri gwagattibwa mu nkyukakyuka y’omusingo ogusooka, ne gusonyiyibwa wansi w’endagaano y’omusingo ey’eggwanga eya 2012, oba ne gusazibwamu. 4. The Ambush Today: Ne bwe kiba nti ebbaluwa y’ekisuubizo eggyibwako oba obuvunaanyizibwa bw’omuntu busumuluddwa mu Ssuula 7 okugwa, ebbanja ly’omusingo eriwandiikiddwa (Deed of Trust) lisigala nga liyungiddwa ku biwandiiko by’ettaka ly’essaza okusinziira ku kyapa ky’ebintu (in rem) okuggyako nga Lien Release / Reconveyance entongole ewandiikiddwa. Kati nga emiwendo gy’amayumba girinnye, abaguzi b’amabanja g’obwannannyini basindika Notice of Default / Intent to Foreclose ey’amangu, nga baagala omusingi omukulu ogwasooka nga kwogasse $40,000 okutuuka ku $80,000 mu magoba ag’okudda emabega n’ebisale eby’okulwawo ebikung’aanyiziddwa mu myaka 14 gye bataweerezangako ssente n’emu..

Omutendera 3: Ebyokulwanyisa 6 eby’amateeka okuwangula omusingo gwa Zombie Second Mortgage¶

Bw’ofuna okusaba kw’okusolooza, Ekiwandiiko ky’Okulemererwa, oba Ekiwandiiko ky’Okutunda Omuwanika ku musingi ogw’okubiri ogusirise oba HELOC, kakasa bino omukaaga eby’okwewozaako eby’amateeka ebya federo n’eby’amasaza amangu ddala:

Omutendera 4: Okubala ebitabo mu mutendera ku mutendera okukakasa oba ddala Zombie Second Mortgage yo yasonyiyibwa oba yazikizibwa¶

1. Kebera 2012 National Mortgage Settlement (NMS) & HAMP 2MP Records: Wakati wa 2010 ne 2016, wansi wa federal Home Affordable Modification Program Second Lien Modification Program (2MP) ne $25 Billion National Mortgage Settlement (erimu Bank of America/Countrywide, Wells Fargo/Wachovia, JPMorgan Chase/WaMu, Citigroup, ne Ally/GMAC), bbanka ennene zaali zeetaagibwa okuzikiza n’okufulumya ebikumi n’ebikumi by’emisingo egy’okubiri. Oluusi n’oluusi, bbanka yazikiza ebbanja munda, n’eremererwa okuwandiika ebbanja eryafulumizibwa mu ssaza, era mu butanwa n’eyingiza akawunti eyo mu kutunda mu bungi oluvannyuma lw’emyaka. Saba ekiwandiiko ekijjuvu eky’okuweereza okuva mu bbanka eyasooka.
2. Sika Ebiwandiiko byo ebya IRS Wage and Income Transcripts ku Foomu 1099-C: Kebera oba bbanka eyasooka yafulumya IRS Form 1099-C (Cancellation of Debt) nga erina Identifiable Event Code F oba G. Bw’ogattako ebbaluwa z’okusasula, kino kiyamba okukakasa nti tewali bbanja liriwo.
3. Kebera Ebyafaayo by’ekyapa ky’omuwandiisi w’essaza lyo / Land Registry: Sika kkopi za: (a) Ebbaluwa ey’Okubiri ey’Obwesige eyasooka (kebera Olunaku lw’Okusasulwa: ekiwandiiko kya bbaatule eky’emyaka 10 oba 15 ekyakula mu 2016 oba 2021 kitera okuleeta etteeka erikakali ery’emyaka 4 okutuuka ku 6 okuva lwe lyakula); (b) Ekirango kyonna eky’okulemererwa (NOD) kyonna ekyasooka ekyawandiikibwa wakati wa 2008 ne 2015 (okukakasa okwanguya okwasooka); ne © buli Okugaba Ebbaluwa y’Obwesige ekiwandiikiddwa (okukebera ebituli oba abagaba emirimu abatakyaliwo).
4. Fuula okwemulugunya mu butongole mu CFPB ne Ssaabawolereza wa Gavumenti yo: Wandiika ku consumerfinance.gov/complaint era n’ekitongole kyo ekya State Attorney General’s Consumer Fraud Unit, byombi bivunaana nnyo okusaba amagoba mu kiseera ekisirifu ekya TILA mu ngeri emenya amateeka ku miwendo gy’emisingo egy’okubiri egya zombie.

