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MERS QA Procedures Transitional 0906111
MERS QA Procedures Transitional 0906111
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1ranslLlonal
9/6/2011
MERS
SysLem.
MERS
System Quality Assurance Procedures Transitional MERS System Quality Assurance Policy - 2
ML8SCC8 expecLs your company Lo lnLegraLe Lhe ML8S SysLem rocesslng SLandards lnLo your
everyday buslness pracLlces. We expecL you Lo self-audlL your performance agalnsL Lhe rocesslng
SLandards by developlng a quallLy assurance plan LhaL ls deslgned Lo meeL or exceed Lhe sLandards (you
may use Lhe sample ML8S SysLem CuallLy Assurance lan as a model ln creaLlng Lhe plan for your
organlzaLlon). We requlre LhaL you keep your mosL recenL ML8S SysLem CuallLy Assurance lan on flle
wlLh ML8SCC8. We expecL your company Lo conducL monLhly reconclllaLlons Lo monlLor your
performance, and Lo revlew your plan aL leasL annually for accuracy and effecLlveness. We requlre an
annual lndependenL aLLesLaLlon Lo Lhe conLrol sLrucLure of your organlzaLlon's monLhly sysLem Lo
sysLem reconclllaLlon process, re[ecL/warnlng reporL process, and adherence Lo your organlzaLlon's
lnLernal ML8S SysLem CuallLy Assurance lan.
Monitoring
1o monlLor Lhe effecLlveness of our Members' Lralnlng, Lools, and procedures, Lhe ML8SCC8 roducL
erformance ueparLmenL conducLs Member daLa and documenL revlews. Member compllance revlews
may be conducLed on-slLe aL ML8SCC8's dlscreLlon. lease see Appendix A for a sample of Lhe Lype
of lnformaLlon LhaL we Lyplcally requesL durlng a CuallLy Assurance 8evlew.
Independent Attestation
1he ALLesLaLlon of ML8S SysLem CuallLy Assurance SLandards Compllance requlred from each Member
Servlcer or Subservlcer ln Lhe fourLh quarLer of each calendar year aLLesLs Lo:
x ?our reconclllaLlon of all requlred and appllcable condlLlonal flelds Lo Lhe ML8S
SysLem flelds aL
leasL monLhly
x 1haL all requlred and appllcable condlLlonal flelds enLered on Lhe ML8S
SysLem and Lhe ML8S
SysLem Lo your porLfollo.
x 1haL you have reconclled all mandaLory re[ecL warnlng reporLs
x 1haL you have monlLored your performance agalnsL your CuallLy Assurance lan and have
revlewed Lhe plan aL leasL annually for accuracy and effecLlveness
MERS
System Quality Assurance Procedures Transitional MERS System Processing Standards - 3
MERS
System Processing Standards
Overview
As Lhe ML8S
SysLem was belng developed, lndusLry parLlclpanLs agreed Lhere were no lndusLry-wlde
sLandards for Lhe processlng of asslgnmenLs and llen releases. WlLhouL sLandards, many asslgnmenLs
and llen releases were noL recorded ln a Llmely manner, were lmproperly recorded, or were never
recorded aL all. 1hls creaLed a number of problems and cosLs for buyers and sellers of servlclng rlghLs.
1he ma[orlLy of morLgage lndusLry parLlclpanLs LhaL helped ML8SCC8 deflne sLandards for processlng
recordlng documenLs belleved Lhe enLlre lndusLry would beneflL.
CreaLlng recordlng and llen release processlng sLandards ls lmporLanL because:
1. 1he ablllLy of ML8S SysLem Members Lo sell morLgage loans Lo each oLher wlLhouL recordlng
asslgnmenLs ls conLlngenL on MorLgage LlecLronlc 8eglsLraLlon SysLems (ML8S") belng properly
recorded as Lhe morLgagee ln Lhe counLy land records.
2. 1he accuracy of Lhe lnformaLlon enLered lnLo Lhe ML8S
SysLem affecLs Lhe ablllLy of ML8SCC8 Lo
lmmedlaLely and correcLly ldenLlfy Lhe parLy Lo whom servlce of process should be dlrecLed.
3. 1o beneflL consumers, and Lo avold Lhe posslblllLy of ML8S and ML8S SysLem Members belng
assessed penalLles for noL havlng llens released ln a Llmely manner, llens musL be released as soon
as posslble afLer a loan ls pald off.
lollowlng are Lhe ML8S SysLem sLandards esLabllshed for Member processlng of MCM securlLy
lnsLrumenLs, asslgnmenLs for non-MCM securlLy lnsLrumenLs, llen releases and daLa lnLegrlLy.
