U.S. patent application number 10/738518 was filed with the patent office on 2004-11-11 for system and method for facilitating delivery of a loan to a secondary mortgage market purchaser.
This patent application is currently assigned to Fannie Mae. Invention is credited to Coleman, David A., Kemper, John L..
Application Number | 20040225596 10/738518 |
Document ID | / |
Family ID | 32713117 |
Filed Date | 2004-11-11 |
United States Patent
Application |
20040225596 |
Kind Code |
A1 |
Kemper, John L. ; et
al. |
November 11, 2004 |
System and method for facilitating delivery of a loan to a
secondary mortgage market purchaser
Abstract
A method for facilitating delivery of a loan having a set of
underwriting data including a predetermined set of information
relevant to the delivery of the loan and an identifier includes
providing a delivery template to a seller of the loan to receive
delivery data for the loan; retrieving the underwriting data
associated with the identifier upon receiving a request from the
seller including the identifier and populating the delivery
template with the predetermined set of information.
Inventors: |
Kemper, John L.; (Vienna,
VA) ; Coleman, David A.; (Fairfax, VA) |
Correspondence
Address: |
FANN-MKE C/O
FOLEY & LARDNER
777 EAST WISCONSIN AVENUE
MILWAUKEE
WI
53202-5367
US
|
Assignee: |
Fannie Mae
|
Family ID: |
32713117 |
Appl. No.: |
10/738518 |
Filed: |
December 17, 2003 |
Related U.S. Patent Documents
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Application
Number |
Filing Date |
Patent Number |
|
|
60436977 |
Dec 30, 2002 |
|
|
|
Current U.S.
Class: |
705/38 ;
705/64 |
Current CPC
Class: |
G06Q 30/0283 20130101;
G06Q 20/382 20130101; G06Q 40/00 20130101; G06Q 40/025 20130101;
G06Q 40/02 20130101 |
Class at
Publication: |
705/038 ;
705/064 |
International
Class: |
G06F 017/60; H04K
001/00; H04L 009/00 |
Claims
What is claimed is:
1. A method for facilitating delivery of a loan to a purchaser, the
loan having a set of underwriting data including a predetermined
set of information relevant to the delivery of the loan, the
underwriting data having an identifier, the method comprising:
providing a delivery template to a seller of the loan to receive
delivery data for the loan; upon receiving a request from the
seller including the identifier, retrieving the underwriting data
associated with the identifier; and populating the delivery
template with the predetermined set of information.
2. A method according to claim 1, further comprising receiving
delivery data from the seller via the delivery template.
3. A method according to claim 2, further comprising determining a
price for the loan based on the predetermined set of information
and the delivery data received from the seller.
4. A method according to claim 1, further comprising editing the
underwriting data for the loan.
5. A method according to claim 1, wherein the predetermined set of
information includes a borrower identifier, occupancy type, product
type, amortization type, loan term, property type, loan purpose,
property sales price and appraised value.
6. A system for facilitating delivery of a loan to a purchaser, the
loan having a set of underwriting data including a predetermined
set of information relevant to the delivery of the loan, the
underwriting data having an identifier, the system comprising:
means for providing a delivery template to a seller of the loan to
receive delivery data for the loan; means for receiving a request
from the seller including the identifier; means for retrieving the
underwriting data associated with the identifier; and means for
populating the delivery template with the predetermined set of
information.
7. A system according to claim 6, further comprising means for
receiving delivery data from the seller via the delivery
template.
8. A system according to claim 7, further comprising means for
determining a price for the loan based on the predetermined set of
information and the delivery data received from the seller.
9. A system according to claim 6, further comprising means for
editing the underwriting data for the loan.
10. A system according to claim 6, wherein the predetermined set of
information includes a borrower identifier, occupancy type, product
type, amortization type, loan term, property type, loan purpose,
property sales price and appraised value.
11. A system for delivering a loan to a purchaser, the loan having
a set of underwriting data provided by underwriting logic, the
underwriting data including a predetermined set of information
relevant to the delivery of the loan and having an identifier
generated by the underwriting logic, the system comprising: a user
interface for providing a delivery template to the seller of the
loan and for receiving delivery data for the loan; delivery logic,
coupled to the user interface, for processing the delivery data for
the loan; wherein, upon receiving a request from the seller that
includes the identifier via the user interface, the delivery logic
retrieves the underwriting data associated with the identifier and
populates the delivery template with the predetermined set of
information.
12. A system according to claim 11, wherein retrieving the
underwriting data includes sending a request to the underwriting
logic.
13. A system according to claim 11, further comprising pricing
logic coupled to the delivery logic for determining a price for the
loan based on the predetermined set of information and the delivery
data provided by the seller.
14. A system according to claim 11, wherein user interface permits
the seller to edit the underwriting data.
15. A system according to claim 11, wherein the predetermined set
of information includes a borrower identifier, occupancy type,
product type, amortization type, loan term, property type, loan
purpose, property sales price and appraised value.
Description
PRIORITY
[0001] This application claims the benefit of U.S. Provisional
Application 60/436,977, filed Dec. 30, 2002, hereby incorporated by
reference in its entirety.
FIELD OF THE INVENTION
[0002] This invention relates generally to computer systems and
methods used to process data pertaining to financial assets, such
as loans, securities, etc. and more particularly to facilitating
delivery of a loan to a secondary mortgage market purchaser.
DESCRIPTION OF RELATED ART
[0003] The purchase of a home is typically the largest investment
that a person makes. Because of the amount of money required to
purchase a home, most home buyers do not have sufficient assets to
purchase a home outright on a cash basis. In addition, buyers who
have already purchased a home may wish to refinance their home.
Therefore, potential homebuyers consult lenders such as banks,
credit unions, mortgage companies, savings and loan institutions,
state and local housing finance agencies, and so on, to obtain the
funds necessary to purchase or refinance their homes. These lenders
offer mortgage products to potential home buyers. The lenders who
make (originate and fund) mortgage loans directly to home buyers
comprise the "primary mortgage market."
[0004] When a mortgage is made in the primary mortgage market, the
lender can: (i) hold the loan as an investment in its portfolio; or
(ii) sell the loan to investors in the "secondary mortgage market"
(e.g., pension funds, insurance companies, securities dealers,
financial institutions and various other investors) to replenish
its supply of funds. The loan may be sold alone, or in packages of
other similar loans, for cash or in exchange for mortgage backed
securities which provide lenders with a liquid asset to hold or
sell to the secondary market. By choosing to sell its mortgage
loans to the secondary mortgage market for cash, or by selling the
mortgage backed securities, lenders get a new supply of funds to
make more home mortgage loans, thereby assuring home buyers a
continual supply of mortgage credit.
[0005] Loans originated by a lender (or alternatively a broker) are
typically underwritten before being closed or prior to delivery
(i.e. sale) to a purchaser in the secondary mortgage market.