Omutendera 5: Ebbaluwa mu bigambo okuyimiriza abasolooza amabanja ga Zombie ne Zombie Second Mortgages¶

Template 1: Time-Barred Unsecured "Ebbanja lya Zombie" Enkaayana & Ebbaluwa y'okukomya empuliziganya¶

Ebbaluwa eno eweereze ku ssimu ng’oyita mu USPS Certified Mail with Return Receipt Requested (oba Registered Mail) eri omusolooza yenna ng’ayagala okusasula ku bbanja eritaliiko musingi eriweddeko:

[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 Notice of Error (NOE), Okusaba amawulire (RFI), n’enkaayana z’amagoba aga TILA ezidda emabega¶

Ebbaluwa eno esindika ng’oyita mu Certified Mail with Return Receipt Requested ku endagiriro entongole eyalagirwa omukozi w’omusingo ku birango bya QWR / NOE / RFI (kebera omukutu gwabwe oba emabega w’ebbaluwa yaabwe okumanya endagiriro entuufu eya "Qualified Written Request / Notice of Error"):

[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]

Omutendera 6: Enkola z’ensi yonna ezikwata ku nsalosalo n’enkola y’okukendeeza ku miwendo gy’omusingo¶

• Bungereza (Statute-Barred Debt & Mortgage Shortfalls wansi w’etteeka ly’okukomya ekkomo erya 1980):
• Ebbanja ly’abakozesa eritaliiko musingi (Emyaka 6 mu Bungereza, Wales, ne Northern Ireland; Emyaka 5 mu Scotland): Mu Ekitundu 5 eky’etteeka ly’okukoma ku 1980, ebbanja eryangu eritaliiko musingi (credit card, overdraft, personal loan, utility bill) lifuuka statute-barred oluvannyuma lwa emyaka 6 okuva ku lunaku ensonga y’okukola lwe yakung’aanyizibwa (okuggyako nga... abanjibwa yasasula oba yassa omukono ku kiwandiiko ekikkiriza mu kiseera ekyo eky’emyaka 6). Mu Financial Conduct Authority (FCA) Consumer Credit Sourcebook (CONC 7.15), omusolooza tayinza kugamba oba okutegeeza nti ekikolwa eky’okussa mu nkola amateeka kiyinza okukolebwa ng’ebbanja limaze okuziyizibwa mu mateeka. Mu Scotland, wansi w’etteeka lya Prescription and Limitation (Scotland) Act 1973, amabanja g’abakozesa gazikizibwa ddala oluvannyuma lw’emyaka 5 nga tegasasuddwa oba nga tegakkiriza mu buwandiike, ekitegeeza nti ebbanja mu mateeka likoma okubaawo era teriyinza kuzuukizibwa ne bw’oba ​​okoze ensobi oluvannyuma.
• Ebbula ly’omusingo (Emyaka 12 ku Principal, Emyaka 6 ku magoba): Mu Akatundu 20 ak’Etteeka ly’Ekkomo erya 1980, singa amaka gaddizibwa oba nga gatwala omusolo gw’omusingo ogusula mu Bungereza ne Wales, ekiseera eky’okuggwaako kiba emyaka 12 okuzzaawo omusingi gwa kapito era emyaka 6 gyokka okuzzaawo ** omusingo amagoba**. Okugatta ku ekyo, wansi w’amateeka ga FCA Mortgages and Home Finance: Conduct of Business (MCOB 13.6), singa omuwozi agenderera okugoberera ebbula ly’omusingo oluvannyuma lw’okutunda/okuddamu okubeera n’omusingo, alina okutegeeza oyo eyeewoze ku kigendererwa kye mu myaka 6 okuva lwe yatunda.
• Canada (Etteeka ly'okukomya amasaza n'okuzikiza):
• Buli ssaza lya Canada liteekawo ekiseera ekikakali ekisookerwako eky’okuwawaabira ebbanja eritaliiko musingi (ekibalirirwa okuva ku lunaku lwe yasembayo okusasula oba okukkiriza mu buwandiike nga terunnaggwaako): Emyaka 2 mu Ontario (Etteeka ly’Ekkomo, 2002), British Columbia (Etteeka ly’Ekkomo, SBC 2012), Alberta (Ekkomo Ekikolwa), Saskatchewan, Nova Scotia, ne New Brunswick; Emyaka 3 mu Quebec (Civil Code of Quebec, nga okuggwaako kw’ekiseera ky’eddagala ery’emyaka 3 kizikiza eddembe ly’okukola); ne emyaka 6 mu Manitoba, Ekizinga kya Prince Edward, Newfoundland ne Labrador, n'ebitundu.
• Etteeka ly’okulwanyisa okuzuukira mu Ontario ne BC: Wansi Ekitundu 13(9) eky’etteeka ly’okukoma ku Ontario, 2002 ne Ekitundu 24(7) eky’etteeka erikwata ku BC Limitation Act, okukkiriza oba okusasula ekitundu kuzzaawo essaawa ya myaka 2 yokka singa ekolebwa NGA ekiseera eky’emyaka 2 eky’okukoma tekunnaggwaako. Ekiseera ky’emyaka 2 bwe kiggwaako mu Ontario oba BC, okusasula oba okukkiriza mu buwandiike okuddirira TEKUzuukiza ddembe lya kuwawaabira. Ku miwendo gy’ebintu ebituufu mu Ontario, ekiseera eky’okuggwaako kiri emyaka 10 wansi wa Etteeka erikwata ku bintu ebituufu.
• Australia (Etteeka ly'eggwanga erikwata ku kussa ekkomo & Enkola y'eggwanga ey'okuwola):
• Ku kaadi z’ebbanja ezitaliiko musingi, looni z’omuntu, n’ebisale, ekiseera eky’okukoma kiri emyaka 6 okwetoloola New South Wales, Victoria, Queensland, Western Australia, South Australia, ne Tasmania (ne emyaka 3 mu Northern Territory). Ekikulu, mu New South Wales (wansi wa Section 63 of the Limitation Act 1969 (NSW)), okuggwaako kw’ekiseera ekigere eky’emyaka 6 kizikiza ddala ekyapa ky’ebbanja n’eddembe, ekitegeeza nti ebbanja eriweereddwa ekiseera mu NSW lifudde emirembe gyonna era teriyinza kuzuukizibwa nga lisasula oluvannyuma. Mu ACCC ne ASIC Debt Collection Guidelines, okutiisatiisa okutwalibwa mu mateeka oba okugoberera ebbanja erikugirwa mu mateeka oluvannyuma lw’omukozesa okugamba nti tewali kusasula kujja kukolebwa, mpisa etali ya magezi.

