Abaqoqi Bezikweletu 'Zombie' Abavinjelwe Isikhathi kanye Nokuvalwa Kwezindlu Zombie Kwesibili¶

Ukuthola usongo lokumangalelwa ngekhadi lesikweletu leminyaka eyi-10 noma ibhili yezokwelapha, noma ukuvula ngokushesha Isaziso Sokuzenzakalelayo Nokwabiwa emalini ebolekiwe yesibili ethule noma i-Home Equity Line of Credit (HELOC) ongakaze uzwe kusukela ngo-2009, kuyisimo esiphuthumayo sezezimali. Kuyo yonke iNyakatho Melika, i-Europe, ne-Australia, abathengi bezikweletu bathenga amaphothifoliyo ezikweletu ezingavikelekile ezimisiwe kanye ne-"80/20" ye-piggyback yesibili yama-mortgage ngamasenti ngedola futhi baqalise imikhankaso yokuqoqwa kwengcindezi ephezulu noma yokuvalwa. Emacaleni angavikelekile esikweletu se-zombie, inkokhelo eyodwa ka-$5 "yokwethembeka" noma isithembiso esibhaliwe sokukhokha singavusa ngokomthetho isimiso esiphelelwe yisikhathi semikhawulo futhi sikuvezele ecaleni eligcwele. Emacaleni **esibambiso sesibili se-zombie **, abathengi bamanothi emali eyimfihlo balinda kuze kunyuke inani lendlu yakho, bakhokhe iminyaka eyi-10 kuya kwengu-15 yenzalo ebuyiselwe emuva kanye nezinkokhelo phakathi neminyaka lapho kungazange kuthunyelwe izitatimende zanyanga zonke, futhi bahlele indali yokudliwa kwendlu yakho. Ukumisa zombili izinsongo kudinga ukucela ukuvikelwa kwesibopho esiqinile ngaphansi kwe-*I-CFPB Regulation F, egomela Iqiniso Ekubolekweni Komthetho (i-TILA) Isimiso Z sesitatimende sezikhathi ezithile ngokumelene nenzalo ebuyisela emuva, inselele amaketango aphulwe amanothi esithembiso, kanye nokusebenzisa ukuzivikela okusemthethweni okulwa nokuvuselela.

Yenza lokhu manje¶

1. Vikela ukuphepha kwakho siqu uma umqoqi wezikweletu noma iseva yenqubo ivela emnyango wakho. Uma othile eza ekhaya lakho ethi uyisikhulu senkantolo, umsizi wesikhonzi senkantolo, noma umhloli wezakhiwo futhi enqaba ukuphuma noma enze izinsongo ezingokwenyama, ngena ngaphakathi, ukhiye umnyango wakho, futhi ushayele indawo yangakini. izinombolo eziphuthumayo (Ama-911 e-United States naseCanada, angu-112 e-European Union yonkana, angu-999 e-United Kingdom, angu-000 e-Australia). Gcina okungenani amamitha ama-2 (amafidi angu-6.5) webanga ngemuva komnyango okhiyiwe.
2. **Ungakhokhi idola elilodwa, ugunyaze idebhithi "yokholo" engu-\(5, noma usayine noma yikuphi ukuvuma esikweletini esidala.** Ezifundeni eziningi zase-U.S., izifundazwe zase-Canada, nezindawo zomthetho ovamile, okwenza ngisho nengxenye yenkokhelo engu-\)1 noma ukusayina isithembiso esibhaliwe sokukhokha isikweletu esivinjiwe *setha kabusha imikhawulo yesikweletu sewashi, izilinganiso zewashi zewashi amandla asemthethweni omthengi okumangalela ngayo yonke ibhalansi kanye nenzalo.
3. Donsa imibiko yakho emithathu yezikweletu esemthethweni futhi uhlole Idethi Yokungalaleli Kokuqala (i-DOFD). Ngaphambi kokuba uphendule kumqoqi wezikweletu ongavikelekile, qinisekisa ukuthi iyiphi inyanga kanye nonyaka i-akhawunti eyaqala ngayo ukuba nobugebengu futhi ayizange ilethwe okwamanje. Ngaphansi koMthetho Wokubikwa Kwezikweletu Wombuso (15 U.S.C. Isigaba 1681c), izikweletu eziningi ezingavikelekile kufanele zisuswe unomphela embikweni wakho wesikweletu iminyaka engu-7 kanye nezinsuku ezingu-180 ngemva Kosuku Lokuphulwa Kokuqala, kungakhathaliseki ukuthi isikweletu sithengiswa kabusha kangaki.
4. Uma usongelwa ngokudliwa kwempahla eboshiwe yesibili elele noma i-HELOC, thumela Isicelo Esibhaliwe Esifanelekayo Esisemthethweni (QWR), Isicelo Solwazi (RFI), kanye Nesaziso Sephutha (NOE) ngokushesha. Ngaphansi KoMthetho Wezinqubo Zokukhokhiswa Kwezindlu Nezindlu (**RESPA, 12 CFR Izigaba 1024*34), uthumele incwadi ethi 1024.34. Ikheli le-QWR/NOE eliqokiwe lomsebenzisi elidinga: (a) inothi lesithembiso loyinki omanzi kanye nakho konke ukuvumela, (b) umlando ophelele wenkokhelo yempilo yemali mboleko kanye nenkokhiso, © amakhophi anoma yimaphi amafomu angu-1099-C Okukhansela Izikweletu noma izaziso "Zokukhokhiswa" ezike zakhishwa phakathi nenkathi yeminyaka engu-1 yesitatimende esidlulile, kanye nesitatimende seminyaka engu-1 edlule.
5. Thumela Isidingo Sokuqinisekisa Sesikweletu Sezinsuku Ezingu-30 kanye Nencwadi Yokumisa Eyenqatshelwe Isikhathi ye-FDCPA. Ngaphakathi kwezinsuku ezingu-30 zekhalenda zomqoqi wenkampani yangaphandle noma othintana naye wokuqala wesikweletu sendlu, thumela Incwadi Eqinisekisiwe ephikisa isikweletu ngaphansi 15 U.S.C. Isigaba 1692g futhi sifuna ukuthi baqinisekise uchungechunge lobunikazi futhi bayeke zonke izingcingo (bona Ukuhlukunyezwa kwabaqoqi bezikweletu).
6. Ungalokothi uzibe amasamanisi asenkantolo noma Isaziso Esirekhodiwe Sokudayiswa. Ngisho noma isikweletu noma imali ebolekiwe yesibili ivinjelwe isikhathi ngokusemthethweni, isimiso semikhawulo siwukuvikela okuqinisekisayo ezindaweni eziningi (okusho ukuthi kufanele usiphakamise enkantolo noma esinqumweni sokwahlulela ukuze umise indali engekho emthethweni, noma uzowina ukuthengisa okuzenzakalelayo kwendlu yakho). Ukuze uthole izinyathelo zokuqala ze-mortgage, bheka Isaziso sokudliwa kwempahla, ukubekezela kwe-mortgage, kanye nokunciphisa ukulahlekelwa.

