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Tuesday, December 24, 2013

Foreclosure Hearing Park Sterling Gaston County NC

The following is a summary of a foreclosure hearing that McGrath & Spielberger assisted a borrower with, and is provided for informational purposes only.



Mortgage Loan Servicer / Foreclosing Bank: Park Sterling

Distressed Property Address (City): Gastonia, North Carolina

Type of Distressed Property: Primary residence

Date of Foreclosure Hearing: December 17, 2013

Location of Foreclosure Hearing: Gaston County, NC

Bank’s Foreclosure Trustee: Authurs & Foltz, LLP

Borrower’s Attorney: Jason A. McGrath

Actions Taken by McGrath & Spielberger on Behalf of Borrower (Specifically in Relation to the Foreclosure Hearing): Motion to Continue Foreclosure Hearing filed, Attorney McGrath attended hearing for client.

Foreclosure Hearing Outcome: Borrower’s Motion to Continue granted, foreclosure hearing rescheduled, foreclosure avoided.

Is your mortgage loan GSE? The answer can impact loss mitigation and foreclosure.

Is your mortgage loan GSE? The answer can impact loss mitigation and foreclosure.


HUD Seal


As an attorney who represents distressed borrowers, I realize that many homeowners do not know who “owns” their mortgage loans. Many borrowers assume that the bank which originally lent the money is the owner of the loan; however, a large number of mortgage loans are owned by Government-Sponsored Enterprises (“GSE”), such as Fannie Mae or Freddie Mac. These are called "GSE loans". 


How does a loan become GSE? Typically, a private bank will lend to borrowers and then Fannie or Freddie will purchase the mortgage loan from the original lender. Borrowers are not necessarily notified of this transfer of ownership, and thus many are never aware that their original lender is no longer the owner of the loan note. Within the industry, the owner of a mortgage loan is often referred to as "the investor" even if the owner is not an entity that most of us would think of in that way. 


Does GSE vs. non-GSE play a role in whether struggling homeowners lose their homes due to foreclosureRules for loss mitigation are often different for GSE loans vs. non-GSE loans. Having a Government-Sponsored Enterprises loan could make you more likely to be foreclosed on and even be foreclosed upon more quickly. On the other hand, if your loan is GSE, there are mortgage relief / mortgage loan modification options which may be available to you which are not available to persons whose loans are owned by private banks, investors, etc. 


The bottom line is that the availability of mortgage loan modification programs and the guidelines for loss mitigation programs may differ for GSE versus non-GSE loans, and the rules pertaining to foreclosure can be different as well. The more educated you are on this topic, the better equipped you are in your quest for a successful outcome. The links above provide additional information for those who would like to know more, and of course there are many more resources available. We do provide foreclosure avoidance and mortgage relief services to borrowers in the states listed below. 


 

Wednesday, December 4, 2013

The Number One Problem for Small Limited Liability Companies

The #1 Legal Problem for Small Limited Liability Companies


McGrath and Spielberger represents small & medium-sized businesses and their owners. 

Business Owners Do Not Always See Eye to Eye


 The number one problem for small limited liability companies, based on McGrath & Spielberger's representation of small businesses and their owners, may be the lack of an Operating Agreement, also referred to as an "OA". Here are three examples of common situations in which the lack of an OA can be devastating to a limited liability company and its members.


1) The members have a disagreement that they cannot resolve, but there is no OA that sets forth the agreed upon method of settling such disputes. 
2) One member isn't contributing properly to the LLC but there is no OA which establishes the consequences of failing to act in the company's best interests.
3) The LLC, or at least some members, want to add or remove members, but there is no OA setting forth whether the company can do so and how.  


We create LLCs for clients, we prepare customized Operating Agreements for LLCs, and we generally provide the types of legal services that small to medium sized LLCs want and need. Of course, while we appreciate the business, we find it unfortunate that so many companies (and their owners/members) have had to come to us to ask for legal services and representation due to the lack of an OA. Had those same business owners hired a qualified attorney earlier in time, the lawsuits may have been avoided. We understand that everyone is very busy, and that it can be difficult to set aside the time and resources needed to get your company properly set up, but do you really want to risk endangering the business you've worked so tirelessly to create? 


Any of the three scenarios above can lead to the LLC members reaching an impasse, can increase the likelihood of a lawsuit, and may ultimately cause the LLC to be dissolved. Even if the situation doesn't get quite that bad, failing to set up the rules by which the LLC will be governed can result in wasted time, energy, and money, resources which should and would otherwise be dedicated to further building the company and increasing its chances of success. 