MERS
System Quality Assurance Procedures Transitional MERS System Processing Standards - 4
MERS as Original Mortgagee (MOM)
Security Instrument Processing Standards
x ?ou musL name MorLgage LlecLronlc 8eglsLraLlon SysLems (ML8S") as morLgagee ln accordance
wlLh lnvesLor guldellnes and lnclude Lhe Servlcer ldenLlflcaLlon SysLem Lelephone number (888-679-
6377) ln Lhe ML8S as MorLgagee" language. Sample MCM language ls lncluded ln Appendix B.(
x lace Lhe MorLgage ldenLlflcaLlon number (Mln) ln a vlslble locaLlon on Lhe flrsL page of Lhe securlLy
lnsLrumenL, buL noL ln any space reserved for Lhe [urlsdlcLlon's recorder per [urlsdlcLlonal
requlremenLs. ln all cases, counLy recorder requlremenLs Lake precedence over Lhe ML8S SysLem
requlremenLs.
x LxecuLe and record Lhe securlLy lnsLrumenL wlLhln sLaLe requlremenLs and lnvesLor guldellnes. ln
accordance wlLh Lhe 8ules of Membershlp, lf Lhe [urlsdlcLlon doesn'L requlre recordlng, Lhe securlLy
lnsLrumenL musL sLlll be recorded ln Lhe counLy land records.
x lf a loan ls reglsLered buL does noL close, and Lhe SecurlLy lnsLrumenL ls noL recorded ln Lhe counLy
land records, reverse Lhe reglsLraLlon on Lhe ML8S SysLem wlLhln Len calendar days of dlscoverlng
Lhe error.
34567(89:;3);<(=>?(=@A=B((
x lor orlglnaLlons, Lhe orlglnaLor musL reglsLer Lhe loan wlLh a MCM securlLy lnsLrumenL on Lhe
ML8S
SysLem wlLhln Len calendar days of Lhe noLe uaLe (or lundlng uaLe ln escrow sLaLes).
x lf a loan wlLh a MCM securlLy lnsLrumenL ls purchased before reglsLraLlon, Lhe buyer musL ensure
LhaL Lhe loan ls reglsLered on Lhe ML8S
SysLem wlLhln seven calendar days of Lhe noLe uaLe (or lundlng uaLe ln escrow sLaLes).
x lf purchased before reglsLraLlon, Lhe buyer musL ensure LhaL Lhe loan ls reglsLered on Lhe ML8S
SysLem wlLhln 14 calendar days of Lhe noLe uaLe (or lundlng uaLe ln escrow sLaLes). !
MERS
System Quality Assurance Procedures Transitional MERS System Processing Standards - 5
Non-MOM Processing Standards
repare Lhe asslgnmenL documenL namlng MorLgage LlecLronlc 8eglsLraLlon SysLems (ML8S") as
morLgagee. lace Lhe Mln and Servlcer ldenLlflcaLlon SysLem Lelephone number (888-679-6377) ln a
vlslble locaLlon on Lhe flrsL page of Lhe asslgnmenL, buL noL ln any space reserved for Lhe [urlsdlcLlon's
recorder per [urlsdlcLlonal requlremenLs. ln all cases, counLy recorder requlremenLs Lake precedence
over Lhe ML8S SysLem requlremenLs. A sample of an asslgnmenL ls lncluded ln Appendix B.
x lor all loans asslgned Lo ML8S, ensure ML8S ls named as Asslgnee ln Lhe counLy land records ln
accordance wlLh Lhe ML8S SysLem documenL sLandards.
x lf a loan ls reglsLered buL does noL close, or ls never asslgned Lo ML8S, and no documenL reflecLlng
ML8S has ever been recorded ln Lhe land records, reverse Lhe reglsLraLlon on Lhe ML8S SysLem
wlLhln Len calendar days of dlscoverlng Lhe error.
34567(89:;3);<(=>?(=@A=B((
x 8eglsLer (or converL from l8eglsLraLlon Lo non-MCM) Lhe loan belng asslgned Lo ML8S on Lhe ML8S
SysLem wlLhln fourLeen calendar days of Lhe effecLlve Lransfer daLe. 1he effecLlve Lransfer daLe ls
Lhe daLe deflned ln Lhe urchase and Sale AgreemenL on whlch Lhe buyer beglns servlclng Lhe loans
on lLs servlclng sysLem or, for loans asslgned lnLo ML8S by Lhe orlglnaLor or urchaser, Lhe
asslgnmenL daLe.
9889C56D9(89:;3);<(=E?(=@A=B
x 8eglsLer (or converL from l8eglsLraLlon Lo non-MCM) Lhe loan belng asslgned Lo ML8S on Lhe ML8S
SysLem wlLhln seven calendar days of Lhe effecLlve Lransfer daLe. 1he effecLlve Lransfer daLe ls Lhe
daLe deflned ln Lhe urchase and Sale AgreemenL on whlch Lhe buyer beglns servlclng Lhe loans on
lLs servlclng sysLem or, for loans asslgned lnLo ML8S by Lhe orlglnaLor or urchaser, Lhe asslgnmenL
daLe.
iRegistration Processing Standards
x Lnsure ML8S ls noL Lhe currenL morLgagee or asslgnee.
x lf ML8S ls Lhe orlglnal morLgagee on Lhe securlLy lnsLrumenL, ensure an asslgnmenL ouL of ML8S has
been recorded.