Ebibuuzo ebitera okubuuzibwa¶

Okusiibulwa okuva mu Chapter 7 bankruptcy discharge okuva emyaka 10 egiyise kusangulawo Zombie Second Mortgage lien ku nnyumba yange?¶

Nedda, si mu ngeri ya otomatiki. A Chapter 7 bankruptcy discharge esangulawo enkalakkalira obuvunaanyizibwa bw’omuntu ku bubwe (mu ngeri y’omuntu (personam).) ku musingi gwo gwombi ogusooka n’ogw’okubiri, ekitegeeza nti omusolooza w’omusingo ogw’okubiri zombie tayinza kukuwawaabira kennyini olw’okusalawo ku ssente oba okuyooyoota emisaala gyo. Kyokka, wansi w’ensala ya kkooti ey’oku ntikko mu U.S. mu... Johnson mu musango gwa Home State Bank era Dewsnup v. Omusango gwa Timm, ebbanja ly’omusingo eriwandiikiddwa ku by’amayumba liyita mu Ssuula 7 bankruptcy intact (mu rem). Omuguzi w’ebbanja akyayinza okugezaako okutwala ennyumba yennyini okuggyako ng’ebbanja liziyiziddwa mu tteeka ly’omusingo erya ssaza lyo, nga liwanguddwa wansi w’etteeka lya TILA Regulation Z, oba nga lyambiddwa munda mu musango omupya ogw’okuddamu okutegeka essuula 13.

Watya singa omusolooza w’amabanja anwawaabira mu kkooti ku bbanja lye mmanyi nti liyise mu tteeka ly’okuggwaako?¶

Okyalina okuteeka mu fayiro ekiwandiiko mu butongole Ddamu n’omuwandiisi wa kkooti nga nsalesale w’okuddamu tannatuuka (ebiseera ebisinga ennaku 20 ku 30) era n’okusitula mu bulambulukufu Affirmative Defense: Okuggwaako kw’Etteeka ly’Ekisanja. Mu masaza agasinga, omulamuzi tajja kukebera myaka gya bbanja singa olemererwa okweyanjula; singa osimbira ekkuuli okuyitibwa, omusolooza ajja kuwangula Ensala y’Okulemererwa mu ngeri ey’otoma (automatic Default Judgment) essiddwa mu nkola okumala emyaka 10 ku 20. Fayira Eky’okuddamu kyo ng’ositula okwewozaako ku Statute of Limitations era otuukirire munnamateeka wa FDCPA ow’omukozesa okuwawaabira omusolooza, kubanga okuwawaabira ku bbanja eriweereddwa ekiseera kimenya amateeka ga CFPB Regulation F (12 CFR Section 1006.26(b)) ekuweereza eddembe okusasulwa ebyonooneddwa mu mateeka nga kwogasse n’ebisale bya munnamateeka.