flowchart TD
    A["Thola Isidingo Esidala / Esingasebenzi Esikweletini"] --> B{"Ingabe isikweletu asivikelekile noma i-Zombie Second Mortgage / HELOC?"}
    B -->|"Isikweletu Esingavikelekile (Ikhadi Lesikweletu, Ezokwelashwa, Imalimboleko Yomuntu Siqu, Ukuntula Okuzenzakalelayo)"| C["Khokha ZERO futhi usayine LUTHO; hlola Usuku Lokungathembeki Kokuqala (i-DOFD) kanye neSitatimende Semikhawulo Sombuso"]
    C --> D{"Ingabe Isimo Semikhawulo Sikahulumeni / Sesifundazwe Siphelelwe Isikhathi?"}
    D -->|"Yebo: Isikweletu Se-Zombie Esivinjelwe Isikhathi"| E["Thumela Ingxabano Evinjelwe Isikhathi Esiqinisekisiwe & Misa Isaziso Sokuxhumana; bika noma yikuphi usongo lwecala ngaphansi kwe-CFPB Reg F"]
    D -->|"Cha: Ngaphakathi Kwesimiso Semikhawulo"| F["Thumela Isidingo Sokuqinisekisa Isikweletu Se-FDCPA Sezinsuku Ezingama-30; lungiselela Impendulo uma inikezwe namasamanisi omphakathi"]
    B -->|"I-Zombie Second Mortgage / 80-20 Piggyback Loan / Old HELOC"| G["Khonza Isaziso Sephutha se-RESPA (NOE), Isicelo Solwazi (RFI), kanye Nesidingo Sokuqinisekisa Se-FDCPA ngokushesha"]
    G --> H{"Ingabe umbolekisi wangaphambili wayisheshisa imali ebolekiwe noma wehluleka ukuthumela izitatimende zanyanga zonke ze-TILA iminyaka?"}
    H -->|"Imalimboleko yasheshiswa eminyakeni edlule"| I["Funa Isimiso Semikhawulo Sokubolekwa Kwendlu Yezakhiwo (isb., I-NY FAPA / ibha yokusheshisa yeminyaka emi-4 kuya kweyisi-6)"]
    H -->|"Azikho izitatimende zanyanga zonke ezithunyelwa phakathi neminyaka engasebenzi"| J["Cela i-CFPB TILA Reg Z Guidance: Funa ukususwa kwayo yonke inzalo nezimali eziqoqwe phakathi neminyaka ethule"]