Additional Recordable Documents
Processing Standards
lace Lhe Mln and Servlcer ldenLlflcaLlon SysLem Lelephone number (888-679-6377) ln an area LhaL ls
under or close Lo your company's loan number on Lhe documenL, unless LhaL placemenL ls noL ln
compllance wlLh counLy recorder requlremenLs. ln all cases, counLy recorder requlremenLs Lake
precedence over Lhe ML8S SysLem requlremenLs. See Appendix B for sample changes Lo documenLs
and llnks Lo sample documenLs.
x LnLer Lhe addlLlonal loan lnformaLlon (e.g. AssumpLlon, ModlflcaLlon lnformaLlon for CLMA or
consLrucLlon loan, eLc.) on Lhe ML8S
SysLem all securlLy lnsLrumenL lnformaLlon excepL CrlglnaLlng CrganlzaLlon aL Lhe Llme of
8eglsLraLlon. ?ou musL enLer CrlglnaLlng CrganlzaLlon on Lhe ML8S
SysLem wlLhln seven calendar days of payoff of Lhe loan on your company's servlclng
sysLem.
9889C56D9(89:;3);<(=E?(=@A=B
o ?ou musL change Lhe Mln sLaLus Lo pald ln full" and enLer Lhe LffecLlve ayoff uaLe on Lhe
ML8S
SysLem wlLhln flve calendar days of payoff of Lhe loan on your company's servlclng
sysLem.
MERS
System Quality Assurance Procedures Transitional MERS System Processing Standards - 7
Foreclosure Processing Standards
x repare asslgnmenL Lo Servlcer and send lL for recordlng before flrsL legal acLlon.
34567(89:;3);<(=>?(=@A=B(
x Change Mln sLaLus Lo loreclosure endlng CpLlon 1" for MCM or non-MCM, or loreclosure
endlng CpLlon 3" for l8eglsLraLlon, wlLhln seven calendar days of when Lhe flrsL legal acLlon ls
Laken.
x Change Mln sLaLus Lo loreclosure CompleLe" or loreclosure 8elnsLaLed" wlLhln seven calendar
days of Lhls acLlon Laklng place. Lach Servlcer musL lnclude ln lLs CuallLy Assurance rocedures a
deflnlLlon of when lL deems a foreclosure compleLe or relnsLaLed, and hold Lo lL conslsLenLly.
9889C56D9(89:;3);<(=E?(=@A=B
x Change Mln sLaLus Lo ueacLlvaLed - Asslgned Lo Servlcer for uefaulL," or loreclosure endlng
CpLlon 3" for l8eglsLraLlon, wlLhln flve calendar days of when Lhe flrsL legal acLlon ls Laken.
x lor l8eglsLraLlons, and MCM and non-MCM loans ln endlng sLaLus, change Mln sLaLus Lo
loreclosure CompleLe" or loreclosure 8elnsLaLed" wlLhln flve calendar days of Lhls acLlon Laklng
place. Lach Servlcer musL lnclude ln lLs CuallLy Assurance rocedures a deflnlLlon of when lL deems a
foreclosure compleLe or relnsLaLed, and hold Lo lL conslsLenLly.
Deactivation Processing Standards
x lf a deacLlvaLlon was performed ln error, reverse Lhe deacLlvaLlon on Lhe ML8S
SysLem)
Data Integrity Standards
1hese SLandards apply Lo Lhe daLa on Lhe lnLernal sysLem of Lhe Subservlcer lf one ls named on Lhe
ML8S
SysLem.
x 1he currenL borrower name(s) or CorporaLe name(s) on Lhe ML8S
SysLem. 1hls
helps ensure LhaL Lhe daLa on Lhe ML8S
SysLem.(
Checklist Items
MOM Security Instrument Document Review
Approved MCM language used
CorrecL Mln and SlS number placed on documenLs
Mln poslLloned ln correcL locaLlon on requlred documenLaLlon
SecurlLy lnsLrumenL recorded ln accordance wlLh sLaLe and lnvesLor guldellnes, however, should Lhe
[urlsdlcLlon noL requlre recordaLlon, ML8S SysLem rules sLaLe MorLgage LlecLronlc 8eglsLraLlon
SysLems (ML8S") musL be named ln Lhe counLy land records
MCM lndlcaLor ls seL Lo MCM" ln ML8S
SysLem
34567(89:;3);<(=>?(=@A=B((
SecurlLy lnsLrumenL reglsLered on ML8S
SysLem
ML8S Slgnlng Cfflcer slgnaLure ls valld
o Slgnlng Cfflcer ls presenL on approved Slgnlng Cfflcer llsL for LhaL Crg lu and daLe
o Slgnlng Cfflcer ls proven Lo be an offlcer of Lhe company wlLh LhaL Crg lu on LhaL daLe
34567(89:;3);<(=>?(=@A=B((
Loan reglsLered or converLed from l8eglsLraLlon Lo non-MCM wlLhln fourLeen calendar days of
1ransfer uaLe or AsslgnmenL uaLe
AsslgnmenL execuLed and senL for 8ecordlng wlLhln fourLeen calendar days of 8eglsLraLlon uaLe
9889C56D9(89:;3);<(=E?(=@A=B
Loan reglsLered or converLed from l8eglsLraLlon Lo non-MCM wlLhln seven calendar days of 1ransfer
uaLe or AsslgnmenL uaLe
