Fannie mae broker price opinion providers and pricing structure


For lending transactions involving real estate, a lender must obtain an appraisal from a state licensed or certified appraiser.

There are 12 exemptions from this requirement. For three of these exemptions, in lieu of an appraisal by a licensed or certified appraiser the lender may obtain an evaluation. Evaluations, per the Interagency Appraisal and Evaluation Guidelines, are market value opinions that may be provided by individuals who are not state licensed or certified appraisers.

The interagency guidelines also state that an evaluation must be based on a valuation method that is appropriate for a transaction rather than the method that renders the highest value, lowest cost or fastest turnaround time. When preparing an evaluation, the appraiser may consider narrowing the scope of work as appropriate.

According to the interagency guidelines, a lender may obtain an evaluation in lieu of an appraisal when the loan transaction:. The Appraisal Institute is a global membership association of professional real estate appraisers, with nearly 23, members in nearly 60 countries throughout the world.

Its mission is to advance professionalism and ethics, global standards, methodologies, and practices through the professional development of property economics worldwide. Organized inthe Appraisal Institute advocates equal opportunity and nondiscrimination in the appraisal profession and conducts its activities in accordance with applicable federal, state and local laws. Learn more at www.

Digg This Save to del. NAR previously hosted two valuation summits and two working groups were convened. Input was also provided by RPR. NAR is now offering a "Certification" with a pin and everything! This one-day course will explore the multiple uses of BPOs, how they can and cannot be used, and how to filter and select comparables to create expert and precise BPOs. Today I want to address a question that I have long wondered about and have no good answer for, and that is why are BPOs ordered by lenders for short sales instead of appraisals?

The most puzzling and irrational example is fannie mae broker price opinion providers and pricing structure the buyer and seller have the same lender Why do BPOs even exist as the deciding factor on a short sale transaction?? Some can argue because they save time and money, but do they really? We have all heard that some of these BPO agents hire unlicensed people to drive around and take pictures of the outside of the property, and I have actually seen BPO agents recruiting these drive-by photographers on Craigslist.

An appraiser is a qualified professional who goes through serious training, and then is supervised for two years before being able to work on their own. Appraisers are qualified to appraise, take the time to take all factors into consideration, and generally speaking, give fair market values. We are in a serious mess and its being exasperated for what? Am I the only one who is confused about this lack of common sense?

Should " have to provide". Where in the world has Dolly been for the past years?! On behalf of the 35, members of our respective professional appraisal organizations, including several hundred members in Nevada, we are writing to oppose the proposed change to Rule 7 2.

We strongly believe that allowing for the use of BPOs in the property valuation component in mediation will fannie mae broker price opinion providers and pricing structure adequately protect the public interest consumer, borrowers, and others or the interests of the various parties to the loan.

We strongly urge you to retain Rule 7 2. The current requirement under Rule 7 2. These appraisals must be performed by licensed and certified appraisers who meet minimum education and experience requirements, and the valuation assignments must be performed in compliance with the Uniform Standards of Professional Appraisal Practice USPAP.

In addition, the preparers of appraisals are overseen by the Nevada Commission of Appraisers of Real Estate, and could lose their license to practice if the value reported in an appraisal is fannie mae broker price opinion providers and pricing structure in a fraudulent or negligent manner. Because of these stringent requirements, professional appraisals are widely recognized as by far the most reliable indicators of the market value of fannie mae broker price opinion providers and pricing structure estate.

Generally speaking, real estate agents and brokers are not independent or properly trained valuation specialists. The preparers of BPOs have virtually no governmental oversight, little or no valuation training requirements or any generally-accepted valuation standards and guidelines by which the BPOs must be prepared. As a result, BPO price estimates vary widely and are far less reliable than professionally prepared real estate appraisals.

Moreover, real estate agents and brokers who provide broker price opinions can have a direct or indirect financial interest in the outcome of a short sale mediation. Understanding the market value of the underlying collateral is an essential element to any successful mediation program, as it empowers all parties fannie mae broker price opinion providers and pricing structure a basic understanding of the position of the collateral in question.

Because of its importance, valuation objectivity, competency, and independence are of central importance, and here, appraisals prepared by certified appraisers in accordance with the Uniform Standards of Professional Appraisal Practice are best suited for the Court. It is for these reasons that the housing agencies of the federal government FHA; VA; Fannie Mae and Freddie Mac require the use of professional appraisals and disallow the use of BPOs to value property in mortgage originations and modifications for loans owned or serviced by these agencies and Government Sponsored Enterprises.

Further, disclosure of documents is critical to the success of foreclosure mediation programs, according to a leading fannie mae broker price opinion providers and pricing structure law organization that has reviewed such programs. A report issued late last year identified the lack of produced documentation, including appraisals, as one of the biggest obstacles facing homeowners in foreclosure mediation.

The report notes that most homeowners will be appearing fannie mae broker price opinion providers and pricing structure mediations without counsel of their own, and that one of the biggest complaints of consumers participating in these programs is the lack of documenta- tion provided by the servicer. It further recommends that such programs require publication of a clear checklist of documents that servicers must produce, including a current appraisal.