Isigaba 1: "Isikweletu Se-Zombie" Engavikelekile kanye nogibe lokuvuselela iSitatimende Semikhawulo¶

Okungavikelekile isikweletu sama-zombie sisho ibhalansi yekhadi lesikweletu elidala, izikweletu zezokwelapha, izikweletu zosuku lokukhokha, izikweletu zefoni, noma amabhalansi okuntuleka kwemali mboleko yezimoto (asele ngemva kokuthathwa kwemoto) okungenani aneminyaka engu-3 kuya kwengu-15 ubudala*. Amabhange okuqala ngokuvamile "akhokhisa" ama-akhawunti angavikelekile ngemva kwezinsuku ezingu-180 zobugebengu ngezinjongo zentela nokubalwa kwezimali, abese ethengisa amaspredishithi amakhulu edijithali ama-akhawunti akhokhisiwe kubathengi bezikweletu ngesenti elingu-1 kuya ku-4 ngedola.

Ukuqonda amawashi amabili ahlukene kuzo zonke izikweletu zomthengi¶

Abathengi bavamise ukudida Iwashi Lokubika Ngesikweletu kanye Nesimo Somthetho Sewashi Lemikhawulo. Zibuswa yimithetho ehluke ngokuphelele futhi zisebenza ngezikhathi ezihlukene:

1. Iwashi Lokubika I-Credit Bureau (Federal FCRA, 15 U.S.C. Isigaba 1681c©):
2. Imi Iminyaka Eyisi-7 (+ Izinsuku Eziyi-180): E-United States, i-akhawunti yobuhlongandlebe ingavela emibikweni yakho yekhredithi ye-Equifax, Experian, kanye ne-TransUnion okungenani iminyaka engu-7* (ikalwa kusukela ngedethi eyizinsuku eziyi-180 ngemva kweDate of First Delinquency, noma i-DOFD, eyandulele iqoqo). E-Canada, iwindi lokuhlanza lokubika ngesikweletu yi-*6 kuya ku-7 iminyaka *; e-United Kingdom, kuyiminyaka engu-6 kusukela kokuzenzakalelayo; e-Australia, kungu- 5 iminyaka kokuzenzakalelayo okujwayelekile.
3. "Ukuguga Kabusha" Kwemibiko Yesikweletu: Umthengi wesikweletu akakwazi ukuqala kabusha ngokusemthethweni iwashi leminyaka engu-7 lokubika ngesikweletu ngokuthenga isikweletu, ngokuvula "idethi entsha yomugqa wokuhweba weqoqo," noma ngisho nokuthi wenze inkokhelo ethile. Uma umthengi wesikweletu eshintsha Idethi Yokungalaleli Kokuqala embikweni wakho wesikweletu ukuze enze isikweletu sango-2015 sibukeke njengesizenzakalelayo sango-2024, wenze okungekho emthethweni ukuguga kabusha ngaphansi kwe-Fair Credit Reporting Act. Yiphikise ngokushesha ngokubhala nama-credit bureaus kanye ne-CFPB.
4. Iwashi leSimo Secala Lemikhawulo (Umthetho Wenkontileka Yesifunda / Wesifundazwe):
5. Isukela Kweminyaka emi-3 kuye Kweyi-10 (Iminyaka Evame Kakhulu Emi-3 kuye Kwengu-6): Lona umnqamulajuqu wokuba umkweleti noma umthengi wesikweletu akuvulele icala lombango enkantolo. Uma lo mnqamulajuqu usuphelelwe yisikhathi, isikweletu siba "isikhathi esivinjelwe."
6. Lokho Okuvinjelwa Umthetho we-CFPB F (12 CFR Isigaba 1006.26): Ngaphansi Komthethonqubo we-CFPB wenhlangano F, umqoqi wezikweletu unqatshelwe ngokuqinile ekumangaleleni noma ekusongeleni ngokumangalela umthengi esikweletini esivinjelwe isikhathi. Ngisho nokusho ukuthi isenzo somthetho singenzeka esikweletini esivinjelwe isikhathi kuwukwephulwa kwesibopho esiqinile somthetho wenhlangano.

Sisebenza kanjani iSitatimende Sokukhawulelwa Revival Trap (futhi sithi sivinjiwe)¶

Nakuba umqoqi engakwazi ukukumangalela esikweletini esivinjelwe isikhathi eningi lezifundazwe (futhi e-Mississippi nase-Wisconsin, ukuphelelwa yisikhathi kwesimiso semikhawulo kusicisha ngokuphelele isikweletu ngokwaso), umqoqi kwezinye izifundazwe eziningi usavunyelwe ukukucela ukuba ukhokhe isikweletu esivinjelwe ngokuzithandela ngokuzithandela, inqobo nje uma bengasongeli icala elidingekayo futhi lifaka phakathi icala eligunyazwe lesikhathi.