Underwriting provides a recommendation whether the loan meets the
credit risk and eligibility requirements of a lender for the
purposes of its portfolio or a secondary mortgage market purchaser
based on a set of loan information provided by the lender. Often,
however, the set of loan information may change between
underwriting and closing and delivery of the loan (e.g., through
continued negotiations between the borrower and lender). The
changes to the set of loan information may affect the underwriting
decision, the decision whether to purchase the loan, as well as the
price for the sale of the loan. Typically, however, a purchaser is
only able to determine differences between the set of loan
information used for underwriting and the set of loan information
for the delivered loan after the loan has been delivered and the
sale transaction completed. If there are any yield adjustments due
to differences in the set of loan information, the purchaser is
faced with requesting such yield adjustments from the seller after
the sale is complete, often after a significant lapse of time.
[0006] Therefore, a need exists for a system and method that
provides access to underwriting data at delivery. In addition, a
need exists for a system and method that facilitates the comparison
of underwriting data for a loan and delivery data for the loan at
the time of delivery, before the sale transaction is complete.
[0007] In addition, while the sale of loans to the secondary
mortgage market in exchange for cash or MBS has worked to increase
home ownership rates, these rates could further be improved if new
types of investment instruments or assets and new types of mortgage
products could be provided. Efforts to offer new types of
investment instruments and new types of loan products have been
hampered by the fact that current data processing systems for
processing loan information (including information on both the
borrower side and on the investor side of the process) are not
sufficiently efficient and flexible. Modifying the data processing
system to support a new type of loan product or a new type of
investment instrument is very difficult and expensive. In many
cases, inherent limitations in the architecture of such data
processing systems make certain types of new loan products or new
investment instruments impossible to offer as a practical
matter.
SUMMARY OF THE INVENTION
[0008] In accordance with one aspect of the invention, a method for
facilitating delivery of a loan having a set of underwriting data
including a predetermined set of information relevant to the
delivery of the loan and an identifier includes providing a
delivery template to a seller of the loan to receive delivery data
for the loan; retrieving the underwriting data associated with the
identifier upon receiving a request from the seller including the
identifier and populating the delivery template with the
predetermined set of information.
[0009] In accordance with another aspect of the invention, a system
for facilitating delivery of a loan having a set of underwriting
data including a predetermined set of information relevant to the
delivery of the loan and an identifier includes means for providing
a delivery template to a seller of the loan to receive delivery
data for the loan, means for receiving a request from the seller
including the identifier, means for retrieving the underwriting
data associated with the identifier and means for populating the
delivery template with the predetermined set of information.
[0010] In accordance with yet another aspect of the invention, a
system for delivering a loan to a purchaser where the loan has a
set of underwriting data provided by underwriting logic includes a
user interface for providing a delivery template to the seller of
the loan and for receiving delivery data for the loan and delivery
logic, coupled to the user interface, for processing the delivery
data for the loan. The underwriting data includes a predetermined
set of information relevant to the delivery of the loan and has an
identifier generated by the underwriting logic. Upon receiving a
request from the seller that includes the identifier via the user
interface, the delivery logic retrieves the underwriting data
associated with the identifier and populates the delivery template
with the predetermined set of information.
[0011] Other features and advantages of the present invention will
become apparent to those skilled in the art from the following
detailed description and accompanying drawings. It should be
understood, however, that the detailed description and specific
examples, while indicating preferred embodiments of the present
invention, are given by way of illustration and not limitation.
Many modifications and changes within the scope of the present
invention may be made without departing from the spirit thereof,
and the invention includes all such modifications.
BRIEF DESCRIPTION OF THE DRAWINGS
[0012] FIG. 1 is a block diagram of a data processing system
according to one preferred embodiment.
[0013] FIG. 2 is a block diagram showing user services logic of the
system of FIG. 1 in greater detail.
[0014] FIGS. 3A and 3B are block diagrams showing underwriting
logic, acquisition logic, servicer and investor reporting logic,
and securitization logic of the system of FIG. 1 in greater
detail.
[0015] FIG. 4 is a block diagram of the underwriting logic and
delivery logic of the system shown FIGS. 1 and 3A.
[0016] FIG. 5 illustrates a comparison process for the comparison
logic of FIG. 4.
[0017] FIG. 6 is a block diagram showing common services logic of
FIG. 1 in greater detail.
DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS
[0018] Referring now to FIG. 1, a computer system 10 for processing
data pertaining to financial assets is shown. As shown in FIG. 1,
the system 10 comprises a data processing system 12, user systems
14, bulk data systems 16, and other data interfaces 18. The data
processing system 12 further comprises user services logic 22, a
transaction exchange processor 24, underwriting logic 26,
acquisition logic 28, servicer and investor reporting logic 30,
securitization logic 32, common services logic 34, a data storage
system 38, and other data interfaces 18. Herein, although the term
"logic" is used in connection with some blocks and the term
"processor" is used in connection with other blocks, these two
terms are used interchangeably. The term "processor" is used in the
generic sense and is not meant to imply a separate discrete unit of
processing hardware.
[0019] The data processing system 12 is configured for processing
data pertaining to financial assets, such as loans and securities.
In one embodiment, the data processing system 12 is configured to
be used by a participant in the secondary mortgage market. Herein,
for convenience, the participant is referred to as a "purchaser,"
although it should be understood that the participant may
participate in the secondary market in other, different, or
additional ways (e.g., as a loan guarantor, as a loan securitizer,
and so on).
[0020] The data processing system 12 is preferably useable to
support various types of transactions which may be executed by such
a purchaser in connection with one or more loans. For example, the
purchaser may purchase loans from lenders or other loan originators
as part of a cash execution. The purchased loans may, for example,
be held as investments in the purchaser's investment portfolio.
Alternatively, the purchaser may create mortgage backed securities
(MBS) as part of an MBS execution, or create other financial
instruments or assets that are collateralized by cash flows
associated with individual loans, including both loans that have
been purchased by the purchaser and other loans that have not been
purchased by the purchaser. For example, in the case of MBS, the
purchaser may acquire a pool of loans, securitize the pool of loans
to create MBS that is then sold to investors, and hold the pool of
loans in trust for the benefit of the investors. The purchaser may
also receive a fee for guaranteeing to holders of MBS or other
financial instruments the repayment of the loans by borrowers. The
purchaser may also use loans to create other types of financial
assets or instruments, for example, by purchasing loans and selling
the financial instruments to investors, or by performing such
services for other owners of loan assets.
[0021] The acquisition logic 28 is preferably useable to perform
such operations as receiving information such as loan term,
interest rate, principal owed, and other parameters regarding loans
when loans are first purchased or otherwise acquired and entered
into the data processing system 12. In the case of cash executions,
the acquisition logic 28 is also used to perform such operations as
receiving commitments for the purchased loans.
[0022] The servicer and investor reporting logic 30 is used to
process periodic loan data for loan accounting purposes and
generate accounting output in connection with the purchased loans.
