The
California Homeowner Bill of Rights (HBR) is the main driving
force behind the recent slowdown in foreclosure sales and short sales in the
Golden State, according to a research report from Barclays.
In addition to stalling the foreclosure process, provisions in the new bill,
which took effect January 1, 2013, have also led to an increase in litigation
risk for servicers, analyst at Barclays found.
According
the report, short sale activity and foreclosure sales have been dwindling over
the past few months, as indicated by foreclosure-to-REO and
foreclosure-to-liquidation roll rates. At the same time, roll rates in other
states appear to be steady.
As
a result of the HBR, Barclays believes “servicers have
become significantly more cautious when carrying out foreclosure sales” in the
state. While the bill offers several protections to homeowners, one particular
provision that allows borrowers to sue servicers for “material violations” of HBR could result in
additional costs for servicers.
Violations
of the HBR include dual-tracking, failing to provide
a single point-of-contact, and neglecting to deliver proper notice of loss
mitigation options.
The
report explained that prior to a foreclosure sale, homeowners can seek
injunctive relief to halt the foreclosure process. If a homeowner secures an injunction,
the borrower can pass all legal costs to the servicer through the HBR, even if no material
violation of the HBR is proven later, the report explained.
“Our
understanding is that securing an injunction may require only a declaration
from the borrower that a material violation of the HBR has occurred and
some reasonable justification for further investigation into the alleged
breach. It is possible that multiple consumer rights attorneys will offer their
services on a contingent basis to borrowers facing foreclosure, effectively
providing the homeowner with a zero-cost option to pursue litigation,” the
report stated.
If
the request for an injunction is granted, legal costs could easily rise to the
thousands as the court looks into the allegations. The process could also add
another 6-12 months to the foreclosure process, according to the report.
“Furthermore,
borrowers are much more incentivized to demand a copy of the promissory note,
the chain of mortgage assignments, and the borrower’s payment history to
collect evidence that a breach of HBR occurred, further
stalling the foreclosure process,” the report explained.
Even
though California is not a judicial state, analysts suspect the increase in
litigation risks and the extended foreclosure timelines might cause servicers
to pursue more judicial foreclosures, which are exempt from the HBR’s
provisions.
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