AsslgnmenL execuLed wlLhln seven calendar days of 8eglsLraLlon uaLe and recorded
MERS
SysLem ls updaLed Lo reflecL ald ln lull wlLhln flve calendar days of payoff
MERS
System Quality Assurance Procedures Transitional Appendix A - 14
Foreclosure Document Review
loreclosure documenLaLlon maLches foreclosure sLaLus LransacLed on ML8S
SysLem
Member supplles proof LhaL asslgnmenL, lf appllcable, was execuLed and senL for recordlng before
flrsL legal acLlon
Member supplles proof of flrsL legal acLlon
endlng opLlon ln ML8S
SysLem)
o ConLacL lnformaLlon for requlred conLacLs lncludes aL a mlnlmum:
name
Address
1elephone number
Lmall address
MERS
System Quality Assurance Procedures Transitional Appendix B - 17
Appendix B
Sample Documents for MOM Loans
and Loans Assigned to Mortgage Electronic
Registration Systems (MERS)
ML8SCC8 does noL mandaLe speclflc language changes Lo morLgage loan documenLs. Powever, Lhe
followlng Lhree requlremenLs musL be saLlsfled for MCM loans and loans asslgned Lo ML8S:
1) Legal LlLle Lo Lhe morLgage llen or Lhe llen of oLher securlLy agreemenLs musL be vesLed ln
MorLgage LlecLronlc 8eglsLraLlon SysLems, lnc., a uelaware sLock corporaLlon wlLh an address
and Lelephone number of .C. 8ox 2026, lllnL, Ml 48301-2026, Lel. (888) 679-ML8S.
2) 1he 18-dlglL morLgage ldenLlflcaLlon number (Mln") requlred for each loan reglsLered on Lhe
ML8S
SysLem, as well as Lhe SlS Lelephone number, musL be placed on Lhe cover page (or flrsL
page lf Lhere ls no cover page) of each of Lhe followlng documenLs: (a) morLgage or deed of
LrusL, (b) oLher securlLy lnsLrumenLs, (c) asslgnmenL of securlLy lnsLrumenLs Lo or from ML8S, (d)
llen releases or reconveyances and (e) any oLher lnsLrumenLs recorded ln Lhe publlc land records
ln whlch ML8S has a legal lnLeresL. lacemenL of Lhe Mln on oLher loan documenLaLlon ls
opLlonal for Lhe Lender.
3) noLlces provlslons ln Lhe morLgage, deed of LrusL and oLher securlLy lnsLrumenLs should be
modlfled Lo add MorLgage LlecLronlc 8eglsLraLlon SysLems, lnc.
ML8SCC8 ls noL renderlng legal advlce Lo Lenders. 1he followlng maLerlals are provlded Lo glve
Lenders guldance on Lhe changes LhaL may be approprlaLe Lo achleve our requlremenLs. Speclflc sLaLe
or local recordlng laws, and agency or lnvesLor requlremenLs, may requlre oLher changes Lo Lhe
documenLs. Lenders and Lhelr counsel are free Lo make oLher changes LhaL Lhey belleve are necessary
or approprlaLe Lo conform Lhelr documenLs Lo Lhe requlremenLs of Lhe ML8S
SysLem.
lollowlng are sample changes Lo Lhese documenLs:
MOM Deed of Trust or Mortgage
Corrective Affidavit for Assignment
Corrective Affidavit for Security Instrument
Loan Security Agreement
lor Co-ops:
o UCC-1 Naming MERS as the Original Secured Party
o UCC-3 Assigning Security Interests to MERS
o UCC-3 Assigning Security Interests from MERS
o UCC-3 Termination Agreement
MERS
System Quality Assurance Procedures Transitional Appendix B - 18
Sample documenLs are avallable on Lhe corporaLe webslLe aL www.mersinc.org:
Sample MOM Deed of Trust
Sample MOM Mortgage
Sample Assignment of Mortgage to MERS
Sample Assignment of Mortgage from MERS
Sample Lien Release
Sample Loan Modification Agreement
Sample Consolidation, Extension and Modification Agreement
Sample California Assignment MERS to MERS
Sample Subordination Agreement
Sample Subordination of Lien
Sample Security Deed
MERS
System Quality Assurance Procedures Transitional Appendix B - 19
Sample Changes to Deed of Trust or Mortgage naming
MERS as the Original Mortgagee (MOM Document)
1he ML8S 18-dlglL Mln musL be vlslble on Lhe SecurlLy lnsLrumenL. lace Lhe Mln Lo Lhe rlghL of Lhe
form LlLle, buL noL wlLhln Lhe Lop recordlng margln or on Lhe rlghL margln.
1he speclflc language and placemenL may vary from sLaLe Lo sLaLe. 8elow ls [usL a generlc sample of
whaL changes may need Lo be made. lease check wlLh your documenLaLlon preparaLlon vendor for
sLaLe speclflc forms.