If an LLC does not have an Operating Agreement, the state's Limited Liability Company Act will generally control. However, most states' LLC Acts are very basic; they may not address the situation you find yourself in, or it may be that you simply don't want the generic default rules to be the ones which apply to your company, which has its own specialized needs. 


In this regard, a limited liability company is like most other things in this world: if you do it right from the ground up - which takes a little extra effort - you can create something which is built to last and to whether life's storms. 

Tuesday, November 12, 2013

How Many Foreclosed-Upon Homeowners are Still Living in the Home?



How Many Foreclosed-Upon Homeowners are Still Living in the Home?


In a recent report by RealtyTrac, a real estate tracking  website, an estimated 47% of bank-owned homes nationwide are still occupied by the previous owner who was foreclosed upon. I was surprised to learn the banks are allowing such a high percentage of homeowners to remain in their former homes, especially with the various options available to remove the foreclosed upon homeowners.


Bank Owned


While laws and procedures vary from state to state, generally  if there are no bidders or the opening bid is not met at the foreclosure sale, then the bank repossesses the property and becomes the legal owner. The property then becomes  known as Real-Estate Owned (“REO”) property. Dubbed by RealtyTrac as “Vampire REO”, the high number of former homeowners continuing to reside in their homes after foreclosure typically fall into one of four categories.



  1. Former homeowners who remain living in the house because the bank has not made efforts to remove them.

  2. Former homeowners who have a lease agreement in place with the bank, making them “legal tenants” of the property.

  3. Former homeowners who have not yet been legally evicted (eviction is pending) or the legal deadline to vacate has not yet been reached.

  4. Former homeowners who have made an agreement to peacefully vacate and the date agreed upon is in the future.


Of the four categories above, only the “legal tenants” are paying money to the banks. The other three groups consist of homeowners who are not paying a mortgage and are living for free in these REO houses. For whatever reason, the bank chooses not to put the property for sale in the real estate market, even though no profits are being made on these homes. With the real estate market beginning to recover, it leads me to wonder whether banks will continue to allow nearly half of their properties to be occupied by the former owners or become more aggressive in removing them after the foreclosure sale.


 


 

After the Foreclosure Sale: A Puzzling Time for Former Homeowners



After the Foreclosure Sale: A Puzzling Time for Former Homeowners


As attorneys who  represent many borrowers in foreclosure cases, although we have been fortunate to have great success in avoiding foreclosure for our clients, one of the most common questions our clients ask is, understandably,


If  we are foreclosed upon, do we have to immediately vacate the property?”  


Foreclosure Misery


 


The answer to that question isn’t as straightforward as one may think.


Generally, there are two different paths to remove the former homeowner after being foreclosed upon: (1) formal eviction process, and (2) informal negotiations between former homeowner and new owner (usually the lender bank or the highest bidder at the foreclosure sale). The first option of formal eviction can be costly and requires additional involvement of the justice system.  It is comparable to the process for evicting a tenant who has overstayed his/her welcome. The second route will generally take the form of the new owner making a monetary offer to the former owner in exchange for an agreement to vacate the premises peacefully and without causing any damage. This “cash for keys” option saves all parties from having to go through the hassle and costs of the eviction process.


Depending on the path chosen, a homeowner will be able to stay in his or her home for a short time period of perhaps a few weeks; others may continue to live in the foreclosed upon home for longer and even indefinite periods of time. Each case is different, and the length of time will depend on the laws of the state where the property is located, how aggressive the new owner is in ensuring the vacancy of the property, and any agreement entered into.

Sunday, November 10, 2013

BOA Mortgage Modification - a New Way to Scam Distressed Homeowners

BOA Mortgage Modification: a New Way to Scam Distressed Homeowners


As an attorney who represents many homeowners and other mortgage loan borrowers in mortgage relief, mortgage dispute, and foreclosure cases, especially in North Carolina (but also in Florida and Tennessee), I am (unfortunately) accustomed to the silly, illogical, and even illegal actions by mortgage loan servicers, mortgage lenders, and loan holders. Bank of America continues to lead the pack in ridiculous and illegal actions, although Wells Fargo's increasingly bad faith actions in 2013 have it breathing down BOA's neck. 


BOA Loss Mitigation Process


These clients, here in North Carolina, received a mortgage loan modification offer. To be objective and fair, BOA actually handled most of the modification process with fewer errors than usual. The modification period starts August 1, and the agreement specifically states "This means I must make all required payments on or before the days that they are due."


Consistent with my advice and the modification agreement, my clients acted responsibly and made payment approximately 1 week before the August 1 due date. Simple enough, right? WRONG.