Herein, the terms "reporting logic" and "servicer and investor
reporting logic" are used interchangeably and both refer to logic
that is configured to perform loan accounting and generate
accounting output (e.g., for purposes of investor reporting, for
purposes of managing a loan portfolio, and so on) in connection
with a plurality of loans. The servicer and investor reporting
logic 30 preferably performs such functions as receiving loan
payment data on an ongoing basis from third party servicers. In
this regard, it may be noted that the servicer and investor
reporting logic 30 in the illustrated embodiment is not used for
servicing loans directly but rather interfaces with a third party
servicer. Of course, the servicer and investor reporting logic 30
could also be configured to include additional logic for servicing
loans, either as part of the servicer and investor reporting logic
30 or as part of another functional block. The accounting output
generated by the servicer and investor reporting logic 30 may
include such things as accounting, tax, performance/valuation,
and/or other relevant financial information for the loans retained
in the portfolio or sold, in whole or in part.
[0023] The securitization logic 32 is used to generate financial
assets. Herein, the terms "financial asset generation logic" and
"securitization logic" are used interchangeably and refer to any
logic that is used to generate/create financial assets. Herein, the
term "financial asset" is used to generically to refer to any asset
that is backed by one or more cash flows, and includes such things
as assets that are created entirely for internal data tracking
purposes (e.g., in the case of packets which do not represent
securities), as well as assets that have external significance
(e.g., in the case of MBS or other security). The securitization
logic 32 may be used to generate financial assets such as MBS or
assets that are tracked internally in situations where the
owner/operator of the data processing system 12 purchases a pool of
loans and holds the loans as an investment in its own
portfolio.
[0024] It will be appreciated that the data processing system 12
may perform fewer or additional functions as compared to those
described herein. For example, an entity that performs only some of
the above-mentioned processes may use a computer system that
contains only a subset of the functions described herein. Herein,
it will be assumed that the data processing system 12 is used to
support each of the business processes described above.
[0025] Generally speaking, in the illustrated embodiment, there are
three access points for external systems into the data processing
system 12. Access can include data flow into and out of system 12.
A first access point into the data processing system 12 is the user
services logic 22 which provides entry to the user system 14. A
preferred implementation of the user services logic 22 is described
in greater detail below in connection with FIG. 2. For purposes of
explanation, the user systems 14 are assumed to be operated by
human users that participate in some way in the above mentioned
business processes. For example, the human user may be an employee
of a lender or other loan originator that uploads loan information
to the purchaser (or corrects, updates, and so on, information that
has previously been provided) in connection with committing to
deliver or actually delivering a group of loans to the purchaser,
an employee of an owner of a portfolio of loans that uploads loan
information in connection with a group of loans the owner wishes to
have securitized by the purchaser, an employee of a servicer that
uploads payment information regarding a group of loans serviced by
the servicer, an employee of an institutional investor that
downloads information regarding the financial performance or other
data regarding investment instruments created and maintained by the
purchaser, an employee of the purchaser itself, and so on.
[0026] A second access point into the data processing system 12 is
the transaction exchange processor 24 which provides entry to the
bulk data systems 16. The transaction exchange processor provides
an alternative, bulk transfer mechanism for exchanging at least
some of the transaction-related data mentioned above in connection
with the user systems 14, typically without intervention of a human
operator. Such bulk data transfers may occur with lenders,
servicers and so on. The transaction exchange processor 24
receives/sends transactions, and prescreens/sorts/translates data
is needed, and makes the transactions/data available for further
processing in the data processing system 12 or outbound
transmission. A third access point into the data processing system
12 is through the data interfaces 18. The data interfaces 18 may be
used to exchange other types of data between other computer systems
and the data processing system 12. For example, the data interfaces
18 may be used, to import or export data to other external computer
systems (that is, computer systems not under the control of the
purchaser) or other internal computer systems (e.g., computer
systems that are under the control of the purchaser but that
provide functionality that is not integrated into the data
processing system 12).
[0027] The data processing system 12 is described in greater detail
below in connection with FIGS. 2-6. As will become apparent from
the discussion below, the preferred data processing system 12
exhibits a high level of data, service and time granularity. With
respect to data granularity, the system 12 is capable of
decomposing loans into a series of highly granular cash flows and
tracking all of the cash flows from the point the cash flows enter
the data processing system 12 (e.g., as part of a loan payment or
other cash flow source) to the point the cash flows exit the data
processing system 12 (e.g., as part of a payment on a financial
instrument). The decomposition of a particular loan into sub-loan
cash flows may occur when the loan is first acquired, later when
servicing activity begins on the loan, or at another time. When
loan payments are received, the allocation of the loan payment into
individual cash flows may be performed by logic executed by the
servicer, by the data processing system 12, or by other logic.
Ideally, all or nearly all of the cash flow sources associated with
a particular loan can be identified and tracked. Additionally, it
is also possible to aggregate cash flows from a borrower
perspective or other entity perspective. For example, a series of
loans (e.g., all to the same borrower) may be aggregated into a
higher order cash flow and then the aggregation of the loans may be
decomposed. It is also possible to add cash flows to existing
loans, for example, so that a new cash flow (e.g., for a new line
of credit) may be established without having to set up a new loan.
This provides additional flexibility to modify a borrower's loan
over time. Thus, the data processing system 12 not only decomposes
and maps cash flows associated with such things as principal and
borrower paid interest, but also sub-loan level cash flows arising
in association with the borrower paid interest or fees associated
with the loan such as servicing fees, guarantee fees, mortgage
insurance, prepayment penalties, borrower-paid fees, servicer
advances, servicer recoveries, and loss/default components, and
provides other flexibility. Additional description regarding
exemplary possible sources of cash flows is provided at the end of
this section. The decomposition and mapping of cash flows
dramatically increases the number of different types of financial
instruments that may be created, because it makes it possible to
create financial instruments based on these other cash flows. In
turn, this makes it possible to create financial instruments that
are more optimally configured to meet the needs of the owner of the
financial instrument.
[0028] With respect to service granularity, the data processing
system 12 represents loans as a series of attributes and uses a
business rules engine to process loan information. This
dramatically simplifies the process of expanding the capabilities
of the data processing system 12 to process data associated with
any type of loan. The capability to process a new type of loan may
be added by adding an additional attribute to a list of attributes
corresponding to the new product feature (or modifying existing
attributes), by using the attribute to indicate the presence or
absence (and/or other characteristics) of the new feature in a
particular loan, and by modifying the rules engine to incorporate
additional rules regarding the new loan feature. It is not
necessary to build a completely new data processing system for the
new type of loan. This makes it easier to offer new types of loans
which are more optimally configured to meet the needs of individual
borrowers. An exemplary set of attributes is described at the end
of this section.