9.&#($&:$43.3#3".0&0$6#3".%&&
"#$%!&'!()&*+,,-".)+/&/,,!0&*/1&/,2!,3/3!
ML8S" ls MorLgage LlecLronlc 8eglsLraLlon SysLems, lnc. ML8S ls a separaLe corporaLlon LhaL ls acLlng
solely as a nomlnee for Lender and Lender's successors and asslgns. ML8S ls Lhe
[granLee/beneflclary/morLgagee] under Lhls SecurlLy lnsLrumenL. ML8S ls organlzed and exlsLlng under
Lhe laws of uelaware, and has an address and Lelephone number of .C. 8ox 2026, lllnL, Ml 48301-
2026, Lel. (888) 679-ML8S.
9.&#($&5,-.#3.5&61-*0$%&&
"#$%!*.+,4!&'!/)&*+,,!'.0,05!&'!*.67*,,!8.)!0,*4,)2!,3/3!
1hls SecurlLy lnsLrumenL secures Lo Lender: (l) Lhe repaymenL of Lhe Loan, and all renewals, exLenslons
and modlflcaLlons of Lhe noLe, and (ll) Lhe performance of 8orrower's covenanLs and agreemenLs under
Lhls SecurlLy lnsLrumenL and Lhe noLe. lor Lhls purpose, 8orrower does hereby [morLgage,] granL and
convey Lo ML8S (solely as nomlnee for Lender and Lender's successors and asslgns) and Lhe successors
and asslgns of ML8S, wlLh power of sale, Lhe followlng descrlbed properLy locaLed ln
.)!
1he beneflclary of Lhls SecurlLy lnsLrumenL ls ML8S (solely as nomlnee for Lender and Lender's
successors and asslgns) and Lhe successors and asslgns of ML8S. 1hls SecurlLy lnsLrumenL secures Lo
Lender: (l) Lhe repaymenL of Lhe Loan, and all renewals, exLenslons and modlflcaLlons of Lhe noLe, and
(ll) Lhe performance of 8orrower's covenanLs and agreemenLs under Lhls SecurlLy lnsLrumenL and Lhe
noLe. lor Lhls purpose, 8orrower lrrevocably granLs and conveys Lo 1rusLee, ln LrusL, wlLh power of sale,
Lhe followlng descrlbed properLy locaLed ln
944!:.)).;,)!<.*',*+!',*+,*<,2!,3/3!
8orrower undersLands and agrees LhaL ML8S holds only legal LlLle Lo Lhe lnLeresLs granLed by 8orrower
ln Lhls SecurlLy lnsLrumenL, buL, lf necessary Lo comply wlLh law or cusLom, ML8S (as nomlnee for
Lender and Lender's successors and asslgns) has Lhe rlghL: Lo exerclse any or all of Lhose lnLeresLs,
lncludlng, buL noL llmlLed Lo, Lhe rlghL Lo foreclose and sell Lhe roperLy, and Lo Lake any acLlon requlred
of Lender lncludlng, buL noL llmlLed Lo, releaslng and cancellng Lhls SecurlLy lnsLrumenL.
MERS
SysLem.
'-#6(&9.<*3,+&
1ransacLlon used Lo look up lnformaLlon on loans maLchlng search crlLerla enLered
uslng a flaL flle formaL.
'$.$4363-1&?35(#0&@,-.04$,&
A Lransfer of Lhe securlLy lnLeresL under Lhe morLgage or deed of LrusL. 1hese
Lransfers are Lracked for ML8S Members on Lhe ML8S
SysLem.
'9?&
8uslness lnLegraLlon 8esource. 1he ML8S employee who asslsLs you ln
lncorporaLlng Lhe ML8S
SysLem lnLo your buslness processes.
'*1A&@,-.04$,&
1he process of Lransferrlng Lhe servlclng rlghLs of mulLlple loans on Lhe ML8S
SysLem ln a one-Llme LransacLlon.
BC=;&
ConsolldaLlon, LxLenslon, and ModlflcaLlon AgreemenL. Also known as MLCA
B($6A&/353#&
1he flnal dlglL of Lhe 18-dlglL MorLgage ldenLlflcaLlon number (Mln), whlch ls
calculaLed uslng Lhe MCu 10 WelghL 2 algorlLhm.
B"D'",,"E$,&
1he flrsL borrower llsLed on Lhe SecurlLy lnsLrumenL ls Lhe rlmary 8orrower for
LhaL loan on Lhe ML8S
SysLem. names llsLed on Lhe noLe buL noL Lhe SecurlLy lnsLrumenL
should noL be enLered on Lhe ML8S
SysLem.
B".43,7-#3".&
1he LransacLlon used by an lnvesLor, Servlcer, or Subservlcer Lo lndlcaLe lf a
pendlng Lransfer LransacLlon should be accepLed or re[ecLed.
MERS
SysLem. Members LhaL are noL x12 capable can use Lhls formaL.