BOA called to say that the payment was made too early, that it was not being applied to the modification program, and that payment has to be made exactly on August 1, not before.


I rarely find myself speechless, but . . . wow. BOA continues to lower its own industry low standards. No wonder this embarrassment of an organization is always among the most hated companies in America and subject to so many lawsuits alleging fraud and even intentional efforts to ruin its own borrowers.

Wednesday, October 2, 2013

Foreclosure Hearing Bayview Loan Servicing Union County North Carolina September 2013

The following is a summary of a foreclosure hearing that McGrath & Spielberger assisted a borrower with, and is provided for informational purposes only.


Mortgage Loan Servicer / Foreclosing Bank: Bayview Loan Servicing

Distressed Property Address (City): Indian Trail, North Carolina

Type of Distressed Property: Primary residence

Date of Foreclosure Hearing: September, 2013

Location of Foreclosure Hearing: Union County, NC

Loans Owed on Property: $300,000+

Bank’s Trustee:  Nationwide Trustee Services

Law Firm for Bank’s Trustee: Johnson & Freedman


Borrower’s Attorney: Jason A. McGrath

Actions Taken by McGrath & Spielberger on Behalf of Borrower (Specifically in Relation to the Foreclosure Hearing): Motion to to Dismiss and Motion for Sanctions filed, Attorney McGrath attended hearing.

Foreclosure Hearing Outcome: Continuance ordered, foreclosure prevented.

Friday, July 19, 2013

NationStar Mortgage Modification - We Love Guessing Games!

NationStar Mortgage Modification - We Love Guessing Games! (even if the borrowers don't)


Nationstar Loan Modification Maze


As an attorney who represents many homeowners and other mortgage loan borrowers in mortgage relief, mortgage dispute, and foreclosure cases, especially in North Carolina (but also in Florida and Tennessee), I am (unfortunately) accustomed to the silly, illogical, and even illegal actions by mortgage loan servicers, mortgage lenders, and loan holders. One of the typical issues is that, even when a servicer/lender complies enough with government backed modification programs like HAMP (Home Affordable Modification Program) or FHLMC (Freddie Mac) Standard Modification Program to offer a modification, the offer is confusing, incomplete, or even misleading. Some of the issues I've seen include these, for examples.



  • modification offer states a payment amount of $2,000 on page 1, but $2,250 on page 2;

  • modification offer contains conflicting deadlines and due dates, leaving the borrower unsure which date is the true deadline;

  • modification offer states that foreclosure will continue but also states that foreclosure will not continue;

  • modification offer leaves out basic information such as what modifications are actually being made.


Mortgage Loan Modification


Someone not familiar with the wreck of a system that is the mortgage relief industry would just think (understandably): "Ok, well that stinks, but for the most part you can just call and get some clarification, right?"  Well, yes and no . . . you can call, and you might get some clarification, but that verbal guidance does you absolutely no good if the bank later determines you acted incorrectly. Bank of America is not going to care that its employee - Latisha, ID #47892 - told you with absolute certainty that the correct amount is $2,000.00 if it later decides, unilaterally, that the correct amount was $2,250.00, it's just going to reject you from the modification program and move to foreclose. Also, the time it takes to get even a potentially correct clarification eats away at your deadline (assuming you were even told what the deadline is) to execute the modification agreement and make your first payment.


The NationStar modification offer I'm looking at does not state how to make payment, what format payment must be made in, or where to send payment.  I mean, really, a company dealing with money doesn't tell people trying to pay how to do so? Isn't this just basic stuff that a company dealing with billions of dollars would sort of know to communicate to people? I'm sure this is an "innocent mistake", since Nationstar has never been thought to have mislead anyone . . . oh, wait, nevermind


So, Nationstar, let's play a guessing game! Let's guess where to send the money and whether it should be in a certified check, a check over the phone, a wire transfer, an electronic funds transfer, or perhaps a sack of gold coins. Seems that Nationstar has been learning from Bank of America, and that can't be good thing, given BOA's typical practices. You would think, with all the money that Nationstar has made collecting debts and the profit is has reaped due to this financial crisis, it could afford to do things correctly. Well, actually, Nationstar can afford it, knows how to make money, does this kind of thing as its core business . . . makes one start to wonder how innocent of a mistake it is after all, hmm?


 


Guess I'll be making some calls to Nationstar today, which means unnecessary work (on my end and theirs), continued worry for my client, another delay caused by the mortgage loan servicer/lender, etc. I've done this long enough that I'm not surprised, but I remain disappointed.