[0029] With respect to time granularity, the data processing system
12 is capable of processing data using a much smaller time slice or
update period than has been possible in the past. In the past,
systems have typically been constructed around the assumption that
servicers provide monthly reports which summarize loan activity
that occurred during the previous month. The time slice for
reporting has been one month and sub-monthly temporal data has been
lost. In the data processing system 12, when information regarding
new loans is received by the acquisition logic 28 and/or when
information regarding loan payments is received by the servicer and
investor reporting logic 30, this information preferably includes
information regarding the date the loan was acquired, the date or
dates within each month or other period other period on which a
payment or other transaction is expected, and/or the date the
payment was received. The time slice in the data processing system
12 is therefore one day (or less, if a smaller time slice such as
AM/PM, hour, minutes, seconds, and so on, is used). The temporal
information is stored and maintained in databases which are
synchronized/commonly accessible by the acquisition logic 28, the
servicer and investor reporting logic 30, and the securitization
logic 32. As a result, the acquisition logic 28, the servicer and
investor reporting logic 30, and the securitization logic 32 each
have access to this highly granular temporal information regarding
loan acquisitions and payments. The increased time granularity
supports the above-mentioned capabilities to offer a wider array of
loans to borrowers and a wider array of financial instruments to
investors. For example, the increased time granularity facilitates
offering loan products in which the borrower is expected to make
bi-weekly payments, which may be attractive to borrowers that get
paid bi-weekly instead of twice-monthly or monthly. This also
facilitates handling loan products in which the date of a
transaction is meaningful, such as daily simple interest loans.
Further, because sub-loan cash flows can be processed using a one
day time slice (or less), it is possible to create financial
instruments based on cash flows that are processed on a per day
basis.
[0030] Another benefit of the acquisition logic 28, the servicer
and investor reporting logic 30, and the securitization logic 32
being provided on a common platform and having access to
common/synchronized databases is that each system has an up to date
view of the data. The data processing system 12 has the ability to
accept payment and other transaction information from a servicer as
such transactions occur (e.g., using daily, hourly, or near
real-time updates) instead of or in addition to receiving end of
the month summary transaction information from the servicer. Once
the data is received, it is accessible throughout the data
processing system 12. For example, it is not necessary to limit the
data updates for the securitization logic to a once-per month basis
at the end of a servicing cycle. Therefore, an up to date view of
the data is available throughout the data processing system 12.
[0031] It should be apparent that it is also possible to construct
data processing systems which do not incorporate the advantages
described herein in connection with the data processing system 12,
or which also incorporate additional advantages not described
herein. Further, it may also be noted that the separation of
functionality shown in FIGS. 1-6 is necessarily to some extent
conceptual, and it is also possible to provide the same
functionality in other ways. Additionally, although numerous
functions are described below, it may be noted that it may be
desirable to provide fewer, additional, or different functions in a
given data processing system depending on the application and what
is needed.
[0032] Referring now to FIG. 2, a preferred implementation of the
user services logic 22 and its sub-components thereof will now be
described. The user services logic 22 includes electronic
registration logic 50, access and security logic 52, user
experience logic 54, report request processing logic 62, and a
notification processor 64. The registration logic 50 is used to
register individual users to be able to use the data processing
system 12. For example, an employee of a lender may be given a
login name and password to access the data processing system 12.
User registration preferably includes providing each user with an
authorization profile that defines the extent and type of access
the user is given to the data processing system 12 and the types of
operations that the user may perform while accessing the data
processing system 12. The access and security logic 52 cooperates
with the electronic registration logic 50 to permit users to access
the data processing system 12 in the manner authorized.
[0033] The user experience logic 54 provides a user interface to
the data processing system 12. Preferably, the user accesses the
data processing system 12 through the Internet or an Intranet by
using a personal/laptop computer or other suitable Internet-enabled
device. For example, the data processing system 12 may be
accessible to users by visiting the purchaser's web site (that is,
the web site of the entity that owns/operates the data processing
system 12, and that is assumed to be in the business of purchasing,
guaranteeing, and/or securitizing loans) and clicking on
appropriate links located at the web site. Depending on the
authorizations the user has been given in the registration logic
50, the user is able to access different web pages of the web site
relating to the underwriting logic 26, the acquisition logic 28,
the servicer and investor reporting logic 30, and the
securitization logic 32. For example, there may be one or more web
pages relating to acquisitions that may be accessed by lenders, one
or more pages relating to servicing that may be accessed by
servicers, and so on. The user may then perform functions in
accordance with what is permitted by the user's authorization
profile (which, in turn, is typically based on the user's employer
and the user's job function for that employer). For example, an
employee of a lender may be given authorization to access web pages
associated with the acquisition logic 28 and commit the lender to
deliver a quantity of loans on a future date (i.e., to engage in a
forward commitment with the purchaser). The types of operations
that different users may perform is described in greater detail in
connection with FIGS. 3A-3B and 4-6 below.
[0034] The user experience logic 54 includes business application
components 56, reference data 58, and user help logic 60. These
components provide implementation support to the above-described
user interface. The business application components 56 includes
logic that assists directing a user to the correct web page. The
reference data 58 may include data regarding user preferences for
the appearance of web pages to the user. The reference data 58 may
also provide general reference data and content that assists user
interaction with the web site. The reference data 58 may also
include data regarding particular lenders, such as the year the
lender was first approved to do business with the purchaser,
contact information for the lender, and performance information
such as statistics and transfer history for the lender. The user
help logic 60 provides other help or "How To" components.
[0035] The user services logic 22 also includes report request
processing logic 62 and a notification processor 64. The report
request processing logic 62 permits lenders and servicers to access
the data processing system 12 and request reports generated from
the data the lenders and servicers have provided the purchaser. The
reports may be redefined "canned" reports, or may be ad hoc reports
defined by the user by drilling down into the data and/or defining
data filters. the type of reporting generation capability available
may be made dependent on the type of user. The report request
processing logic 62 may be used for incoming data in connection
with lenders and servicers and/or for outgoing data in connection
with investor reporting. Investor reporting may also be handled by
other logic described below.
[0036] The notification processor 64 sends notifications/alerts to
users. For example, the notification processor 64 may be used to
send e-mail (or fax, automated telephone call, and so on) to a user
associated with a servicer or lender indicating that data which has
been submitted by the servicer or lender has been processed, and
that the processed data is ready for review. The notification
processor 64 is useful in the context of exceptions processing,
when the lender/servicer data is processed but the processing
indicates that there may be an error in the lender's/servicer's
data which requires review by a human operator.
[0037] Referring now to FIG. 3A, a preferred implementation of the
underwriting logic 26 and sub-components thereof will now be
described. The underwriting logic 26 is typically accessed by users
that originate loans, such as lenders and brokers. The underwriting
logic 26 includes data capture logic 70, underwriting logic 74, and
credit scoring logic 72. The data capture logic 70 is used to
receive information to be used in loan underwriting and appraisal
(e.g. information from a loan application and a credit report).