>1"E&J"-.&?$530#,-#3".&
A loan reglsLered on Lhe ML8S
SysLem. loreclosure CompleLe" and 8elnsLaLed or modlfled (opLlon 1), noL
asslgned back Lo ML8S-deacLlvaLe" sLaLuses deacLlvaLe Lhe Mln. 1he followlng ls a
llsL of ML8S foreclosure sLaLuses:
x loreclosure pendlng (opLlon 1), asslgned Lo Servlcer
x loreclosure pendlng (opLlon 2), reLalned on Lhe ML8S
SysLem*
x loreclosure pendlng (opLlon 3), l8eglsLraLlon
x 8elnsLaLed or modlfled (opLlon 1), asslgned back Lo ML8S
x 8elnsLaLed or modlfled (opLlon 1), noL asslgned back Lo ML8S-deacLlvaLlon
x 8elnsLaLed or modlfled (opLlon 1), noL asslgned back Lo ML8S- l8eglsLraLlon
x 8elnsLaLed or modlfled (opLlon 2)**
x 8elnsLaLed or modlfled (opLlon 3)
x loreclosure compleLe
x loreclosure sLaLus reseL
* 1hls opLlon ls no longer avallable.(
**1hls opLlon ls only avallable as an updaLe Lo a loan ln pendlng (opLlon 2) sLaLus.(
>@I&
llle 1ransfer roLocol
>*./3.5&:-#$&
?1*47*/!B&+, ls deflned as Lhe daLe Lhe borrower becomes obllgaLed for Lhe debL
and lnLeresL sLarLs Lo accrue. ln some sLaLes, Lhls may be dlfferenL from Lhe daLe
Lhe borrower slgns Lhe noLe, or Lhe daLe Lhe noLe ls drawn.
H$.$,-1&I*)136&
8efers Lo any non-ML8S Member who requesLs lnformaLlon. Cnly selecLed
lnformaLlon wlll be accesslble Lhrough an auLomaLed servlcer ldenLlflcaLlon sysLem
and Lhe cusLomer musL provlde requlred lnformaLlon Lo acLlvaLe and release
requesLed lnformaLlon.
9.#$5,-#3".&
1he process by whlch a Member compleLes procedural changes, Lralnlng, and
sysLem LesLlng of LransacLlons prlor Lo belng llve ln Lhe ML8S
SysLem.
9.#$,37&>*./$,&&
CrganlzaLlon wlLh an lnLerlm flnanclal lnLeresL on a loan prlor Lo Lhe sale of Lhe
loan Lo Lhe permanenL lnvesLor, who has chosen Lo have Lhelr secured lnLeresL ln
each loan represenLed ln a way LhaL only Lhey can release on Lhe ML8S
SysLem .
9.#$,37&>*./$,&9.#$,$0#&
1he flnanclal lnLeresL on a loan LhaL an organlzaLlon has prlor Lo Lhe sale of Lhe
loan Lo Lhe permanenL lnvesLor. Lxamples of organlzaLlons are warehouse lenders,
Wall SLreeL flrms, and oLher parLles LhaL exLend lnLerlm fundlng Lo orlglnaLors.
9.F$0#",&
1he owner of Lhe beneflclal lnLeresL ln a loan.
3?$530#,-#3".&
Loan reglsLered on Lhe ML8S
SysLem for lnformaLlon only, where ML8S ls noL Lhe
morLgagee. l8eglsLraLlon loans may be lncluded ln LransacLlons (e.g. 1CS, 1C8,
deacLlvaLlon, foreclosure), buL asslgnmenL lnformaLlon ls opLlonal.
&
J$./$,&
1he payee on Lhe noLe.
J3$.&?$1$-0$&
An lnsLrumenL releaslng Lhe securlLy lnLeresL recorded ln Lhe counLy land records
(also dlscharge, saLlsfacLlon, reconveyance).
J3.$&"4&'*03.$00&KJL'M&
1he Lypes of buslness ln whlch a Member ls acLlve on Lhe ML8S
SysLem. 1hese
are llsLed ln Lhe Member's Member roflle.
=$7)$,&
8efers Lo all organlzaLlons whose slgned ML8S Membershlp AppllcaLlon has been
submlLLed and approved, and whose fees are currenL.
=$7)$,&I,"431$&
ML8S-speclflc lnformaLlon abouL a ML8S Member LhaL ls requlred aL Lhe Llme of
lnlLlal seLup. 1he member proflle lndlcaLes Lhe Member's ML8S buslness process
preferences, bllllng, and oLher lnformaLlon.
=C?G&
ML8SCC8, lnc., whlch owns and operaLes Lhe ML8S
e8eglsLry, and ML8S
e8eglsLry
Member Lo anoLher, uslng Lhe exlsLlng ML8S
SysLem. lf supporLed by
Lhe Servlcer, lL may have a hoL llnk" Lo Lhe Servlcer's webslLe for CusLomer
Servlce lnformaLlon. ML8S
CnLlne (Lhe
browser-based lnLerface) or Lhrough baLch flle or xML lnLerfaces.
=9!&
MorLgage ldenLlflcaLlon number. 1he Mln ls an 18-dlglL number composed of Lhe
7-dlglL CrganlzaLlon lu, Lhe 10-dlglL sequence number, and Lhe check dlglL.
