Thursday, December 16, 2010

How to Get a Mortgage Loan Officer License

Congress passed a law in 2008 called the S.A.F.E. Act which required the states to overhaul their licensing requirements for loan officers (also called loan originators, loan brokers, or account executives). If you have read any information about licensing that is pre-2008 (and perhaps even pre-2009), that information may be out-of-date.

The S.A.F.E. Act, as implemented by the states, created a uniform system of requirements. It also created a national database, called the Nationwide Mortgage Licensing System (NMLS), that all loan officers (the NMLS calls them loan originators), all mortgage brokers (individual or company) and all mortgage bankers must use to create a record about themselves. The records for companies includes information about contact information, who the owners and management are, where the companies are licensed, and whether they have faced any regulatory, bankruptcy, or litigation problems. The records that loan officers create include contact information, employment histories that go back 10 years, and whether they have faced any regulatory, bankruptcy, or litigation problems. Each loan officer must pay of fee of $20.00-$30.00 as an NMLS administrative fee in addition to the fee for the license application (the application fee varies by state) and the license fee (which also varies by state).

The S.A.F.E. Act requires each loan officer to first undergo 20 hours of pre-licensing education. The education must be provided by an NMLS-approved provider but can be taken in person or online. The cost of the 20 hours of education varies by provider.

All loan officers must also pass a 2-part test (one part is a national component, testing federal laws, and the other part is a state component, testing state law). If the loan officer wants to be licensed in more than one state, he must pass the state component of each state in which he wants to be licensed, but must pass the national component only once. Each state test costs $69.00 and the national test costs $92.00.

Additionally, each loan officer must have his fingerprints taken so that a criminal background check can be obtained from the F.B.I. and in some states, the state police. If there is a local NMLS-approved vendor who can take fingerprints electronically, the cost is $39.00. If the fingerprints must be done manually on a fingerprint card, the cost is $49.00. The SAFE Act requires the state regulators to reject the application of any person who has been convicted of or pled no contest to any crime within the past 7 years but some states have set the time limit at more than 7 years. If an applicant has been convicted of or pled no contest to a "financial" crime (i.e., embezzlement, fraud, forgery, securities), there is no time limit and that person is permanently barred from getting a loan officer license.

Lawful Intercept in VoIP Network

Lawful Intercept (LI) is a requirement placed upon service providers to provide legally sanctioned official access to private communications. In the existing Public Telephone Network, Lawful Intercept is performed by applying a physical 'tap' on the telephone line of the target in response to a warrant from a Law Enforcement Agency (LEA). However, Voice over IP (VoIP) has enabled the mobility of the end-user, so it is no longer possible to guarantee the interception of calls based on tapping a physical line.

Whilst the detailed requirements for LI may differ from one jurisdiction to another, the general requirements are the same. The LI system must provide transparent interception of specified traffic only and the subject must not be aware of the interception. The service provided to other users must not be affected during interception.

Architecture Overview

Although the detail of LI may vary from country to country we can describe the general requirements and also explain much of the common terminology used. The primary purpose of the service provider network is to enable private communications between individuals; any LI functionality built into the network must not affect the normal service to those individuals. The interfaces between the PTN and the Law Enforcement Monitoring Facility (LEMF) are standardised within a particular territory.

LI deals with two 'products', these are:

  • Contents of Communications (CC): exactly what it sounds like, the voice, video or message contents.
  • Intercept Related Information (IRI): information about the source and destination of the call etc.
European requirements are often based on the ETSI standards. In North America CALEA (Communications Assistance for Law Enforcement Act) requires operators to provide LI capabilities. The network architecture and handover specifications are based on the PacketCable(TM) surveillance model, however the architectures are very similar.

Basic Elements of LI in a Public Telecom Network

There are three primary elements required within the public network to achieve Lawful Intercept, these are:

  • An Internal Intercept Function (IIF) located in the network nodes.
  • A Mediation Function (MF) between the PTN and LEMF.
  • An Administration Function (ADMF) to manage orders for interception in the PTN.

Internal Intercept Function (IIF) These functions are located within the network nodes and are responsible for generating the Intercept Related Information (IRI) and Contents of Communications (CC).