Typically, the information that is received for loan underwriting
is a subset of the information that would be provided on a loan
application.
[0038] The credit scoring logic 72 and the underwriting logic 74
cooperate to analyze the information to determine if the loan meets
credit risk and eligibility requirements of the purchaser or of a
lender for the purposes of its portfolio, and then issue a
recommendation based on the assessment of the overall risk profile
of the loan. The credit scoring logic 72 generates a credit score
of the loan applicant based on the loan applicant's credit history.
For example, a credit report for the potential borrower may be
obtained once the lender obtains authorization from the potential
borrower.
[0039] Underwriting logic 74 combines the credit score with other
information provided by the potential borrower to the lender to
recommend whether to approve the loan. Such information may
include, for example, one or more of the following: debt-to income
ratios, appraisal value, income, borrower contribution, cash
reserves of the borrower, loan-to-value ratio, loan purpose, loan
term, loan type, property type, occupancy status and amount of
subordinate financing, and other factors. Underwriting logic 74
stores the credit score and the other information and assigns a
unique underwriting casefile ID to the lender and loan application
for the particular borrower. The recommendation provided by the
underwriting logic 74 indicates whether the loan meets the
purchaser's credit risk and eligibility requirements. Preferably,
the recommendation provides a message such as (1) "approved" or (2)
"refer to help center" or like message regarding whether the loan
meets the credit risk requirements. Underwriting logic 74 may also
provide a message such as (1) "eligible" or (2) "ineligible"
regarding whether the loan product meets the purchaser's
eligibility requirements. For each loan, the underwriting logic 74
also preferably indicates (i) minimum income and asset verification
requirements, (ii) credit related documentation requirements, and
(iii) the required level of property field work necessary to
complete the processing of the loan file. The underwriting logic 74
may produce the verification and approval requirements for referred
loans as well as for loans recommended for approval.
[0040] If a loan submitted to the underwriting logic 74 receives a
recommendation of "refer", the underwriting logic 74 may also
provide the lender with information identifying problem areas with
respect to the borrower's application and suggested areas for
improving the borrower's chances for approval (e.g., lower loan
amount or reduce debt). In addition, the lender may refer the
borrower to a help center to receive the benefit of such
information and recommendations.
[0041] The recommendation provided by the underwriting logic 74 is
stored with the associated data provided by the lender and borrower
(hereinafter, the credit score, other information and the
underwriting recommendation are referred to as "underwriting
data"). The underwriting data may be stored in, for example, a
database. A lender may resubmit a loan for underwriting (e.g., if
property, loan or borrower information changes). Each time a loan
is resubmitted to the underwriting logic 26, the underwriting data
(including the underwriting recommendation and verification
requirements) is updated to include the data from the most recent
submission. The information received and generated by underwriting
logic 26 is preferably available to the other sub-components of the
data processing system 12 as discussed in further detail below with
respect to FIGS. 4 and 5.
[0042] The underwriting logic 26 may also be used to generate
reports that provide information regarding the underwriting
recommendation for a particular loan, information used in
determining the recommendation (e.g., property, loan, and borrower
information), and information summarizing key statistics from the
credit report (e.g., borrower's open accounts, derogatory accounts
and undisclosed accounts).
[0043] Still referring to FIG. 3A, a preferred implementation of
the acquisition logic 28 and sub-components thereof will now be
described. The acquisition logic 28 further includes cash
committing logic 80, deal management logic 82, lender eligibility
logic 84, pricing logic 86, delivery logic 88, certification logic
90, and custody logic 92.
[0044] The cash committing logic 80 provides a facility for
performing all cash commitment functions. Typically, a master
agreement/contract may be in place between the purchaser and the
lender which defines overall terms of loan sales to the purchaser
pursuant to particular commitments. A cash commitment is an
agreement (typically, governed by the overall master agreement) in
which the mortgage purchaser agrees to buy mortgages from mortgage
sellers (e.g., lenders) in exchange for a specified price in cash.
Typically, a cash commitment agreement specifies the type of
mortgage(s) the seller plans to deliver, the amount of time the
seller has to make a delivery, the price the mortgage purchaser
will pay the seller for the loan(s), other pertinent loan terms,
and, in some cases, loan level details pertaining to the
mortgage.
[0045] The cash committing logic 80 provides a central point for
approved lenders (or other approved sellers) and the purchaser to
perform all cash commitment functions. These functions may include,
for, example, making standard forward commitments, handling
pair-off of commitments, extending commitments, over-delivering of
a commitment, maintaining configurable parameters, updating contact
information, updating commitment records, viewing and selecting
from a seller's favorite product list, adding to and maintaining
the seller's favorite product list, viewing contracts, fees,
prices, yield adjustments, and so on. As previously described, the
access and security logic 52 verifies the identity of the user
(using a login ID and password) and allows the user to gain access
to the cash committing logic 80. Different types of users may be
granted different levels of access to the cash commitment logic 80
(e.g., for different employees within a seller organization having
different levels of authority to act on behalf of the seller).
[0046] In the preferred embodiment, the system 12 includes the
ability to limit the different types of loans that a given seller
may sell to a subset of the loans which the purchaser may purchase.
The different products may comprise loans of different terms,
different interest rates and types of interest rates (fixed or
variable), as well as a variety of other features or combinations
of features that may be offered in connection with the particular
mortgage products. This information may be stored in the lender
eligibility logic 84, described below, and the cash committing
logic 80 may interface with the lender eligibility logic 84 to
limit commitment activity to only those products that the seller is
eligible to sell. During the committing process, the seller selects
the type of product the seller plans to deliver from a list of
eligible products. Sellers may be provided the ability to flag any
eligible product as a "favorite," and are able to select products
from a favorites list when making commitments. Preferably, sellers
are also provided with the option to assign their own marketing
name for each eligible product in the seller's favorite list. In
another embodiment, rather than selecting from a list of eligible
products, sellers may be provided the ability to define a product
they plan to deliver by defining the loan attributes.
[0047] The committing logic 80 provides sellers with the option to
apply a commitment to a master agreement. Information regarding
master agreements is supplied by the deal management logic 82 and
displayed in the cash committing logic 80 for a given seller. The
display may, for example, indicate valid master agreement numbers,
the unfulfilled commitment amount in dollars for each master
agreement, the expiration date for each master agreement, and/or
other pertinent information.
[0048] The deal management logic 82 is used to store and track
terms of the deals/contracts made between sellers of loans and the
purchaser. When a seller contacts the purchaser to initiate
negotiation of a new deal, an employee or other representative of
the purchaser uses the deal management logic 82 to create a master
agreement, MBS pool contract and all the associated variances.
[0049] During the master agreement negotiation process, all terms
and stipulations of the agreement are entered into the deal
management logic 82. The deal management logic 82 enables
authorized users creating or modifying variances to identify
editable variances and facilitates transforming "codeable"
variances into business rules in the delivery logic. The deal
management logic 82 also facilitates communication of these
variances to users responsible for analyzing them. Users
responsible for analyzing variances are provided a link to the edit
engine where they are able to add, modify, or delete edits based on
their analyses.