Thank you for your consideration of our position. State and Local Foreclosure Mediation Programs. National Consumer Law Center.

Subscribe to this blog's feed. According to the interagency guidelines, a lender may obtain an evaluation in lieu of an appraisal when the loan transaction: Can we please put an end to this insanity? Appraisers Hurting Housing Market? Watch this video and let us and them know what you think of this story!!? When asked what could be done to fix the problems she says: There is an ample number of qualified real estate appraisers — over 1, licensed or certified in Nevada - to perform these valuation services.

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They went into effect October 15, The updated requirements maintain the spirit and intent of the HVCC and continue to provide important protections for mortgage investors, home buyers, and the housing market.

The following FAQs provide additional clarification on implementation of these requirements. AIR applies to all loans of one- to four-unit properties, except government-insured loans as noted in Q5, delivered to Fannie Mae. What are the professional requirements for an appraiser under AIR? AIR requires that, at a minimum, an appraiser must be licensed or certified by the state in which the property to be appraised is located. Does AIR allow an appraiser to update an appraisal for another lender?

AIR allows an appraiser to perform an update of an appraisal for another lender. The Federal Home Loan Banks? Does AIR apply to a loan that is insured or guaranteed by a federal agency and ultimately sold to Fannie Mae i. Is it permissible for Fannie Mae to purchase private-label securities backed by mortgage loans that do not meet the requirement of AIR? AIR applies only to 1- to 4-unit single-family loans sold to Fannie Mae by mortgage originators.

Does AIR require lenders to obtain appraisals in cases which they were under no such requirement pursuant to the Fannie Mae Selling Guide? Nothing in AIR requires a lender to obtain a property valuation, or fannie mae broker price opinion providers and pricing structure use any particular method for property valuation.

AIR also does not affect the acceptable scope of work for an appraiser in connection with a particular assignment. Does Section II specifically prohibit a lender from ordering a second appraisal?

Does AIR specifically prohibit communication with an appraiser by a real estate agent? Form is an inspection report. It is not an appraisal; therefore, AIR does not apply. Does AIR apply to appraisals performed for loss mitigation? AIR applies to loans sold to Fannie Mae. It does not apply to appraisals performed for loss mitigation purposes. By selling us the loan, the lender represents and warrants compliance with all of the Fannie Mae Selling Guide requirements, including compliance with AIR.

Does AIR apply to non-appraisal valuation methods i. AIR applies only to appraisals. Is the definition of application date the actual date of the application or the date of receipt of the application by the lender?

The application date is defined as the date the borrower s signed the application certifying that the information is correct. Does AIR require or prohibit the use of foreclosure data by appraisers? AIR does not speak to foreclosure data. It is up to the appraiser to determine fannie mae broker price opinion providers and pricing structure the data is applicable and appropriate or not.

The Selling Guide requirements for the appraiser remain at their same high level. Fannie Mae requires the appraiser to provide complete and accurate reports; to report neighborhood and property conditions in factual and specific terms; to be impartial and specific in describing favorable or unfavorable factors; and to avoid the use of subjective, racial, or stereotypical terms, phrases, or comments in the appraisal report. When selecting an appraiser, may lenders use a pre-approved appraiser list or panel?

Lenders may use a pre-approved list or panel to select a residential appraiser, provided that 1 any employees of the lender tasked with selecting appraisers for the list are independent of the loan production staff; and 2 the loan production staff is not involved in selecting appraisers off the list for particular appraisal assignments.

How does Section I. Also, Fannie mae broker price opinion providers and pricing structure VIII provides for lenders to have written policies and procedures implementing AIR, including rules on appraiser independence, and to have mechanisms in place to report and discipline anyone who violates these policies and procedures.

May a servicer use an affiliate company to order appraisals for borrower-initiated private mortgage insurance cancellation based on current value? AIR does not apply to appraisals for cancelling mortgage insurance based on current value.

Some lenders have proprietary automated origination systems that include a process for ordering appraisals. How does AIR impact those systems? The lender must review its systems to ensure that the selection-of-appraiser process is in compliance with AIR. This would include an employee whose compensation is based on loan volume or the closing of a loan transaction.

Employees responsible for the credit administration function or credit risk management are not considered loan production staff. Are processors, closers, secondary marketing employees, underwriters, etc.

Ideally, a seller should establish complete separation of appraisal activities from loan production activities. At an absolute minimum, the degree of separation should be no less than one level up in the reporting structure.

To mitigate any potential conflict of interest due to reporting relationships, sellers should establish, maintain, and enforce written policies and procedures that are designed to reinforce independence. AIR specifically prohibits lenders from accepting appraisal reports completed by an appraiser selected, retained, or compensated in any manner by mortgage brokers and real estate agents.

Mortgage brokers and real estate agents must not be involved in the selection of appraisers for an approved panel or specific assignments under any circumstances. Please refer to Section IV. A for further information regarding who is authorized to select and retain appraisers. The correspondent closes the mortgage in its own name with its own funds, and sells it to the lender. The mortgage is sold to Fannie Mae by the lender. In-House Appraisers May in-house appraisers prepare appraisal reports?