Wednesday, June 5, 2013

Foreclosure Hearing Suntrust Mecklenburg County NC May 2013

The following is a summary of a foreclosure hearing that McGrath & Spielberger assisted a borrower with, and is provided for informational purposes only.


Mortgage Loan Servicer / Foreclosing Bank: Suntrust


Distressed Property Address (City): Charlotte, North Carolina


Type of Distressed Property: Primary residence


Date of Foreclosure Hearing: May, 2013        


Location of Foreclosure Hearing: Mecklenburg County, NC


Loans Owed on Property: $750,000+


Bank’s Trustee:  Nationwide Trustee Services


Law Firm for Bank’s Trustee: Johnson & Freedman / Cranford, Buckley, Schultze, Tomchin, Allen, & Buie


Borrower’s Attorney: Jason A. McGrath


Actions Taken by McGrath & Spielberger on Behalf of Borrower (Specifically in Relation to the Foreclosure Hearing): Motion to Continue Foreclosure Hearing filed, Attorney McGrath attended hearing.


Foreclosure Hearing Outcome: Motion granted, foreclosure prevented.

Friday, May 31, 2013

UPDATE: Mortgage Relief - Hope Loan Port Hands Jail Keys to Inmates

Mortgage Relief - Hope Loan Port Hands Jail Keys to Inmates - UPDATE


McGrath & Spielberger works with borrowers to save their homes.

UPDATE: I thought I would share an update that further exemplifies the significance of the problems that the situation described below creates. In one of our currently pending cases with Bank of America in North Carolina - a foreclosure matter in which our client is seeking mortgage relief / loss mitigation - BOA demanded additional documents and imposed a strict (but arbitrary) deadline. Guess what? BOA did not unlock the Hope Loan Port file, thus Bank of America prevented us from providing the very documents BOA was demanding by way of the system that BOA forces us to use. The exclamation of concern I shared with the Bank of America "Single Point of Contact" (the third or fourth "single" point of contact in this case) went completely ignored.


So, you might be thinking, "Well surely the borrower would not be penalized due to delays caused by BOA itself, right?" Wrong. Unfortunately, completely wrong. Unless we are able to find away around this problem created by BOA and its control of the Hope Loan Port system, the loss mitigation request will be denied by Bank of America for "Failure to provide requested documentation." Since we almost always find away around, over, under, or through the unnecessary and sometimes mind-boggling obstacles that are thrown in our way by lenders/loan servicers like Bank of America, Bayview Loan Servicing, Suntrust, Wells Fargo, etc., I suspect we'll find away around this one. But we shouldn't have to, that's the point. Would any single one of you be okay with being pushed further toward losing your home due to this kind of nonsense?


It's never wise or fair to grant one side unilateral power and control, and it's also completely contrary to the core principles we have fought for centuries to establish and maintain in this country.


 Original post below


Certain mortgage loan servicers, like Bank of America, force us to use a "neutral" online platform to submit mortgage loan relief and loss mitigation applications. This platform is known as Hope LoanPort (although it does not own the rights to that URL, apparently). The primary problem is that one cannot upload documents into this system unless the bank / mortgage loan servicer allows it.


Hope LoanPort documents screen - click to enlarge


Hope LoanPort documents


For example, let's say that you need to update your hardship affidavit because you have suffered an additional hardship or your circumstances have changed. You can't do it unless BOA allows you to; you are locked out at the bank's whim. Just what we need, right, handing the keys to the jail to the very inmates we are trying to reform? After all, the large banks have always proved themselves to be model corporate citizens which can be trusted to do the right thing. (Or, perhaps not.)


 

 

 

 

 

Wednesday, May 29, 2013

BOA Mortgage Relief: Inaccurate Dating of Legal Documents

Bank of America Mortgage Relief: Inaccurate Dating of Legal Documents


Bank of America's practice in mortgage loan relief / loss mitigation matters is to send documents out with inaccurate dates, often leading to unfair "deadlines".

As an attorney who represents many homeowners and other mortgage loan borrowers in mortgage relief, mortgage dispute, and foreclosure cases, I of course have to be very aware of relevant deadlines, whether imposed by courts, mortgage lenders, loan servicers, or anyone else. It's well-established that a document should accurately reflect the date that the document is sent out, with perhaps a 24 hour grace period for non-legal documents. BOA - Mayan CalendarWhy, then, are almost all documents we receive in the mail from Bank of America (including documents sent via overnight mail, and including binding legal agreements with formal deadlines) sent out at least 7 to 10 days after the date on the document?