[0050] The deal management logic 82 also integrates with the
pricing logic 86 so that loan level yield adjustments that reflect
negotiated variances may be entered and displayed in the generated
master agreement. The seller's specific adjustment tables
(referencing master agreement and variance reference numbers) may
also be stored in the deal management logic, or, more preferably,
in the lender eligibility logic 84.
[0051] The lender eligibility logic 84 is logic that maintains
information regarding the eligibility of particular lenders to
offer particular products made available by the purchaser. The
lender eligibility logic 84 allows users (via web interface) to
maintain and update product or lender-specific parameters in
connection with the committing logic 80, the delivery logic 88, the
certification logic 90, the custody logic 92, and the servicer and
investor reporting logic 30. The lender eligibility logic 84 may
also be used to set pricing incentive adjustments, yield
adjustments, fees and other parameters at the lender and product
levels.
[0052] The pricing logic 86 is the logic used to generate pricing
information and provide information to other logic in the data
processing system 12, including the underwriting logic 26, the
committing logic 80, the delivery logic 88, the certification logic
90, the custody logic 92, and the servicer and investor reporting
logic 30. For example, the pricing logic 86 may be accessed during
delivery to determine the price to be paid for a particular loan,
or after the loan is delivered to determine how changes/corrections
in loan information affect pricing. The pricing logic 86 takes into
account pricing elements such as commitment/interest price (based
on interest and the type of commitment), commitment calculations
(e.g., for yield adjustments associated with pair-offs, over
delivery, extensions), and credit adjustment price (based on loan
level credit risk). In addition to cash pricing (i.e., pricing in
situations where the loan is paid in cash), the pricing logic 86
may also be used for MBS pricing (i.e., pricing in situations where
the loan is paid for using a mortgage backed security). The pricing
elements related to MBS includes the guarantee fee, the
buy-up/buy-down amount and the credit adjustment amount.
[0053] The pricing logic 86 interacts with the delivery logic 88
(described in greater detail below) when a seller is unable to
fulfill the terms of its original commitment to generate yield
adjustments associated with pair-offs, over delivery, and
extensions. The pricing logic 86 acquires delivery and under
delivery tolerance amounts from the lender eligibility logic 84,
processes data from a commitment inventory database to locate
expired commitments and under deliveries, based on input from the
delivery logic 88. The pricing logic 86 also processes data
associated with the original commitment parameters to generate
yield adjustments. Additionally, yield adjustments may also be
assessed at the time of delivery for credit risk in connection with
one or more loans that exceeds a pre-determined and agreed-upon
level. In particular, at the time a cash commitment or MBS deal is
made, a certain level of credit risk is assumed when determining
the cash price or MBS guarantee fee. Later, when loans are actually
delivered, the true risk level is identified. If the cash price or
MBS guarantee fee does not account for this actual level of risk, a
yield adjustment is made. The system allows the option of selecting
either an upfront loan level yield adjustment at the time of
delivery or a guarantee fee basis point adjustment to permit the
payment to be made over time.
[0054] The pricing logic 86 also interacts with the servicer and
investor reporting logic 30 when there are loan level changes
during the servicing of the loan that result in a request for
pricing. The servicing logic 142 sends the pertinent data
attributes needed for pricing to the pricing logic 86 and the
pricing logic 86 returns pricing information for the loan in
question.
[0055] The pricing logic 86 may also be used to access prices set
forth in pricing grids that store pricing information as a function
of various loan parameters and/or features, e.g., interest rate and
remaining term in connection with a particular seller. The pricing
grids may be generated manually (e.g., in a spreadsheet which is
provided to the pricing logic 86) or automatically. The pricing
logic 86 may also be used to generate reports regarding pricing
information.
[0056] The delivery logic 88 is the logic used to process loans
when loans are delivered to the purchaser in connection with a
purchase. The delivery logic 88 analyzes loan attributes, the
associated deal/contract with the seller, and execution parameters
to determine if the loan is acceptable for submission under the
terms and conditions of the deal. The delivery logic 88 also
invokes the pricing logic 86 to determine the price and/or yield
adjustment associated with accepting the loan. The delivery logic
88 also allows sellers to set up pools in cases where the loans are
pooled in MBS.
[0057] The delivery logic 88 receives electronic loan data
(hereinafter referred to as "delivery data") by way of the users
services logic 22 or the transaction exchange processor 24. The
purchaser will generally also receive paper loan documents that
support the electronic loan data received by the data processing
system 12.
[0058] The delivery logic 88 utilizes aspects of the underwriting
logic 26, the deal management logic 82, and the pricing logic 86.
Each loan that is delivered is checked against business rules and
data format rules. Business rules are based on the product,
pool/piece/contract, pricing, commitment, and other factors. For
example, a seller may inadvertently try to deliver a 15-yr loan in
connection with a commitment for 30-yr loans, and the business
rules provide a mechanism for identifying that the 15-yr loan can
not be used to satisfy that commitment. The delivery logic 88 uses
the notification processor 64 to notify the seller when/if the data
that is being delivered does not match the commitment.
[0059] The delivery logic 88 is also integrated with the
underwriting logic 26. FIG. 4 shows a block diagram of the delivery
logic and underwriting logic of the system of FIGS. 1 and 3A. As
discussed above, underwriting data including the underwriting
recommendation) for a particular loan is assigned an underwriting
casefile ID and may be stored in a database 406. The delivery loan
data for a particular loan to be delivered may be assigned a unique
loan ID and stored in a database 406. Delivery logic 88 and
underwriting logic 26 preferably communicate to share data to
perform various functions, such as (i) populate a loan delivery
template of the delivery logic 88, (ii) confirm that the loan being
delivered meets underwriting criteria, and/or (iii) determine if
the delivery data for a loan that was also underwritten using
underwriting logic 26 is the same as the underwriting data provided
for the loan.
[0060] When a seller is entering delivery data for a loan being
delivered via delivery logic 88, much of the information required
is the same as the information required by underwriting logic 26.
As discussed above, the information received for loan underwriting
is typically a subset of the information that would be provided on
a loan application. If the loan was underwritten using underwriting
logic 26, a seller may provide an underwriting casefile ID to the
delivery logic 88. Delivery logic 88 may then send a request to the
underwriting logic 26 to transfer the current underwriting data
associated with the underwriting casefile ID in the database 406 to
the delivery logic 88. In an alternative embodiment, the delivery
logic 88 may directly access the underwriting data associated with
the underwriting casefile ID in the database 406. The underwriting
data transferred may include one or more of the following: borrower
social security number, co-borrower social security number (if
applicable), property address, loan amortization type, loan
guarantor type, number of units, loan processing method, employment
information, loan type, underwriting results, loan term, LTV, CLTV,
borrower reserves, and so on.