Mediation Function (MF) This function clearly delineates the PTN from the LEMF. It communicates with the IIFs using Internal Network Interfaces (INIs) which can be proprietary. The MF communicates to one or more LEMFs through locally standardized interfaces: the Handover Interfaces (HI2 and HI3).

Administration Function (ADMF) This function handles the serving of interception orders and communicates with the IIFs and MF though an Internal Network Interface.

Implementing LI within an VoIP Network

One of the primary problems faced when managing VoIP calls is the separation of the signalling and media streams. It is quite possible that the two streams may take completely different paths through the network. In addition, even when they do pass through the same device, it may not be aware of the relationship between the streams. Some devices within the network are however specifically designed to understand and manage the separate signalling and media streams - session border controllers. Typically located at the borders of the network, they receive Intercept Related Information from the signalling stream and Contents of Communication directly from the media stream.

Conclusion

It has become clear that VoIP services will be expected to provide Lawful Intercept capabilities to the same level experienced in the PSTN. The FCC in North America has mandated that both emergency calls and Lawful Intercept must be available. Whilst not all countries mandate this capability, any network operator building a publicly available voice or multimedia over IP service today will need to plan a network which is flexible enough to implement these regulatory services in the future.

Terminology

ADMF Administration Function

CALEA Communications Assistance for Law Enforcement Act

CC Contents of Communication

ETSI European Telecommunications Standards Institute

HI Handover Interface

IIF Internal Intercept Function

INI Internal Networks Interface

IRI Intercept Related Information

LEA Law Enforcement Agency

LEMF Law Enforcement Monitoring Facility

LI Lawful Interception

MF Mediation Function

PSTN Public Switched Telephone Network

PTN Public Telecom Network

VoIP Voice over IP

How Do Contract Mortgage Processors Comply With the New State Licensing Requirements?

There are thousands of mortgage processors acting on a contract basis in the United States. The SAFE Mortgage License Act that passed in July 2008 requires contract mortgage processors to be licensed by July 2010. How does the new law affect contract mortgage processors? Obtaining mortgage loan originator (MLO) licenses in multiple states can be very costly. What can a contract mortgage processor do to comply and not break the bank?

Let's first look at the definition of a contract mortgage processor under the SAFE Mortgage Licensing Act. The Act defines a mortgage processor as an individual that gathers documents from borrowers and submits the documents to a lender, but does not take residential loan applications. The Act then goes on to state that a mortgage processor is exempt from mortgage loan originator licensing as long as they are a w-2 employee of just one mortgage company. Thus a mortgage processor that is 1099 and/or processes loans for more than one mortgage company must be licensed as a mortgage loan originator (MLO) and is considered a contract mortgage processor. If you are defined as a contract processor, then what are your options for obtaining a license in each state you process loans?

Option 1

You can choose to become a w-2 employee of just one mortgage company and process mortgage loans for only that one company. This is probably not the ideal situation for most contract mortgage processors, but it may be the only option for some. The cost of licensing can be expensive and a license is required in each state you process loans. Also, as we will discuss shortly, you may need to obtain a mortgage company license too. This is even more costly than obtaining just the mortgage loan originator license.

The down side to this option is obvious. You can't continue to process mortgage loans for your other customers. Also, it may be hard to find a company that will hire you on a full-time w-2 basis. Most smaller companies just do not have the resources to maintain a full-time processor on staff.

Option 2

You can choose to obtain a mortgage loan originator (MLO) license in each state you want to process loans in. Then you can have your primary customer sponsor those mortgage loan originator licenses. To get a mortgage loan originator license, you will need to complete 20 hours of education, two tests, fingerprinting, credit check, and pay an application fee between $100 and $400 per state. Then you can have your primary customer sponsor your mortgage loan originator license. This will allow you to process loans for your primary customer on a 1099 contract basis. The problem is that if you want to have other customers, you would have to set up your contract between your sponsoring primary employer and the other customers. So when you want to get paid by your other customers, the other customers would have to pay your primary customer and then your primary customer could pay you. This obviously poses a huge problem for most contract processors since it is very unlikely you will find a primary customer that will be willing to sign processing contracts with your other customers. However, this is how the states are saying it must be done. Some states may be implementing this slightly differently, so I recommend contacting the state or a licensing service to determine how the state is interpreting these requirements.

