All in Regulation Z

Compliance Considerations for CD Secured Loans

Adam Witmer
Compliance Management, BSA, Fair Lending, CRA, Regulation Z

Compliance requirements for CD secured loans are not typically a huge topic of discussion for compliance seminar speakers or article authors.  That said, one of our members suggested this topic (you know who you are!), and I think it is a great topic to write on from the perspective of CD secured loans, rather than just bringing up these loans when discussing applicable regulations (which is usually the way it happens). The truth is that most financial institutions (and regulators) just…

TRID Purpose on Construction Loans

TRID Purpose on Construction Loans

Adam Witmer
Regulation Z, TRID

This Compliance Clip reviews how to disclose the loan purpose for construction loans. This is a topic we continue to see issues on as it is actually a bit more complex than it needs to be. Adam breaks down examples of construction loans that are listed under TRID as a purchase, refinance, and construction loan.

Revised Loan Estimate Expiration Date

Revised Loan Estimate Expiration Date

Adam Witmer
Regulatory Update, Regulation Z, TRID

In this Compliance Clip (video), Adam explains how the rule changes for completing the expiration date for a revised Loan Estimate could quite possibly be the biggest change to TRID 2.0. This is definitely something every creditor needs to review and ensure they understand the new rules so that they don't end up with violations during their next audit report.

TRID 2.0: Rate Locks and Revised Disclosures

Adam Witmer
Regulation Z, TRID

Section 1026.19(e)(3)(iv)(D) of Regulation Z requires a creditor to provide a revised Loan Estimate within three business days after the date an interest rate is subsequently locked on a loan where an initial LE was issued without a (signed) rate lock agreement in place.  In other words, if a rate was initially floating and is later locked, a revised LE must be provided within three business days of the rate lock.

Resetting Tolerances with a Loan Estimate for TRID 2.0

Adam Witmer
Regulation Z, TRID

One of the key provisions of TRID rules relates to the “good faith” requirement, which essentially provides certain tolerance thresholds that must be honored for applicants who are quoted certain fees on the Loan Estimate (LE).  Tolerance requirements actually pre-date TRID but were a big part of the consumer protection requirements of TRID. TRID 2.0 has made two minor revisions to the original rules regarding using a revised estimate in calculating good faith requirements.

When is a Revised Loan Estimate Required

Adam Witmer
Regulation Z, TRID

As the Loan Estimate (LE) rules have been around for a few years now, there still seems to be some confusion about the good faith requirements in regards to tolerances and cures.  In my experience, much of this confusion is a result of financial institutions reissuing too many LEs and not fully understanding the revised Loan Estimate requirements. The reality is that many financial institutions provide far more revised Loan Estimates than are necessary.  This “overdisclosing” of the LE creates more work for mortgage processors and creates confusion for customers.

TRID Resetting Tolerances With a Closing Disclosure

Adam Witmer
Regulatory Update, Regulation Z, TRID

On April 26, 2018, the CFPB released a second set of TRID amendments which address when mortgage lenders with a valid reason may pass on increased closing costs to consumers and disclose them on a Closing Disclosure instead of a Loan Estimate. “Specifically, a timing restriction on when the creditor may use a Closing Disclosure to communicate closing cost increases to the consumer could prevent a creditor from charging the consumer for those cost increases despite a valid reason for doing so, such as a changed circumstance or borrower request. This article takes an in-depth look at the new rules and how they apply to community banks and credit unions.

Precise vs General Business Day Under Regulation Z

Adam Witmer
Regulation Z, TRID

While logic would tell us that a definition should be consistent from one regulation to another, reality tells us that this is anything but the truth.  When I teach compliance schools where we work through regulations from top to bottom, I always make an effort to point out the difference in the definition of “business day” as the definition varies - sometimes greatly - from one regulation to another.  In fact, Regulation Z actually has two different definitions for business day: the precise definition and the general definition.

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