Nansi ingozi: cishe uhhafu wezifunda zase-U.S. nasezifundazweni ezimbalwa zase-Canada, umthetho ovamile othi Ukuvuselela Ngenkokhelo Eyingxenye noma Ukuvuma Okubhaliwe kusasebenza: - Imvuselelo Yenkokhelo Engaphelele: Ukuthumela isheke lika-\(5, ukunikeza umqoqi ikhadi lakho lasebhange ngenkokhelo engu-\)10, noma ukuvumela umqoqi ukuthi aqhube inkokhelo encane kuqalisa kabusha isimiso semikhawulo seminyaka eminingi kusukela ngedethi yaleyo nkokhelo. - Imvuselelo Yokuvuma Okubhaliwe: Ukusayina isithembiso sokukhokha, ukuphendula i-imeyili noma umlayezo wombhalo othi "Ngiyazi ukuthi ngiyakweleta le mali futhi ngizozama ukukukhokhela ngenyanga ezayo," noma ukusayina uhlelo lobunzima kungase kube ngokomthetho isithembiso esibhaliwe sokukhokha esiqala kabusha isimiso semikhawulo. - Izifunda ezinezivikelo ezisemthethweni zokulwa nokuvuselela: - Izindawo Zokucisha (Iqoqo Linqatshelwe Noma Ukuvuselelwa Kuvinjelwe Unomphela): Mississippi (Mis. Isigaba Sekhodi 15-1-3), Wisconsin (Wis. Stat. Isigaba 893.05), kanye New York (UMthetho Wokulunga Kwekhredithi Yabathengi / I-CPLR Isigaba sesikweletu esibeka* isikweletu* sesigaba* sesikweletu* esisetha* imikhawulo futhi ivinjwe unomphela noma iyiphi imvuselelo ngokukhokha ingxenye noma ukuvuma okubhaliwe uma sekuphelelwe yisikhathi). - Isho Lapho Inkokhelo Eyingxenye Yodwa Ingakwazi Ukuvuselela Isikweletu Esivinjelwe Isikhathi: California (I-Cal. Code Civ. Proc. Isigaba 360 & Civ. Ikhodi Yesigaba 1788.14: sidinga isithembiso esibhaliwe esisayiniwe esisha ukuze ukhokhe, futhi abaqoqi abakwazi ukumangalela ngesikweletu esivinjelwe isikhathi), Texas (I-Tex. Fin. ivuselelwe ngenkokhelo noma ngokuvuma), Maryland, Arizona, Massachusetts, Illinois, North Carolina, Oregon, Washington, kanye Nevada.

Isigaba sesi-2: I-Zombie Second Mortgage kanye Nenhlekelele Yokuqanjwa Kwe-HELOC Ethule¶

Nakuba isikweletu se-zombie esingavikelekile siwusongo lwecala, i-*zombie second mortgage ** iwusongo oluqondile lokuthatha indlu yakho.

I-Zombie Second Mortgage idalwe kanjani¶

Ngesikhathi sokukhula kwezindlu ngo-2004 kuya ku-2008, izigidi zabanikazi bezindlu zathenga amakhaya zisebenzisa "imalimboleko engu-80/20 ye-piggyback" (imalimboleko yokuqala engamaphesenti angama-80 kanye nesamba semali esibolekiwe sesibili esingamaphesenti angama-20 ukuze kugwenywe umshwalense wezindlu ezizimele) noma zakhipha Imigqa Yesikweletu Ye-Home Equity (HELOCs). Ngenkathi inkinga yezezimali yango-2008 ifika futhi amanani ezindlu ehla, izigidi zabanikazi bezindlu zasala ngemuva futhi zaxoxisana ngokuthi Ukuguqulwa Kwemalimbolekokuboleko wabo wokuqala*.