Option 3

You can choose to obtain a mortgage company license and a mortgage loan originator (MLO) license in each state you want to process loans in. This is the ideal situation, because then you do not have to be limited to just one employer as in option 1 and you do not have to have a primary customer sponsor you and pay you for your other customers work as in option 2. However, this is the most costly option. It usually costs about $1,000 to $3,000 to apply for a mortgage company license per state. And some states have net worth requirements, experience requirements, and bonding requirements that can be difficult barriers to overcome.

If you are able to go this option, you will actually be able to avoid the mortgage loan originator licensing in many of the states by paying yourself as a w-2 employee of your contract processing company, but the costs will still be much higher. If you are thinking of going this way, you will want to get licensed only in states you plan on processing ten or more loans in each month. In fact, most people that go this route will benefit from having a few contract processors work with them to offset the costs.

Conclusion

There are really no good answers to this dilemma. In fact, this may be one of the worst problems facing the mortgage industry right now that most people are not even aware of. Plan for the business of contract processing to change dramatically starting August 2010. And make sure to be prepared to fall under one of these 3 options or you could be out of business.

Changes in Qui Tam Whistleblower Cases Under the False Claims Act - A Review For Lawyers & Attorneys

The Patient Protection and Affordable Care Act of 2010 ("PPACA") and the Healthcare and Education Reconciliation Act of 2010 ("HERA") (collectively, the PPACA and HERA are referenced as the "Legislation"), passed in the spring of 2010, enacted sweeping changes to health care, including important changes to the federal False Claims Act that will affect prosecution of qui tam cases by the federal government, relators and whistleblowers. Health care fraud lawyers, attorneys and law firms and their clients must be aware of these significant changes in cases involving fraudulent claims against federal government healthcare programs such as Medicare, Medicaid and Tricare. Health care fraud defense attorneys will be disheartened, and federal government prosecutors, whistleblower lawyers and qui tam plaintiffs will be pleased, because these changes have lowered the bar for prosecutors and qui tam whistleblowers with respect to False Claims Act cases.

The False Claims Act, 31 U.S.C. §§ 3729-3733 (the "FCA"), is an important tool used by the Department of Justice ("DOJ"), U.S. Attorney's ("USAOs") and private whistleblowers to bring civil prosecutions against those individuals and entities who perpetrate frauds upon the United States through false and fraudulent claims for payment. The FCA provides for treble damages and civil monetary penalties to be awarded to the federal government, and the qui tam whistleblower plaintiff, often called a "relator," may recover up to 30% of the award, plus statutory attorney's fees.

The recent FCA amendments make it easier for whistleblowers to bring qui tam suits on behalf of the federal government by lowering the "public disclosure" standard. Prior to the amendments, a qui tam plaintiff who was not an original source was jurisdictionally barred from bringing an FCA suit if the fraudulent conduct of the defendant had been previously disclosed in the public domain through the media, federal, state or local reports, audits and investigations, or criminal, civil and administrative hearings and proceedings. For instance, in Graham County Soil & Water Conservation Dist. v. United States ex rel. Wilson, 130 S.Ct. 1396 (2010), the United States Supreme Court recently upheld the dismissal of an FCA claim for lack of jurisdiction based on prior public disclosure of fraud in California county's audit reports. See United States ex rel. Gonzalez v. Planned Parenthood of Los Angeles, et al., Case No. 09-55010 (9th Cir. July 1, 2010).

Under the amendments of the Legislation, publications deemed as public disclosures under the FCA are now more limited. They only include a federal criminal, civil and administrative hearing in which the government or its agent is a party, a congressional, Government Accounting Office (GAO) or other federal report, hearing, audit or investigation, or a disclosure in news media. See 31 U.S.C. § 3730(e)(4)(A). This means that state and local audits, reports, investigations and hearings, as well as litigation between private parties, can now be used as the sole source of information for an FCA suit for defrauding the federal government, and the Legislation has abrogated this part of the Graham County Soil & Water Conservation Dist. decision.

The Legislation's amendments also changed the jurisdictional nature of the public disclosure provisions. Before the new law was enacted, a violation of the public disclosure requirements of the FCA was a jurisdictional defect which could be raised by a party at any time or sua sponte by the court. Now, a qui tam whistleblower complaint which violates the public disclosure provision can be dismissed pursuant to a Rule 12(b)(6) motion, unless such dismissal is "opposed by the Government." Id.