[0061] The underwriting data may be used to populate a delivery
template presented to a seller delivering the loan by, for example,
a web interface. Preferably, the underwriting data is identified
(e.g. italicized or shaded) so the seller can identify the data
obtained from the underwriting logic 26. The seller, therefore,
does not have to reenter loan data previously entered during the
underwriting process. In addition, the seller can review the
underwriting data to ensure that it is accurate. The seller,
preferably, can edit or update the underwriting data, if necessary.
For example, the underwriting data may be edited by way of a
computer system with a user interface to receive inputs regarding
the underwriting data. If a seller does not provide an underwriting
casefile ID or if the loan being delivered was not underwritten
using underwriting logic 26, the seller will have to enter all of
the loan data required for delivery of the loan. The seller may
enter the loan data using, for example, a keyboard or other input
device in conjunction with a computer system.
[0062] If a loan being delivered was not previously underwritten
using underwriting logic 26, delivery logic 88 may interact with
underwriting logic 26 to confirm the loan being delivered meets the
underwriting criteria of the purchaser. Delivery logic 88 may
transfer delivery data provided by the seller at delivery to the
underwriting logic 26. Underwriting logic 26 will then process the
delivery data relevant to providing an underwriting recommendation,
as described above, to provide an underwriting recommendation.
Underwriting logic 26 then returns underwriting data (including the
underwriting recommendation) to the delivery logic 88. The
underwriting data and, in particular, the underwriting
recommendation, may be provided to the seller using notification
processor 64 (FIG. 2). In addition, the underwriting data may be
used by the pricing engine 86 (FIG. 3A) to determine a price for
the sale of the loan.
[0063] Delivery logic 88 also includes comparison logic 410.
Generally, certain terms of the delivery data of a closed loan
being delivered to the purchaser (e.g., occupancy type, product
type, amortization type, loan term, property type, loan purpose,
property sales price, appraised value, etc.) should match the
underwriting data provided to the underwriting logic 26. If certain
material terms do not match there may be an impact on the
underwriting decision and the price and/or price changes (e.g.,
credit related yield adjustments or fees) the seller will be
charged. Preferably, material terms are determined using the
business rules, i.e., business rules may be created which identify
what terms are material. Accordingly, comparison logic 410 permits
the comparison of the underwriting data for a particular loan to
the delivery data provided for the loan to determine any
differences.
[0064] In an alternative embodiment, comparison logic 410 may be
implemented as a separate system from the delivery logic 88 and the
data processing system 12., Accordingly, comparison logic 410 may
be configured to compare the underwriting data for a particular
loan (as provided by underwriting logic 26 and database 406) to
loan data provided by an external data source (i.e., a data source
that is not related to the data processing system 12). For example,
a loan sale transaction may occur between two lenders, e.g., a loan
originator and a warehouse lender. Alternatively, a lender may sell
a loan it owns but did not originate. the loan originator may use
underwriting logic 26 to underwrite the loan and the warehouse
lender (or purchaser) may wish to compare the loan data provided by
the loan originator to the underwriting data before purchasing the
loan.
[0065] FIG. 5 illustrates a comparison process for the comparison
logic 410. At block 510, the delivery data for the loan being
delivered is provided to the delivery logic 88. As mentioned above,
delivery logic 88 receives electronic loan data from a seller by
way of user services logic 22 (FIG. 1) or the transaction processor
24 (FIG. 1). If the loan does not have an underwriting casefile ID
(decision 504), the delivery process proceeds as described with
respect to FIG. 3A. Preferably, if the loan does not have an
underwriting casefile ID (i.e., the loan was not underwritten using
underwriting logic 26), the loan is submitted to underwriting logic
26, as described above, to determine whether the loan meets the
purchasers underwriting criteria.
[0066] If the loan has an underwriting casefile ID (decision 504),
the delivery logic 88 sends a request to the underwriting logic 26
to retrieve the underwriting data associated with the underwriting
casefile ID at block 508. Underwriting logic 26 returns the
underwriting data associated with the underwriting casefile ID to
the delivery logic 88. As mentioned above, in an alternative
embodiment, the delivery logic 88 may directly access the
underwriting data associated with the underwriting casefile ID in
the database 406. The underwriting data and delivery data are then
compared to determine any differences in a predetermined set of
information (e.g., loan, borrower, and property information) at
block 510. If the predetermined set of loan information of the
underwriting data and the delivery data are the same (decision
512), the delivery process proceeds as described herein with
respect to FIG. 3A at block 514. If the predetermined loan
information from the underwriting data and the delivery data are
different (decision 512), it is determined whether the differences
are material to the underwriting decision or the price and/or any
possible credit related adjustments for the loan (decision 516). As
discussed above, whether a difference is material is preferably
determined using the business rules. If the difference is material
(i.e., the difference will impact the underwriting decision and
price and/or credit related adjustments), delivery logic 88 invokes
pricing logic 86 (FIG. 3A) to determine the price and/or price
changes (e.g., any credit related yield adjustments or fees) at
block 518. Delivery logic 88 may also invoke underwriting logic 26
to underwrite the loan based on the delivery data provided by the
seller.
[0067] At block 520, the comparison results may be provided to the
seller and/or the seller may be notified using the notification
processor 64 (FIG. 2) when the predetermined set of information
from the delivery data does not match the underwriting data and
whether there is an impact on the underwriting decision and the
price as well as any additional fees (e.g., credit related
adjustments) that may be charged. Preferably, the seller has the
option to edit the delivery data provided (e.g. if the seller made
an error entering the delivery data). For example, the underwriting
data may be edited by way of a computer system with a user
interface to receive inputs regarding the delivery data. If the
seller does not edit the delivery data (decision 522), the delivery
process proceeds as described herein with respect to FIG. 3A at
block 524. If the seller does edit the delivery data (decision
522), the process returns to block 510 and the edited delivery data
is compared to the underwriting data. Also, the seller may decide
not to deliver the loan based on the comparison results or the
purchaser may decide not to purchase the loan based on the
comparison results.
[0068] If the difference between the delivery data and the
underwriting data are not material (decision 516), the seller
preferably has the option to edit the delivery data (e.g. if the
seller made an error entering the delivery data into the system).
If the seller does not edit the delivery data (decision 526), the
delivery process proceeds as described herein with respect to FIG.
3A at block 528. If the seller does edit the delivery data
(decision 526), the process returns to block 510 and the edited
delivery data is compared to the underwriting data.