=9!&;,6(3F-1&
1he process LhaL removes Mlns LhaL have been deacLlvaLed on Lhe ML8S
SysLem.
LlmlLed lnformaLlon ls sLlll avallable on Lhe Mln.
=9!&G#-#*0&
1he fleld reflecLlng Lhe reason for currenL sLaLus of a loan on Lhe ML8S
SysLem.
=L=&
ML8S as Lhe Crlglnal MorLgagee. Language wrlLLen lnLo securlLy lnsLrumenLs LhaL
esLabllshes ML8S as Lhe Crlglnal MorLgagee and nomlnee for Lhe Lender, lLs
successors and asslgns.
=",#5-5$&J"-.&@,-.04$,&
!"#36$&
A noLlce of new CredlLor requlred by Lhe Pelplng lamllles Save 1helr Pomes AcL of
2009. CeneraLed auLomaLlcally when a 1C8 ls compleLed for a MCM or non-MCM
loan, uslng Lhe lnformaLlon enLered on Lhe ML8S
SysLem, unless Lhe new lnvesLor
has opLed ouL of ML8S
lnvesLorlu.
MERS
SysLem.
L2#3".&O&=9!&B+613.5&
1he auLomaLed LransacLlon LhaL reprocesses Mlns LhaL have been re[ecLed due Lo
reason of non-reglsLraLlon, when dellvery has been aLLempLed Lo an CpLlon 1
lnvesLor. 1he cycle and reprocess occurs for 10 calendar days from Lhe effecLlve
1ransfer uaLe.
L2#3".&O@LG&K:$4-*1#&)+&
G$,F36$,M&
An CpLlon 1 lnvesLor may use Lhls LransacLlon Lo reflecL a Lransfer of servlclng on
LhaL lnvesLor's loans Lo anoLher ML8S Member Servlcer due Lo defaulL by Lhe
prevlous ML8S Servlcer. 1hls LransacLlon ls bllled Lo Lhe lnvesLor, and leaves Lhe
loan acLlve on Lhe ML8S
SysLem.
L2#3".&P&K)$.$4363-1&,35(#0M&
ln Lhe CpLlon 2 process, Lhe currenL lnvesLor, Servlcer, or Subservlcer creaLes a
beneflclal rlghLs Lransfer LransacLlon. 1hen Lhe new lnvesLor conflrms Lhe Lransfer.
lnLerlm fundlng lnLeresLs musL be released separaLely.
L2#3".-1&C:9&>",7-#&
See llaL llle formaL.
L,5-.3S-#3".&9/$.#3436-#3".&
!*7)$,&KL,5&9:M&
A ML8S asslgned seven-dlglL number unlquely ldenLlfylng a Member of ML8S.
1he seven dlglLs of Lhe Crg lu comprlse Lhe flrsL seven dlglLs of Lhe 18-dlglL Mln.
L,353.-1&'",,"E$,&
1he enLlLy llsLed as Lhe borrower on Lhe orlglnal noLe. May be dlfferenL from Lhe
currenL borrower on a loan lf Lhe loan has been assumed.
L,353.-1&!"#$&R"1/$,&
1he loan orlglnaLor, lf noL a ML8S Member. ulsplayed as CrlglnaLlng
CrganlzaLlon.
L,353.-#3.5&L,5&9:&
1he Crg lu of Lhe loan orlglnaLor. 1hls organlzaLlon's Crg lu and name are
dlsplayed as CrlglnaLlng CrganlzaLlon.
L,353.-#3.5&L,5-.3S-#3".&
1he orlglnaLor of Lhe loan. lf Lhe orlglnaLor ls a ML8S Member, LhaL Member's
Crg lu ls enLered ln Lhe CrlglnaLlng Crg lu fleld, and lLs Crg lu and name are
dlsplayed for CrlglnaLlng CrganlzaLlon. lf Lhe orlglnaLor ls noL a ML8S Member,
Lhe orlglnaLor's name ls enLered ln Lhe Crlglnal noLe Polder fleld and dlsplayed
for CrlglnaLlng CrganlzaLlon.
Parent/Child
Relationship
8elaLlonshlp esLabllshed by ML8S on Lhe ML8S
SysLem.
I""1&!*7)$,&
1he number asslgned Lo a grouplng of loans by Lhe lnvesLor, requlred for
securlLlzaLlon.
I,$DB1"03.5&
Loan reglsLered on Lhe ML8S
SysLem before Lhe noLe daLe wlLh a sLaLus of re-
Closlng (noL acLlve). May be reglsLered as an acLlve l8eglsLraLlon, MCM, or non-
MCM when Lhe loan closes, buL a re-Closlng may noL be updaLed or lncluded ln
any oLher LransacLlon excepL 8eglsLraLlon 8eversal.
MERS
SysLem.
I,"2$,#+&I,$0$,F-#3".&
B"72-.+&
ML8S Member wlLh whlch a Servlcer or Subservlcer conLracLs Lo malnLaln a
properLy.
I,"2$,#+&I,$0$,F-#3".&
B".#-6#&
ConLacL for lnqulrles abouL malnLenance of properLles.