Kwenzekani nge-mortgage yesibili engamaphesenti angu-20? 1. Ngenxa yokuthi ikhaya belingaphansi kwamanzi kakhulu (libiza kancane kunemali ebolekiwe yokuqala iyodwa), ukubikezela imali-mboleko yesibili ngo-2010 bekuzokhipha amadola aziro kumashonisa wesibili. 2. Esikhundleni sokweqa, ibhange lesibili lemali ebolekiwe buthule likhokhise i-mortgage yesibili ezincwadini zalo zangaphakathi, liyeke ukuthumela izitatimende zenkokhelo yanyanga zonke, futhi lathengisa inothi lesibambiso sesibili esimisiwe kumthengi wesikweletu ngamasenti angu-1 kuya kwangu-5 ngedola. 3. Ngenxa yokuthi umnikazi womuzi uguqule imali yakhe yendlu yokuqala futhi akazange athole enye ibhilidi yenyanga emalini ebambiswayo yesibili iminyaka eyi-10 kuya kwengu-15, umnikazi womuzi ukholelwa ngokunengqondo ukuthi imali ebolekiwe yesibili ihlanganiswe nokuguqulwa kwento yokuqala yokubolekwa kwempahla, exolelwe ngaphansi kwe-National Mortgage Settlement ka-2012, noma yasulwa. 4. I-Ambush Namuhla: Ngisho noma kukhokhiswa inothi lesithembiso noma isikweletu somuntu siqu sikhishwa eSahlukweni 7 sokuqothuka, imali ebolekwayo erekhodiwe (i-Deed of Trust) ihlala inamathiselwe kumarekhodi omhlaba wesifunda ngokumelene netayitela lendawo (in rem) ngaphandle kwalapho kurekhodiwe Ukukhishwa / Ukudluliswa Kwemalimboleko okusemthethweni. Njengoba amanani ezindlu ekhuphukile, abathengi bezikweletu zezabelo ezizimele bathumela ngokushesha Isaziso Sokuzenzakalelayo / Inhloso Yokubikezela, befuna uthishanhloko wangempela *kanye no-\(40,000 kuya ku-\)80,000 wenzalo yesikhathi esidlule futhi bakhokhe imali ekhokhwayo ngemva kweminyaka engu-14 beqongelela imali eyodwa

Isigaba sesi-3: Izikhali ezisemthethweni eziyisi-6 zokunqoba ukuvalwa kweZombie Second Mortgage¶

Uma uthola ukufunwa kweqoqo, Isaziso Sokuzenzakalelayo, noma Isaziso Sokuthengiswa Kwe-Trustee kwi-mortgage yesibili ethule noma i-HELOC, gomela lezi zivikelo zezomthetho eziyisithupha kanye nesifunda ngokushesha:

Isigaba sesi-4: Ukuhlolwa kwesinyathelo ngesinyathelo ukuze uqinisekise ukuthi i-Zombie Second Mortgage yakho yaxolelwa noma yacinywa.¶

1. Hlola 2012 National Mortgage Settlement (NMS) & HAMP 2MP Records: Phakathi 2010 kanye 2016, ngaphansi federal Home Affordable Modification Program Second Lien Modification Program (2MP) kanye $25 Billion National Mortgage Settlement (okubandakanya i-Farrygowide Bank, i-Moorgan, i-Farrygo, i-Morgans, i-Farrygowide Bank, i-JPY, i-JPV, i-Morgans, i-Farrygo, i-JPV, i-Home Affordable Modification Programme I-Chase/WaMu, i-Citigroup, ne-Ally/GMAC), amabhange amakhulu kwakudingeka ukuthi acime futhi akhulule amakhulu ezinkulungwane zezikweletu zesibili. Ngezinye izikhathi, ibhange lalicima isikweletu ngaphakathi, lihluleke ukurekhoda ukukhishwa kwesikweletu sesifunda, futhi ngephutha lifake i-akhawunti ekuthengisweni kwenqwaba eminyakeni kamuva. Funa ilogu yesevisi ephelele ebhange lokuqala.
2. Thola Imibhalo Yakho Yeholo le-IRS Nemali Engenayo Yefomu 1099-C: Hlola ukuthi ibhange langempela liyikhiphile yini Ifomu Le-IRS 1099-C (Ukukhansela Isikweletu) Ngekhodi Yomcimbi Ekhonjwa F noma G. Kuhlanganiswe nezincwadi zokukhokhelwa, lokhu kusiza ukufakazela ukuthi asikho isikweletu esikhona.
3. Hlola Umlando Wesihloko Serekhoda Yakho Yesifunda / Isibhalisi Somhlaba: Donsa amakhophi: (a) Itayitela Lesibili Lokwethenjwa** (hlola Idethi Yokukhula: inothi lebhaluni leminyaka eyi-10 noma engu-15 elivuthwe ngo-2016 noma 2021 livamise ukubangela iminyaka emi-4 ukuya ku-6); (b) noma yisiphi sangaphambili Isaziso Sokuzenzakalelayo (NOD) esirekhodwe phakathi kuka-2008 no-2015 (okufakazela ukusheshisa kwangaphambili); kanye © nawo wonke Ukunikezwa Kwetayitela Lokuthenjwa okurekhodiwe (kubheka izikhala noma abanikezeli abangasekho).
4. Faka Isikhalazo Esisemthethweni ne-CFPB kanye Nommeli Jikelele Wesifunda Sakho: Faka ku consumerfinance.gov/complaint kanye neYunithi Yokukhwabanisa Yabathengi Yombuso wakho Wommeli Jikelele, zombili ezishushisa ngokuqhubekayo izimfuno ze-TILA ezingekho emthethweni zenkathi ethule emalini ebolekiwe yesibili ye-zombie.