When this happens once in a while, and for items not sent overnight mail, you figure that it could be a normal delivery delay. However, after years of this, it's very clear that BOA's system is intended to send key documents out well after the date on the document. Why do I say it's intentional? Because any such "problem" is not difficult to fix, so a repeating pattern for years is a clear indication of intent. I would also point out that this is generally not the case with other lenders/loan servicers.


If you are wondering why this matters, consider this actual scenario:



  1. After being given the run-around for years, the borrowers are offered a trial modification, which they accept.

  2. Borrowers successfully complete the 3 month trial modification period and are waiting for the permanent modification offer, which does not arrive when expected. Borrowers are concerned, as the month is half over and the assumption is that some payment will be due at the end of the month, but the amount and terms are unknown, since the trial period is over.

  3. Calls have to be made to Bank of America to ask "What is going on?"

  4. Bank of America finally sends a permanent modification offer. The date on the documents is 12 days earlier than when the documents were sent out (provable by the tracking data).

  5. By the time the borrowers receive the permanent modification contract offer via overnight mail - 12 days after the date on the documents - the deadline for accepting the offer is only days away. Borrowers have almost no time to consider the offer and have it reviewed by an attorney, and are thus feel forced to accept at risk of again facing foreclosure.


The Federal Government monitors certain deadlines imposed on mortgage lenders and mortgage loan servicers. What Bank of America has done is created a paper trail which shows, on its face, that documents were sent in a timely fashion and that the borrowers had plenty of time to respond. Ok, well, fine, we can prove the actual timeline - but to whom? A huge misconception is that there are courts out there, just waiting for wronged borrowers to walk in the door, for free, and get these kind of situations resolved easily and quickly. This simply isn't true.


I ask you, dear readers . . . do any of you use this business practice, dating documents and then not sending them out for weeks?I bet you don't - both because it's wrong and because it would cause your customers to lose faith in you. For me, it would also be an ethical violation which would cost me my law licenses. For Bank of America, it's standard practice.


 

Friday, May 24, 2013

Mortgage Relief - Hope Loan Port Hands Jail Keys to Inmates

Mortgage Relief - Hope Loan Port Hands Jail Keys to Inmates


 McGrath & Spielberger works with borrowers to save their homes.

Certain mortgage loan servicers, like Bank of America, force us to use a "neutral" online platform to submit mortgage loan relief and loss mitigation applications. This platform is known as Hope LoanPort (although it does not own the rights to that URL, apparently). The primary problem is that one cannot upload documents into this system unless the bank / mortgage loan servicer allows it. 


Hope LoanPort documents screen - click to enlarge


Hope LoanPort documents


For example, let's say that you need to update your hardship affidavit because you have suffered an additional hardship or your circumstances have changed. You can't do it unless BOA allows you to; you are locked out at the bank's whim. Just what we need, right, handing the keys to the jail to the very inmates we are trying to reform After all, the large banks have always proved themselves to be model corporate citizens which can be trusted to do the right thing. (Or, perhaps not.)      


 

 

 

Wednesday, May 22, 2013

Does Your Mortgage Loan Servicer Participate in Loss Mitigation?

 Does your mortgage loan servicer participate in the Home Affordable Modification Program?


Here is a list of the mortgage loan servicers (not mortgage lenders) who participate in the Federal Government's Home Affordable Modification Program (HAMP), according to the Federal Governement itself (as of April 30, 2013). Please note this list does not include lenders and/or servicers which may participate in other government programs (such as HARP),  be obligated to provide mortgage relief pursuant to other agreements or court orders (such as the National Mortgage Settlement), or provide loan modifications by way of internal/private programs. 