?$-6#3F-#3".&
1he process of acLlvaLlng a prevlously deacLlvaLed Mln for Lhe same borrower,
properLy, and llen Lype. Mlns deacLlvaLed by ald ln lull or loreclosure CompleLe
cannoL be reacLlvaLed.
?$6",/-#3".&
1he acL of recordlng Lhe loan asslgnmenL and/or securlLy lnsLrumenL ln Lhe publlc
land records.
?$530#,-,&
&
A company Lo whom a Member has conLracLed buslness acLlvlLles such LhaL Lhe
8eglsLrar would be Lhe lnlLlaLor of Lhe buslness acLlvlLy LhaL Lrlggers a LransacLlon
Lo Lhe ML8S
SysLem.
?$530#,-#3".&
1he process of enLerlng requlred lnformaLlon lnLo Lhe ML8S
SysLem Lo reporL Lo
ML8S LhaL a loan exlsLs wlLh ML8S as Lhe MorLgagee, or Lo reflecL an l8eglsLraLlon.
?$530#,-#3".&?$F$,0-1&
1he process of reverslng a loan LhaL was reglsLered ln error.
G-1$&:-#$&K0$,F363.5&,35(#0M&
ln a servlclng Lransfer, Lhe daLe Lhe conLracLual servlclng rlghLs are Lransferred
from seller Lo buyer. 1hls daLe ls sLlpulaLed ln Lhe urchase and Sale AgreemenL.
G$-0".$/&J"-.&
?$530#,-#3".&
A loan reglsLered on Lhe ML8S
SysLem.
G$,F36$,&9/$.#3436-#3".&
G+0#$7&KG9GM&
1elephone-based access Lo Lhe ML8S
SysLem.
G9G&!*7)$,&
Servlcer ldenLlflcaLlon SysLem number: 888-679-ML8S(6377)
G#-./-,/&C:9&>",7-#&
AccredlLed SLandards CommlLLee x12 sLandard.
MERS
SysLem.
See 8eneflclal 8lghLs 1ransfer.
@LG&
1ransacLlon used Lo reflecL a 1ransfer of Servlclng rlghLs on Lhe ML8S
SysLem. See
Servlclng 8lghLs 1ransfer.
TOS Option 1 (default by
servicer)
1ransacLlon used by an CpLlon 1 lnvesLor Lo reflecL a 1ransfer of Servlclng 8lghLs
on Lhe ML8S
SysLem.
@,-.04$,&:-#$&K)$.$4363-1&
,35(#0M&
1he daLe beneflclal ownershlp of a loan ls Lransferred from one lnvesLor Lo
anoLher. ln mosL cases Lhls wlll be concurrenL wlLh Lhe fundlng daLe by Lhe new
lnvesLor.
@,-.04$,&:-#$&K0$,F363.5&
,35(#0&M&
Accordlng Lo Lhe urchase and Sale AgreemenL beLween Lhe buyer and Lhe seller,
Lhe daLe Lhe responslblllLy for servlclng Lhe loans passes from seller Lo buyer.
@,-.04$,&#"&!".D=C?G&
G#-#*0&
1ransacLlon used Lo deacLlvaLe a loan on Lhe ML8S
SysLem.
UC@;&
unlform LlecLronlc 1ransacLlon AcL. A unlform form of sLaLuLe LhaL varlous sLaLes
have enacLed Lo esLabllsh Lhe legal valldlLy and enforceablllLy of elecLronlc
slgnaLures, conLracLs, and oLher records wlLhln Lhe enforclng sLaLe, when enacLed
by a sLaLe, lL may Lake Lhe place of Lhe provlslons of LSlCn.
U2/-#$&
A change Lo lnformaLlon ouLslde of a prevlously deflned buslness process
(correcLlons, updaLes Lo prevlously null flelds, eLc.)
V$./",&
A ML8S Member who performs varlous LransacLlons on Lhe ML8S
SysLem on
behalf of anoLher Member under a conLracLual agreemenL.
W-,$("*0$TH$0#-#3".&
J$./$,&&
AssoclaLed Member wlLh an lnLerlm flnanclal lnLeresL on a loan prlor Lo Lhe sale of
Lhe loan Lo Lhe permanenL lnvesLor. 1helr lnLeresL ln each loan ls released
auLomaLlcally when servlclng ls Lransferred. 1he Warehouse/CesLaLlon Lender has
vlew only access Lo Lhe loan on Lhe ML8S
SysLem.
XOP&>",7-#&
A predeflned non-proprleLary layouL aL a LransacLlon seL level. 1hls ls Lhe
recommended formaL for sysLem-Lo-sysLem Lransmlsslons Lo Lhe ML8S
SysLem.
X=J&
LxLenslble Markup Language. xML ls a markup language deslgned speclflcally for
dellverlng lnformaLlon over Lhe World Wlde Web. ln creaLlng an xML documenL,
Lhe user creaLes and asslgns Lhe elemenL names.
X=J&9.<*3,+&
1ransacLlon used Lo look up lnformaLlon on loans maLchlng search crlLerla enLered
uslng an xML requesL.
MERS