Isigaba sesi-5: Izinhlamvu eziguquguqukayo zokumisa abaqoqi bezikweletu ze-Zombie kanye ne-Zombie Second Mortgages¶

Isifanekiso 1: Isikhathi Esivinjelwe "Isikweletu Se-Zombie" Engavikelekile Nencwadi Yokumisa Ukuxhumana¶

Thumela le ncwadi nge-*Imeyili Eqinisekisiwe Ye-USPS Nerisidi Yokubuyisela Iceliwe (noma Imeyili Ebhalisiwe) kunoma yimuphi umqoqi ofuna inkokhelo ngesikweletu esingavikelekile esiphelelwe yisikhathi:

[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]

Isifanekiso 2: I-Zombie Second Mortgage RESPA Notice of Error (NOE), Isicelo Solwazi (RFI), kanye ne-TILA Retroactive Interest Dispute¶

Thumela le ncwadi nge-Imeyili Eqinisekisiwe Nerisidi Yokubuyisela Iceliwe ku-ikheli elikhethekile elikhethwe isisebenzi se-mortgage ngezaziso ze-QWR / NOE / RFI (hlola iwebhusayithi yabo noma ngemuva kwencwadi yabo ukuze uthole ikheli elithi "Isicelo Esibhaliwe Esifanelekayo / Isaziso Sephutha" ngqo):

[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]

Isigaba sesi-6: Imithetho yamazwe ngamazwe yemikhawulo kanye nezinhlaka zokushoda kwempahla ebanjiswayo¶

• I-United Kingdom (Isikweletu Esivinjelwe Umthetho & Ukushoda Kwendawo yokuhlala ngaphansi koMthetho Okhawulelwe 1980):
• Isikweletu Somthengi Esingavikelekile (Iminyaka Eyisi-6 e-England, e-Wales, naseNyakatho Ireland; Iminyaka engu-5 e-Scotland): Ngaphansi kweSigaba 5 Somthetho Womkhawulo 1980, isikweletu esilula senkontileka esingavikelekile (ikhadi lesikweletu, i-overdraft, imalimboleko yomuntu siqu, ibhilikhithi yezinsiza) siba kuvinjelwa umthetho ngemva kokuphuma kwedethi engu-6 yesenzo sokukhokha noma usayine ukuvuma okubhaliwe ngaleso sikhathi seminyaka engu-6). Ngaphansi kokuthi I-Financial Conduct Authority (FCA) Consumer Credit Sourcebook (CONC 7.15), umqoqi akakwazi ukusho noma asikisele ukuthi izinyathelo zokuphoqelela umthetho zingathathwa uma isikweletu sivinjelwe ngokomthetho. E-Scotland, ngaphansi koMthetho we- Prescription and Limitation (Scotland) Act 1973, izikweletu zabathengi ziyacinywa ngokuphelele ngemva kweminyaka engu-5 ngaphandle kokukhokha noma ukuvuma okubhaliwe, okusho ukuthi isikweletu siphela ngokusemthethweni futhi ngeke sivuselelwe ngisho noma wenze iphutha kamuva.
• Ukushoda Kwempahla Yezindlu (Iminyaka Eyi-12 Kuthishanhloko, Iminyaka Eyisi-6 Enzalweni): Ngaphansi kweSigaba 20 Somthetho Okhawulelwe 1980, uma ikhaya lithathwa kabusha noma lithwala inkokhiso yemali yendlu elele e-England nase-Wales, isikhathi esinqunyelwe iminyaka eyi-12 ukuze kubuyiselwe imali imali eyinhloko kanye nenhloko6 kuphela intshisekelo*. Ukwengeza, ngaphansi kwemithetho ethi I-FCA Mortgages kanye Nezezimali Zasekhaya: Ukuziphatha Kwebhizinisi (MCOB 13.6), uma umbolekisi ehlose ukulandela ukushoda kwempahla yendlu ngemuva kokuthengisa/ukubuyiselwa, kufanele azise obolekayo ngenhloso yakhe phakathi iminyaka engu-6 yokuthengisa.
• I-Canada (Izenzo Zokukhawulelwa Kwesifundazwe Nokucisha):
• Zonke izifundazwe zase-Canadian zisetha isikhathi esiqinile somkhawulo esiyisisekelo sokumangalela esikweletini esingavikelekile (sibalwe kusukela ngedethi yokukhokha kokugcina noma ukuvuma okubhaliwe ngaphambi kokuphelelwa yisikhathi): iminyaka engu-2 e-Ontario (Umthetho Wemikhawulo, 2002), British Columbia (Umthetho Wokukhawula, SBC 2012 Act*), *** I-Saskatchewan, Nova Scotia, kanye ne Brunswick Entsha; Iminyaka emi-3 e-Quebec (Ikhodi Yomphakathi YaseQuebec, lapho ukuphelelwa yisikhathi kwenkathi yeminyaka emi-3 kadokotela kucisha ilungelo lesenzo); kanye iminyaka engu-6 e-Manitoba, Prince Edward Island, Newfoundland neLabrador, kanye nezindawo.
• Umthetho Oyinhloko Omelene Nemvuselelo e-Ontario nase-BC: Ngaphansi Ngaphansi kwesigaba 13(9) se-Ontario Limitations Act, 2002 kanye Nesigaba 24(7) se-BC Limitation Act, ukuvunywa noma inkokhelo eyingxenye kusetha kabusha iwashi leminyaka engu-2 kuphela uma lenziwe -inkathi yokuphelelwa yisikhathiNgaphambi kwewashi eliphelelwe yisikhathi. Uma isikhathi somkhawulo seminyaka engu-2 sesiphelelwe yisikhathi e-Ontario noma BC, inkokhelo elandelayo noma ukuvuma okubhaliwe AKULIVUSISI ilungelo lokumangalela. Ngezindlu ezibolekiwe zezakhiwo zangempela e-Ontario, isikhathi esinqunyelwe iminyaka eyi-10 ngaphansi koMthetho Wemikhawulo Yempahla Yangempela.
• I-Australia (Imithetho Yemikhawulo Yesifunda Nekhodi Kazwelonke Yezikweletu):
• Ngamakhadi esikweletu angavikelekile, imalimboleko yomuntu siqu, nezikweletu, isikhathi somkhawulo iminyaka engu-6 yonkana I-New South Wales, Victoria, Queensland, Western Australia, South Australia, ne-Tasmania (kanye neminyaka emi-3 eNyakatho Yendawo). Okubalulekile, kokuthi New South Wales (ngaphansi kweSigaba 63 soMthetho Okhawulelwe 1969 (NSW)), ukuphela kwesikhathi somkhawulo seminyaka engu-6 kusicisha ngokuphelele isihloko sesikweletu kanye nelungelo, okusho ukuthi isikweletu esivinjelwe isikhathi ku-NSW sifile unomphela futhi ngeke siphinde sivuselelwe ngenkokhelo yakamuva. Ngaphansi kokuthi I-ACCC kanye Nemihlahlandlela Yokuqoqwa Kwezikweletu ze-ASIC, ukusongela izinyathelo zomthetho noma ukuphishekela isikweletu esivinjwe umthetho ngemva kokuthi umthengi ethi akukho nkokhelo ezokwenziwa kuwukuziphatha okungafanele.