The Legislation also amended the "original source" provisions of the FCA. Prior to the amendments, a whistleblowing relator who was an original source could bring an FCA suit regardless of whether there was a previous public disclosure. This meant that the whistleblower had to have "direct and independent knowledge" of the information on which the fraud allegations were based and had voluntarily provided the information to the Government before filing an FCA action which was based on the information. Under the Legislation, the "direct and independent knowledge" requirement has been eliminated, and an original source is an individual who voluntarily discloses the frauds to the government prior to a public disclosure or "has knowledge that is independent of and materially adds to the publicly disclosed allegations or transactions." 31 U.S.C. § 3730(e)(4)(B). Therefore, as long as the qui tam whistleblower has information about the government frauds which are independent of publicly disclosed information, even if the qui tam whistleblower did not have "direct" information usually derived from personally witnessing the fraudulent conduct, an FCA suit may be pursued.

By broadening the original source provisions and limiting the public disclosure provisions of the FCA, Congress has encouraged an increase in the filing of qui tam whistleblower lawsuits. While the change in the jurisdictional aspect of the public disclosure provisions ostensibly helps qui tam relators, it remains to be seen whether or not the government will develop a policy towards or against FCA suits in which Rule 12(b)(6) motions have been filed based upon prior public disclosures.

The Medicare enforcement Anti-Kickback Statute ("AKS") was amended to make violations thereof subject to the civil enforcement provisions of the FCA. 42 U.S.C. § 1320a-7b(g). This amendment was made to address a line of whistleblower cases which have held that kickbacks involving federal health care programs were not covered by the FCA under an implied certification theory. In an implied certification case, the whistleblower alleges liability of the defendant based upon the very act of submitting a claim for reimbursement because the defendant has impliedly certified compliance with governing federal rules that were a precondition to payment. Several courts had held that no FCA liability could attach under an implied certification theory involving kickbacks because neither the AKS statute nor regulation expressly stated that compliance was a precondition to Medicare or Medicaid payments. See United States ex rel. Hutcheson v. Blackstone Med., Inc., No. 06-11771-WGY, 2010 WL 938361 (D. Mass. Mar. 12, 2010). With this new Legislation, implied certification FCA whistleblower cases will likely become more prevalent.

The Legislation also expanded the scope of "reverse false claims" under the FCA with respect to the retention of Medicare and Medicaid overpayments. In the 2009, Congress had previously eliminated the requirement of an affirmative false statement to the government for liability to attach in reverse false claims cases when it passed the Fraud Enforcement and Recovery Act ("FERA"). See 31 U.S.C. § 3729(a)(1)(G) (liability for a person who "knowingly makes, uses, or causes to be made or used, a false record or statement material to an obligation to pay or transmit money or property to the Government, or knowingly conceals or knowingly and improperly avoids or decreases an obligation to pay or transmit money or property to the Government"). The amendments provide that Medicare and Medicaid overpayments become an actionable "obligation" under the FCA when the deadline for repayment expires. Such overpayments must be reported and returned to the federal government within 60 days of the later of the date the overpayment was identified or the date a corresponding cost report is due. This provision will likely lead to an explosion of reverse false claims actions.

The Legislation creates potential FCA liability for private exchange insurers. The amendments establish private insurer "Exchanges" to provide individuals with options for the purchase of health insurance. If the private insurer's exchange plans include any federal funding, then the payments made by, through, or in connection with the plan are subject to the FCA. However, there will be a significant delay in the implementation of this change because the effective date of this provision is January 1, 2014.

In summary, the PPACA and the HERA made dramatic changes that will affect federal health care fraud whistleblower cases. The changes to the federal False Claims Act should result in easier prosecution of FCA qui tam whistleblower cases by the federal government, relators and whistleblowers. Health care fraud lawyers, attorneys and law firms and their clients should be aware of these significant changes in cases involving fraudulent claims against federal government healthcare programs such as Medicare, Medicaid and Tricare. By lowering the standards for prosecutors and qui tam whistleblowers with respect to False Claims Act cases, Congress has made the jobs of health care fraud defense attorneys more difficult. Federal government prosecutors, whistleblower lawyers and qui tam attorneys will have a few less hurdles to jump in prosecuting whistleblower allegations under the federal False Claims Act.