In-house appraisers may prepare appraisal reports in accordance with Section V. May a correspondent lender use in-house appraisers? A correspondent lender may use in-house appraisers if they meet the criteria in Section V. A lender may order appraisals directly from an individual appraiser. May an AMC affiliated with, or that owns or is owned in whole or in part by the lender or a lender-affiliate, order appraisals?

An AMC affiliated with, or that owns or is owned in whole or in part by the lender or a lender-affiliate, may order appraisals if the AMC meets the criteria of Section IV. May a lender direct a mortgage broker to a specifically authorized AMC that will receive information from the broker about the loan application and begin the appraisal process? The lender may direct a broker to an authorized AMC if the lender has previously arranged for its appraisal process to be managed by the specifically authorized AMC.

This process is compliant with AIR because the broker is not responsible for selecting, retaining, or providing for payment of compensation to the appraiser. May a lender that uses a group of specifically authorized AMCs direct a broker to use a specific AMC from the group to submit information about the loan application and begin the appraisal process?

As stated in the answer to Q29, this process is compliant because the broker is not responsible for selecting, retaining, or providing for payment of compensation to the appraiser. May a lender order an appraisal by directing a broker to select an AMC from among a group of specifically authorized AMCs, one of which would receive information from the broker about the loan application and begin the appraisal process?

Such a process would give the broker an element of responsibility for selecting or retaining the appraiser, and therefore would not be compliant. Mortgage Brokers May a lender accept an appraisal prepared by an appraiser that was ordered by a mortgage broker? AIR does not allow a lender to fannie mae broker price opinion providers and pricing structure an appraisal prepared by an appraiser that was ordered by a mortgage broker as noted in Section IV A.

May a mortgage broker provide the lender with an approved appraiser list for the lender to fannie mae broker price opinion providers and pricing structure when ordering appraisals for that particular broker? May a mortgage broker order an appraisal directly from an AMC that was specifically authorized by the lender?

See Q29 for details. AIR prohibits lenders from relying on an appraisal if the broker had a role in selecting, retaining, or compensating the appraiser. Transfer of the Appraisal May an appraisal be transferred to a lender from a correspondent lender and, if so, under what circumstances? A lender may accept an appraisal from a correspondent lender that complies with AIR.

A mortgage broker submits a loan fannie mae broker price opinion providers and pricing structure lender A, which orders an appraisal. The broker later decides to submit the loan to lender B because it is offering better terms, or for another reason. May the appraisal obtained by lender A be used by lender B assuming the mortgage broker has no control over or involvement in the assignment?

A lender may accept an appraisal transfer from a different lender. However, the lender delivering the loan to Fannie Mae makes all representations and warranties that the loan complies with the requirements of the Fannie Mae Selling Guide and related documents.

Lender A must be named as client on the appraisal report. Is lender B under any obligation to obtain a new appraisal? Lender B may buy a closed loan from Lender A and sell the loan to Fannie Mae without a new appraisal if Lender B can represent and warrant that any appraisal conducted in connection with the loan conforms to AIR.

Payment for the Appraisal If the appraisal is ordered by the lender in a manner compliant with AIR, are there any specific requirements about how the payment for the appraisal is transferred to the lender? Except for the requirement that the broker may not be responsible for payment of compensation to the appraiser, AIR does not restrict how a lender obtains fees from a broker.

So, for instance, a borrower may write a check to a broker, or provide their credit card fannie mae broker price opinion providers and pricing structure to a broker, for the broker to send to the lender or to an agent authorized by the lender. Are borrowers precluded from providing payment for an appraisal to an AMC? AIR does not prohibit a borrower from providing payment to an AMC; however, the borrower may not fannie mae broker price opinion providers and pricing structure the appraiser directly for an appraisal.

Does AIR prohibit an appraiser from collecting payment for the appraisal directly from the borrower? For loans to be eligible for delivery to Fannie Mae, AIR requires the lender or any third party specifically authorized by the lender to select, retain, and provide for all compensation to the appraiser.

The lender may require the borrower to reimburse the lender for the cost of fannie mae broker price opinion providers and pricing structure appraisal. The lender must provide the copy promptly upon completion of the appraisal, but no less than three business days prior to closing. The lender may use any means to provide the copy, including but not limited to mail, e-mail, overnight delivery, etc.

The seller may provide the borrower at closing a revised copy of an appraisal and information as to the nature of any revisions, so long as the revisions had no impact on value. AIR requires that a borrower be provided a copy of the appraisal no less than three business days prior to the closing of the loan.

AIR allows for the borrower to waive the three-day requirement. Situations in which a borrower is unaware of his or her right to a copy of the appraisal prior to the three days and is then provided a waiver of that right at the closing table would not be compliant with the intent of AIR.

The time period of rescission in a refinancing situation fannie mae broker price opinion providers and pricing structure not constitute a valid three-day waiver period. AIR does not specify what form the waiver must take or whether it be oral or written.