Imibuzo evame ukubuzwa¶

Ingabe ukukhishwa kokuqothuka kweSahluko 7 kusukela eminyakeni eyi-10 edlule kusula i-Zombie Second Mortgage yokubolekwa endlini yami?¶

Cha, hhayi ngokuzenzakalelayo. Ukukhishwa kokuqothuka kweSahluko 7 kukusula unomphela isibopho somuntu siqu (ngomuntu) kukho kokubili isikweletu sakho sokuqala nesesibili, okusho ukuthi umqoqi wesibili we-zombie ngeke akumangalele mathupha ukuze uthole isahlulelo semali noma ahlobise iholo lakho. Nokho, ngaphansi kwesinqumo seNkantolo Ephakeme yase-U.S Johnson v. Home State Bank futhi Dewsnup v. Timm, isikweletu esirekhodiwe sokubolekwa kwezindlu sidlula eSahlukweni 7 sokuqothuka sinjalo (ku-rem). Umthengi wesikweletu usengazama ukuvala indlu ngokwayo ngaphandle kwalapho isikweletu sivinjelwa umthetho we-mortgage wesifunda sakho semikhawulo, ehlulwe ngaphansi kwe-TILA Regulation Z, noma ephucwe icala elisha lokuhlela kabusha iSahluko 13.

Kuthiwani uma umqoqi wezikweletu engimangalela enkantolo ngesikweletu engaziyo ukuthi sidlule umthetho wemikhawulo?¶

Kusafanele ufake isicelo esibhaliwe esisemthethweni Phendula nomabhalane wenkantolo ngaphambi komnqamulajuqu wempendulo (imvamisa izinsuku ezingama-20 kuye kwezingama-30) futhi aveze ngokucacile I-Affirmative Defense: Ukuphelelwa yisikhathi Kwesimiso Semikhawulo. Ezifundeni eziningi, ijaji ngeke lihlole iminyaka yesikweletu uma wehluleka ukuvela; uma uziba amasamanisi, umqoqi uzowina Isahlulelo Esizenzakalelayo esisebenza ngokuzenzakalelayo esingasebenza iminyaka eyi-10 kuye kwengama-20. Thumela impendulo yakho ephakamisa iSitatimende Semikhawulo yokuzivikela futhi uxhumane nommeli we-FDCPA yomthengi ukuze umangalele umqoqi, ngoba ukumangalela isikweletu esivinjelwe isikhathi kuwukwephulwa kwesibopho sezomthetho esiqinile se-CFPB Regulation F (12 CFR Isigaba 1006.26(b)) esikunika igunya lokuthola umonakalo ongokomthetho kanye nezindleko zommeli.