Examples of Successful Unenforceable Credit Agreement Claims

Usually, people know little about a loophole, which often exists in many credit agreements that may be an indication for many people of their loans repayment. Those who have taken out more than £25,000 by utilising their credit cards, personal loans, agreement of hire purchase, car loan or overdraft before April 07, not only these credit agreements, but some other charges as well can become unenforceable in some specific sort of situations.

According to the Consumer Credit Act 1974, there are some very strict requirements that some lending institution like banks and some credit card company must meet. In other words, your lender has to produce a signed and properly executed credit agreement, which was regulated at the time of this agreement.

To make some loan enforceable, it is essential to meet all the requirements of this act. If any of these given requirements aren't met, the loan is considered unenforceable and it is possible that you may not have to pay even a single penny for the amount you have borrowed. If the given requirements are not met, you are no more obliged for repayment.

You can find some important information in your loan documents to find out whether your loan has become unenforceable or not. You must go through these documents carefully whether your lender in the percentage charges has factored the cost of PPI or not. If you find no evidence of the inclusion in your loan documents, you are eligible to carry investigation of your loan for possible invalidity. It is possible that you may not have to pay your loan any more and similarly, credit card application or original loan can be erased from the credit report as well.

You can also go through any of your old debt and credit card statements and can easily check the charges as well as costs of interest. If you notice some incorrect calculation in your statement, it can be a valid reason for the investigation of your debt as unenforceable. It is possible that the limit of your credit card will be increased without your consent or taking any prior permission. If you haven't requested for this increased limit, it is possible that your credit card facility might be reckoned as unenforceable.

If the charges that have been applied to the amount of your loan are not utterly disclosed, your debt may also be reckoned as unenforceable and it is possible that your debt will vanish without making repayments any more.

If you find any of these scenarios quite similar to your debt, you need to seek professional help in this connection ,as only a professional can tell you better whether your claim for unenforceable credit can prove effective for you or not.

There are several examples of successful unenforceable credit agreement claims, but it is also true that every claim can't be successful and that's where you need to seek professional help, as only a professional can tell you better about the possibilities of a your claim success.

Examples of Successful Unenforceable Credit Agreement Claims

Usually, people know little about a loophole, which often exists in many credit agreements that may be an indication for many people of their loans repayment. Those who have taken out more than £25,000 by utilising their credit cards, personal loans, agreement of hire purchase, car loan or overdraft before April 07, not only these credit agreements, but some other charges as well can become unenforceable in some specific sort of situations.

According to the Consumer Credit Act 1974, there are some very strict requirements that some lending institution like banks and some credit card company must meet. In other words, your lender has to produce a signed and properly executed credit agreement, which was regulated at the time of this agreement.

To make some loan enforceable, it is essential to meet all the requirements of this act. If any of these given requirements aren't met, the loan is considered unenforceable and it is possible that you may not have to pay even a single penny for the amount you have borrowed. If the given requirements are not met, you are no more obliged for repayment.

You can find some important information in your loan documents to find out whether your loan has become unenforceable or not. You must go through these documents carefully whether your lender in the percentage charges has factored the cost of PPI or not. If you find no evidence of the inclusion in your loan documents, you are eligible to carry investigation of your loan for possible invalidity. It is possible that you may not have to pay your loan any more and similarly, credit card application or original loan can be erased from the credit report as well.

You can also go through any of your old debt and credit card statements and can easily check the charges as well as costs of interest. If you notice some incorrect calculation in your statement, it can be a valid reason for the investigation of your debt as unenforceable. It is possible that the limit of your credit card will be increased without your consent or taking any prior permission. If you haven't requested for this increased limit, it is possible that your credit card facility might be reckoned as unenforceable.

If the charges that have been applied to the amount of your loan are not utterly disclosed, your debt may also be reckoned as unenforceable and it is possible that your debt will vanish without making repayments any more.

If you find any of these scenarios quite similar to your debt, you need to seek professional help in this connection ,as only a professional can tell you better whether your claim for unenforceable credit can prove effective for you or not.

There are several examples of successful unenforceable credit agreement claims, but it is also true that every claim can't be successful and that's where you need to seek professional help, as only a professional can tell you better about the possibilities of a your claim success.