Mortgage Loan Modification



































































































































































































































































































































































































































































































































































































































































Servicer NamePhone #AddressFax #Participating MHA Loan Modification Programs
Allstate Mortgage Loans & Investments, Inc.866-351-0200P.O. 1201,
Crystal River, FL 34423
352-351-4557HAMP
Amarillo National Bank1-806-378-8000410 S. Taylor,
Amarillo, TX 79101
1-806-356-1449Treasury FHA-HAMP
American Financial Resources Inc.1-800-316-95089 Sylvan Way,
Parsippany, NJ 07054
1-973-782-2573Treasury FHA-HAMP
AMS Servicing, LLC866-919-56083374 Walden Avenue
Buffalo, NY 14043
716-204-3875HAMP
Aurora Financial Group, Inc.1-800-648-03459 Eves Drive
Marlton, New Jersey 08053
1-856-355-4765Treasury FHA-HAMP
Aurora Loan Services LLC800-550-0508P.O. Box 1706
2617 College Park
Scottsbluff, NE 69363-1706
866-517-7975HAMP
Treasury FHA-HAMP
Banco Popular de Puerto Rico1-787-775-1100Calle Angel Buonomo 339,
San Juan, PR 00918
1-787-706-6121Treasury FHA-HAMP
RD-HAMP
Bank of America, N.A. (includes: Countrywide Home Loans Servicing LP, Home Loan Services, Inc., and Wilshire Credit Corporation 800-720-3758MHA Escalations Unit
PO Box 940070
Simi Valley, CA
866-382-0489HAMP
Treasury FHA-HAMP
2MP
HAFA
Bank United866-615-0662Attn: Modification Department
Mail Code: DO4-RESALT-560
7815 N.W. 148th Street
Miami, FL 33016
877-263-8930HAMP
Bayview Loan Servicing, LLC800-457-5105Attn: Specialized Asset Management
4425 Ponce De Leon Blvd.,
5TH Floor
Coral Gables, FL 33146
877-360-9593 or 305-646-9943HAMP
2MP
FHA-2LP
Capital International Financial, Inc.1-305-442-1256395 Alhembra Circle,
Suite 200, Coral Gables, FL 33134
1-305-442-2516Treasury FHA-HAMP
Carrington Mortgage Services, LLC888-267-2417Attention: Home Retention
P.O. Box 54285
Irvine, CA 92619-4285
877-267-1331HAMP
CCO Mortgage877-745-736610561 Telegraph Road
Glen Allen, VA 23059
888-777-1631HAMP
Central Florida Educators Federal Credit Union800-771-9411P.O. Box 958471
Lake Mary, Florida 32795-9814
Attn: Real Estate - HAMP Team
407-893-5727HAMP
CitiMortgage, Inc.866-915-9417Citi Ham Trial Agreements
NTSB 1680,
680 Colwell Blvd Irving, TX 75039
HAMP
Treasury FHA-HAMP
2MP
FHA-2LP
Citizens 1st National Bank800-311-7531606 S. Main Street Princeton, IL 61356815-872-0247HAMP
Community Bank & Trust Company125 N. State Street,
Clarks Summit, PA 18411
570-586-0177HAMP
CU Mortgage Services, Inc.1-651-631-3111500 Main Street,
New Brighton, MN 55112
1-651-787-9536Treasury FHA-HAMP
CUC Mortgage Corporation800-342-4998P.O. Box 12670
Albany, NY 12212
HAMP
DuPage Credit Union800-323-2611Attn: Alternative Loan Solutions
P O Box 3930
Naperville, IL 60567
630-305-6030HAMP
Fay Servicing, LLC1-800-495-7166939 W. North Avenue
Chicago, IL 60642
1-312-278-2540HAMP
Fidelity Homestead Savings Bank504-569-3490201 St. Charles Ave, 20th Floor New Orleans, LA 70170504-569-3537HAMP
First Bank800-760-22651 First Missouri Center
St. Louis, MO 63141
314-264-0220HAMP
First Federal Bank of Florida1-386-754-00904705 West US Hwy 90,
Lake City, FL 32056
1-386-754-7161Treasury FHA-HAMP
First Financial Bank, N.A.1-812-238-63111 First Financial Plaza
Terre Haute, Indiana 47807
1-812-238-6137HAMP