Nsobola okutunda oba okuddamu okusasula ssente z’ennyumba yange singa Zombie Second Mortgage eba ekyalabika ku title search yange?¶

Bw’ogezaako okutunda oba okuddamu okusasula ssente, kkampuni ya yinsuwa y’ebyapa ejja kugaana okuggalawo okuggyako nga Deed of Trust eyookubiri ewandiikiddwa efulumiziddwa. Naye, TOLINA kusasula inflated payoff demand ku mmeeza eggalawo. Ekisooka, singa etteeka ly’okutwala omusingo liggwaako mu ssaza lyo, munnamateeka w’ebizimbe asobola okuteeka mu fayiro a Ekikolwa ky'Omutwe Ekisirifu (oba okusaba okusiibulwa mu bufunze mu mateeka, nga wansi wa New York RPAPL Section 1501(4)) okusaba omulamuzi okusangulawo omusingo ogw’okubiri ogwateekebwawo ekiseera okuva mu biwandiiko by’ettaka ly’essaza ku ddoola za zero. Ekyokubiri, singa lien teziwera budde, okussa mu nkola TILA Regulation Z okuggyako amagoba ag’emyaka 10 ku 15 ag’ekiseera ekisirifu ekimenya amateeka kiwaliriza omusolooza okukendeeza ku bwetaavu bw’okusasula oba okusasula akatundu akatono ku musingi.

Singa nkaayana ebbanja lya zombie ku lipoota yange ey’ebbanja, okuliwakanya kiddamu okutandikawo etteeka ly’okuggwaako?¶

Nedda Okuwaaba enkaayana ne Equifax, Experian, oba TransUnion wansi w'etteeka erifuga ebbanja erya Fair Credit Reporting Act, oba okuweereza Ebbaluwa mu buwandiike ey'okukakasa ebbanja eri ekitongole ekisolooza ssente nga kigamba nti "Nkaayana ebbanja lino mu bujjuvu," tekiddamu kutandika kiseera kya kuggwaako oba essaawa y'okukola lipoota y'ebbanja ey'emyaka 7. Okukakasa mu buwandiike nti okaayana ebbanja ekyo kikontana ddala n’okukkiriza oba okusuubiza okusasula mu buwandiike.

Ensonda zeekebeddwa¶

• Ekitongole ekikuuma ensimbi z’abakozesa (CFPB) (Amerika): Etteeka F (Etteeka erikwata ku nkola y’okusolooza amabanja mu bwenkanya), 12 CFR Ekitundu 1006.26 ne Endowooza y’okuwabula CFPB ku mabanja agataliiko budde (April 2023).
• Ekitongole ekikuuma ensimbi z’abakozesa (CFPB) (Amerika): Etteeka ly’amazima mu kuwola (TILA) Regulation Z, 12 CFR Ekitundu 1026.41(e)(6) ne RESPA Regulation X, 12 CFR Sections 1024.35 ne 1024.36.
• Akakiiko k’ebyobusuubuzi aka Federo (FTC) (Amerika): Etteeka erikola lipoota ku kwewola mu bwenkanya (FCRA), 15 U.S.C. Ekitundu 1681c©.
• Ennongoosereza mu mateeka g’eggwanga (Amerika): Etteeka ly’okuziyiza okukozesa obubi abantu mu New York (FAPA, CPLR Section 213(4)) ne Etteeka erikwata ku bwenkanya mu kwewola kw’abakozesa (CPLR Section 214-i); Etteeka ly'obwannannyini erya California Ekitundu 1788.14; Etteeka ly'ebyensimbi mu Texas Ekitundu 392.307.
• FCA (Bungereza), Etteeka ly’okukoma ku Ontario (Canada), & ACCC/ASIC (Australia): Etteeka erikwata ku kukoma 1980 (UK) & FCA CONC 7.15 / MCOB 13.6; Etteeka ly’okukoma ku Ontario, 2002 (Akatundu 13(9)); ne Etteeka lya NSW Limitation Act 1969 (Akawaayiro 63).

Ebiragiro ebikwatagana nabyo¶

• Okutulugunya abasolooza amabanja
• Okulangirira okutwala ebintu, okugumiikiriza omusingo, n’okukendeeza ku kufiirwa
• Okugwa kwa bizinensi entonotono oba okw’obuntu: Essuula 7 vs. 13 triage
• Yaweereza n’omusango gw’obwannannyini
• Okubba ebbaluwa, okufera ebyapa by’awaka, n’okujingirira ebbaluwa ya quitclaim deed defense
• Ennamba z’amangu okusinziira ku nsi