Ngingakwazi ukuthengisa noma ukukhokhela kabusha indlu yami uma i-Zombie Second Mortgage isavela ekusesheni kwami ​​isihloko?¶

Uma uzama ukudayisa noma ukubuyisela kabusha, inkampani yomshwalense wetayitela iyonqaba ukuvala ngaphandle uma kukhishwa i-Deed of Trust yesibili erekhodiwe. Nokho, AKUMELE ukhokhe imfuno yenkokhelo ekhuphukayo etafuleni lokuvala. Okokuqala, uma isimiso semikhawulo ye-mortgage foreclosure sesiphelelwe yisikhathi esifundeni sakho, ummeli wezindlu ezithengiswayo angafaka Isenzo Sesihloko Esithulile (noma isicelo sokukhipha isifinyezo esisemthethweni, njengangaphansi kweSigaba 1501(4) se-RPAPL yaseNew York) sicela ijaji ukuthi lesule imali ebolekiwe yesibili evinjelwe isikhathi kumarekhodi omhlaba wesifunda ngamadola aziro. Okwesibili, uma ilayisensi ingavinjelwanga isikhathi, ukuphoqelela Umthetho we-TILA Z ukuthi ukhiphe inzalo yenkathi ethule engekho emthethweni yeminyaka eyi-10 kuye kwengu-15 kuphoqa umqoqi ukuthi anciphise isidingo senkokhelo noma akhokhe ingxenye encane kathishanhloko.

Uma ngiphikisa isikweletu se-zombie embikweni wami wesikweletu, ingabe ukusiphikisa kuqalisa kabusha isimiso semikhawulo?¶

Cha. Ukufaka ingxabano ne-Equifax, Experian, noma TransUnion ngaphansi kweFair Credit Reporting Act, noma ukuthumela Incwadi Yempikiswano Yokuqinisekisa Isikweletu enkampanini eqoqayo ethi "Ngiyasiphikisa sonke lesi sikweletu," akulokothi kuqale kabusha isimiso semikhawulo noma iwashi leminyaka engu-7 lokubika ngesikweletu. Ukugomela ngokubhala ukuthi uyaphikisana nesikweletu kuphambene ncamashi nokuvuma okubhaliwe noma isithembiso sokukhokha.

Imithombo ihloliwe¶

• I-Consumer Financial Protection Bureau (CFPB) (United States): Regulation F (Fair Debt Collection Practices Act), 12 CFR Isigaba 1006.26 kanye Nombono Wokweluleka we-CFPB Ngesikweletu Esinqatshelwe Isikhathi (April 2023).
• I-Consumer Financial Protection Bureau (CFPB) (United States): Truth in Lending Act (TILA) Regulation Z, 12 CFR Isigaba 1026.41(e)(6) kanye RESPA Regulation X, 12 CFR Izigaba 1024.35 kanye 1024.36.
• Federal Trade Commission (FTC) (United States): Fair Credit Reporting Act (FCRA), 15 U.S.C. Isigaba 1681c©.
• Izinguquko Zomthetho Zombuso (United States): New York Foreclosure Abuse Prevention Act (FAPA, CPLR Isigaba 213(4)) kanye Nomthetho Wokulunga Kwesikweletu Sabathengi (Isigaba 214-i se-CPLR); I-California Civil Code Isigaba 1788.14; Texas Finance Code Isigaba 392.307.
• FCA (United Kingdom), Ontario Limitations Act (Canada), & ACCC/ASIC (Australia): Limitation Act 1980 (UK) & FCA CONC 7.15 / MCOB 13.6; Umthetho we-Ontario Limitations, 2002 (Isigaba 13(9)); kanye ne-NSW Limitation Act 1969 (Isigaba 63).

Iziqondiso ezihlobene¶

• Ukuhlukunyezwa kwabaqoqi bezikweletu
• Isaziso sokudliwa kwempahla, ukubekezela kwe-mortgage, kanye nokunciphisa ukulahlekelwa
• Ukuqothuka kwebhizinisi elincane noma komuntu siqu: Isahluko 7 vs. 13 triage
• Usebenze ngecala lombango
• Ukwebiwa kwetayitela, ukukhwabanisa kwetayitela lekhaya, kanye nokuvikela itayitela lomgunyathi
• Izinombolo zesimo esiphuthumayo ngezwe