First Mortgage Coporation1-800-395-47783230 Fallow Field Drive,
Diamond Bar, CA 91765
1-909-869-6685Treasury FHA-HAMP
Flagstar1-800-968-77005151 Corporate Drive,
Troy, MI 48098
1-888-848-1071FHA-2LP
Franklin Credit Management Corporation800-255-5897Attn: Loss Mitigation
101 Hudson Street 25th Floor
Jersey City, NJ 07302
201-839-4545HAMP
Franklin Savings1-513-469-80004750 Ashwood Dr.,
Cincinnati, OH 45241
1-513-469-5360HAMP
Treasury FHA-HAMP
Gateway Mortgage Group, LLC1-918-712-90006910 E. 14th Street,
Tulsa, OK 74112
1-918-858-8354Treasury FHA-HAMP
Glass City Federal Credit Union800-837-35951340 Arrowhead Drive
Maumee, OH 43537
419-887-1099HAMP
GMAC Mortgage LLC800-766-46222711 North Haskell Ave, Suite 900
Dallas, TX 75204
866-709-4744HAMP
Treasury FHA-HAMP
2MP
FHA-2LP
Great Lakes Credit Union800-442-3488HAMP
Greater Nevada Mortgage Services800-421-66744070 Silver Sage Drive, Carson City, NV 89701775-884-7041HAMP
Green Tree Servicing LLC800-643-02027360 S Kyrene Road T214
Tempe, AZ 85283
877-265-9717HAMP
Treasury FHA-HAMP
2MP
FHA-2LP
Guaranty Bank1-800-235-4636345 Saint Peter Street,
Saint Paul, MN 55102
1-414-410-1400Treasury FHA-HAMP
Hartford Savings Bank800-844-38121400 Schauer Drive,
Hartford,WI 53027
262-673-0459HAMP
Hillsdale County National Bank517-439-6121One South Howell Street
Hillsdale, MI 49242
517-437-3151HAMP
HomEq Servicing877-867-7378P.O. Box 160248
Sacramento, CA 95816-0248
866- 554-5325HAMP
Homeward Residential 877-304-3100Attn: HAMP Processing
1525 S. Belt Line Road Coppell,
TX 75019
866-452-1837HAMP
Horicon Bank920-485-3080 ext. 7310326 E Lake St. PO 126
Horicon, WI 53032
920-485-3059HAMP
RD HAMP
Lake City Bank888-522-2265ATTN: Candy Little
PO BOX 1387
Warsaw, IN 46581-1387
574-267-9128HAMP
Liberty Bank and Trust Co1-800-883-39436600 Plaza Drive,
Suite 601, New Orleans, LA 70127
1-504-241-7433HAMP
Litton Loan Servicing800-247-97274828 Loop Central Drive
Houston, TX 77081
713-793-4923HAMP
Los Alamos National Bank800-684-5262PO Box 60
Los Alamos NM 87544
505-663-4053HAMP
M&T Bank1-800-724-16331100 Wehrle Drive
Williamsville, NY 14221
1-716-630-4900Treasury FHA-HAMP
Magna Bank1-800-553-05586655 Poplar Ave #201,
Germantown, TN 38138
1-901-309-6705HAMP
RD-HAMP
Marix Servicing, LLC866-406-27491925 W. Pinnacle Peak Road
Phoeniz, AZ 85027
623-249-2070HAMP
Treasury FHA-HAMP
RD-HAMP
Marsh Associates, Inc.1-800-553-05582448 Park Road,
Charlotte, NC 28203
1-704-347-5754FHA-HAMP
Midland Mortgage Compnay1-800-552-3000999 NW Grand Blvd,
Oklahoma City, OK
1-405-767-5500HAMP
Treasury FHA-HAMP
RD-HAMP
Midwest Community Bank1-815-235-6137510 Polk Crest Drive, Freeport, IL 610321-815-235-1855HAMP
Mission Federal Credit Union800-500-6328 x2074Attn: Loss Mitigation
PO Box 919023
San Diego, CA 92121
858-546-2058HAMP
Mortgage Center, LLC866-856-375020300 Civic Center Dr, # 403
Southfield, MI 48076
248-799-8556HAMP
National City Bank800-523-86543232 Newmark Drive
Miamisburg, OH 45342
937-910-4009HAMP
Treasury FHA-HAMP
2MP
FHA-2LP
Nationstar Mortgage LLC888-850-9398Attn: HAMP
350 Highland Drive
Lewisville, TX 75067
214-488-1993HAMP
Treasury FHA-HAMP
2MP
FHA-2LP
RD-HAMP
Navy Federal Credit Union1-888-842-63283820 Follin Lane S.E
Vienna, VA 22180
703-255-7947HAMP
Ocwen Financial Corporation, Inc.800-746-29361661 Worthington Rd Ste 100
West Palm Beach, FL 33409
407-737-6174HAMP
Treasury FHA-HAMP
OneWest Bank800-781-7399Indymac - 1, 2900 Esperanza Crossing
Austin, TX 78758
866-235-2366HAMP
2MP
ORNL Federal Credit Union800-676-5328Attn: Mortgage Modification Dept
221 S. Rutgers Avenue Oak Ridge, TN 37830
865-481-5810HAMP
Pathfinder Bank1-315-343-0057214 West First Street, Oswego, NY 131261-315-207-8035HAMP
PennyMac Loan Services, LLC866-601-35186101 Condor Drive
Moorpark, CA 93021
818-224-7510HAMP
Treasury FHA-HAMP
2MP
PNC Bank, National Association800-523-86543232 Newmark Drive
Miamisburg, OH 45342
937-910-4009HAMP
2MP
FHA-2LP
Purdue Employees Federal Credit Union800-627-3328P.O. Box 1950
West Layette IN 47996-1950
765-497-7477HAMP
Q lending, Inc.517-439-61211 Corporate Drive,
Suite 360
Lake Zurich, IL 60047
847-574-7658HAMP
Quantum Servicing Corporation813-371-02706302 E. MLK Blvd.,
Suite 300
Tampa, FL 33619
HAMP
RBC Bank (USA)1-866-777-21793201 Beechleaf Court
Raleigh, NC 27604
1-877-530-0765Treasury FHA-HAMP
Residential Credit Solutions800-737-1192P.O. Box 163289
Fort Worth, TX 76161-3289
888-775-7250HAMP
Treasury FHA-HAMP
2MP
FHA-2LP
RG Mortgage Corporation888-264-4674PO Box 362394
San Juan, PR. 00936-2394
787-756-2845HAMP
RoundPoint Mortgage Servicing Corporation877-426-8805P.O. Box 19409
Charlotte, NC 28219-9409
888-364-5558HAMP
Saxon Mortgage Services800-594-8422Saxon Attention: Home Preservation HMP Documentation Department 4708 Mercantile Drive
North Fort Worth, TX 76137
888-240-1885HAMP
Treasury FHA-HAMP
FHA-2LP
Schmidt Mortgage Company1-800-686-360020545 Center Ridge Rd. 250,
Rocky River, OH 44116
1-440-895-2181Treasury FHA-HAMP
Schools Financial Credit Union800-962-0990C/O Real Estate Department 1485 Response Rd Suite 126
Sacramento CA, 95815
916-569-2047HAMP
Select Portfolio Servicing888-818-6032PO BOX:65250
Salt Lake City, UT 84165-0250
3815 S. West Temple
Salt Lake City, UT 84107
801-293-3936HAMP
Treasury FHA-HAMP
FHA-2LP
Servis One Inc.,dba BSI Financial Services, Inc866-209-4178Attn: HAMP Department
P.O. Box 517, 314 S. Franklin Street,
Titusville, PA 16354
814-217-1366HAMP
Treasury FHA-HAMP
2MP
ShoreBank800-905-7725Attn: Kenisha Davis
3401 South King Drive,
Chicago, IL 60466
773-420-4501HAMP
Silver State Schools Credit Union800-357-96541 Corporate Drive Suite 360
Lake Zurich, IL 60047
847-574-7658HAMP
Specialized Loan Servicing, LLC800-315-47578742 Lucent Blvd., Suite 300, Highlands Ranch, CO 80129720-241-7526HAMP
Sterling Savings Bank800-772-7791Attn: Tram Le
111 N. Wall,
Spokane, WA 99201
509-624-8038HAMP
Stockman Bank of Montana1-406-234-8420700 Main Street,
Miles City, MT 59301
1-406-234-8419Treasury FHA-HAMP
Technology Credit Union800-553-0880Attn: LAD
2010 N First Street
San Jose, CA 95131
408-453-8742HAMP
The Golden 1 Credit Union800-553-08808945 Cal Center Drive
Sacramento, CA 95826
847-574-7658HAMP
U.S. Bank National Association866-932-0462P.O. BOX 20005
OWENSBORO, KY 42304-0005
HAMP
United Bank1-715-835-68653625 Gateway Dr.
Eau Claire, WI 54701
715-835-6870HAMP
United Bank Mortgage Corporation800-968-1990900 East Paris SE, Grand Rapids MI 49546616-559-4631HAM
Vantium Capital, Inc.866-660-58046500 International Parkway Suite 1500
Plano, TX 75093
972-444-3356HAMP
Vist Financial Corp.1240 Broadcasting Rd.
Wyomissing, PA 19605
HAMP
Wealthbridge Mortgage Corp.866-702-486515455 NW Greenbrier Pkwy, Ste 111, Beaverton, OR 97006503-597-7518HAMP
Wells Fargo Bank, NA (includes: Wachovia Bank, NA and Wachovia Mortgage, FSB)800-678-7986HAMP Application Documents
1000 Blue Gentian Road
Suite 300 X9999-01N
Eagan MN 55121

Customer Service Correspondence
PO Box 10335
MAC: X2302-017
Des Moines, IA 50306
866-359-7363HAMP
Treasury FHA-HAMP
RD-HAMP
2MP
FHA-2LP
Weststar Mortgage, Inc.1-703-497-39953350 Commission Ct,
Woodbridge, VA 22192
1-703-643-1002Treasury FHA-HAMP
Yadkin Valley Bank336-258-6252PO Box 96
Pfafftown, NC 27040
336-258-6252HAMP

McGrath & Spielberger, PLLC is a private law firm which provides assistance to those involved in mortgage disputes, including borrowers in need of mortgage relief services such as mortgage loan modification, foreclosure negotiation, refinancing, and deed-in-lieu or other negotiated settlement resolutions.