[0069] In another embodiment, a lender may compare underwriting
data for a loan with loan data provided by a broker from a loan
origination system (hereinafter referred to as "loan origination
data"). Loans may be originated by a broker who, once the loans
have closed, provides the loans to a lender for funding. As
described above, the lender can then either: (i) hold the loans as
investments in its portfolio, or (ii) sell the loans to investors
in the "secondary mortgage market" to replenish its supply of
funds. Alternatively, a lender may wish to evaluate its loan
portfolio by comparing the loan data for loans already in the
portfolio to underwriting data for the loans. Such an evaluation
may be performed as part of, for example, a decision to sell loans
from the portfolio to the secondary market, a quality control
process, due diligence, etc. Other parties with an interest in a
transaction involving a loan may also wish to evaluate the loan by
comparing the current loan data to underwriting data for the
loan.
[0070] Underwriting logic 26 may be used by the broker to
underwrite a loan as described above. When a loan is submitted to
the lender by a broker, including the loan origination data, the
lender may wish to determine if the loan origination data (or a
predetermined subset of the loan origination data) is the same as
the underwriting data (or a predetermined subset of the
underwriting data) for the loan before accepting the loan from the
broker. It possible that the loan data used to underwrite the loan
may change before the loan is provided to the lender (e.g., due to
continued negotiations between the broker and the borrower). The
underwriting data for a loan, identified by an underwriting
casefile ID, may be accessed using, for example, user services
logic 22 (FIGS. 1 and 2). The lender may then compare the
underwriting data to the loan origination data provided by the
broker. The broker may provide the loan origination data, for
example, electronically or using physical documents. If there are
differences between the underwriting data for the loan and the loan
origination data for the loan, the lender may decide not to accept
the loan from the broker.
[0071] In yet another embodiment, a purchaser such as a wholesaler
or warehouse lender, may compare underwriting data for a loan with
loan data provided by another lender (or seller). Loans originated
by one lender may be sold to another lender, e.g. a wholesaler or
warehouse lender. Alternatively, a lender may also sell loans it
owns but did not originate. the purchaser may wish to determine if
the loan data submitted by the lender is the same as the
underwriting data for the loan before accepting the loan. The
process for comparing the loan data and underwriting data is
similar to that described above with respect to the broker/lender
embodiment.
[0072] Returning to FIG. 3A, the delivery logic 88 allows the user
to edit the delivery data for format/field edits and
standard/custom edits necessary to deliver loans to the purchaser.
Users have a real time view of updates to the delivery data in
order to resolve data errors before the loan is purchased or
securitized. For example, if the data indicates that a 15-yr loan
is being used to satisfy a commitment for a 30-yr loan, the user
may edit the data to indicate that the loan is a 30-yr loan (in a
situation where the loan data as incorrectly entered and what was
originally indicated as being a 15-yr loan is in fact a 30-yr
loan). Alternatively, the user may edit the data to instead apply
the 15-yr loan to a different commitment for a 15-yr loan. As a
further alternative, the user may edit the data to substitute a
30-yr loan for the 15-yr loan. The delivery logic 88 also includes
logic for address correction (detecting erroneous address
information and correcting the address information) and geographic
coding (to provide additional geographic information on the
property, such as longitude and latitude, tract, congressional
district, metropolitan statistical area number, and so on). By the
end of the process, the delivery logic also generates a unique loan
number for each of the loans for tracking purposes.
[0073] The certification logic 90 is logic that supports the
process of ensuring that all loan documentation is complete and
legally binding and that the paper documentation matches the
electronic information delivered by the seller. The certification
logic 90 generates, stores and makes available to other aspects of
the data processing system 12 information pertaining to which loans
have been certified. The certification logic 90 is also able to
generate custom reports regarding certification data including
reports on loans that have not been certified so that appropriate
action may be taken (e.g., having the seller repurchase the loan).
The certification logic 90 facilitates data modification and
facilitates data matching when loans are redelivered or
resubmitted. The certification logic 90 also generates repots to
support management decisions with respect to certification
activities.
[0074] The custody logic 92 is logic that is used to support the
custody process, or the process whereby the purchaser stores the
paper loan documents during the time from when the loans are
purchased or securitized until they are released. Custody protects
the physical evidence of investment in negotiable assets. The
custody logic 92 manages custodial profile/contact information,
custodian/seller relationships, and seller/servicer
profile/eligibility information related to custody activities. The
custody logic 92 also permits information to be retrieved regarding
loan investors. If the market purchaser performs the custody
function itself rather than having a third party act as custodian,
the custody logic 92 also supports document management in
connection with incoming and outgoing documents. In particular, the
custody logic 92 tracks when loan documents are in the possession
of the purchaser and otherwise manages and monitors the position of
the physical loan documents. The custody logic 92 also manages and
calculates fees charged for custodial and certification
services.
[0075] The acquisition logic 28 may also include other logic in
addition to the logic described above. For example, the acquisition
logic 28 may further include payable/receivable manager logic to
track the billing of yield adjustments and fees generated by
transactions in the committing logic 80, the pricing logic 86, the
delivery logic 88, the custody logic 92, and certain aspects of the
servicer and investor reporting logic 30. The payable/receivable
manager logic may also be used to display the status (including
payment status) of such yield adjustments and fees in a
consolidated manner.
[0076] Referring now to FIG. 3B, a preferred implementation of the
servicer and investor reporting logic 30 will now be described in
greater detail. The servicer and investor reporting logic 30
includes loan process and compare (LPC) logic 100, which monitors
and verifies the activities of third party mortgage servicers on an
ongoing basis. Alternatively, if servicing is performed internally
by the owner of the data processing system 12 and is included as
part of the servicer and investor reporting logic 30 or as part of
another functional block of the data processing system 12, the LPC
logic 100 may be used to verify internally generated reporting
information. Thus, the LPC logic 100 performs such operations as
receiving and validating reporting information pertaining to loan
activity, loan delinquency information and unpaid balance
comparison reported by the servicer, updating the records of the
data processing system 12 regarding the status of all reported
loans, and determining the remittance and disbursement amounts that
are expected for the loans.
[0077] As an initial matter, prior to loan servicing, a comparison
is performed of the servicer's data for loans being serviced with
the purchaser's data for the same loans. Even if the purchaser's
data has already been compared with lender data for the same group
of loans, the servicer's data may for some reason be different.
Accordingly, the purchaser may provide a predefined set of
acquisition data to the servicer that the servicer can compare with
the servicer 's data. At any time thereafter, the servicer may
perform individual queries of the loan data stored on the
purchasers data base via the user services logic 22 (web interface)
and download the data for further comparison purposes. When
exceptions are noted, the servicer can correct its data or submit a
change request via the user interface to the attribute change
processor (ACP) logic 122, described below.
[0078] During the life of the loan, when loan activity occurs
(e.g., when the borrower makes loan payments), the LPC logic 100 is
executed with regard to a particular loan when a servicer reports
transactions to the purchaser. A loan activity processor 102
handles expected and scheduled servicing transactions including
payments, rate changes, curtailments, and so on. The activity
processor 102 receives and validates loan transaction data, such as
loan activity, unpaid balance comparison, and delinquency status
updates. The activity processor 102 also can be configured to check
for duplicate transactions, validate servicer information,
determine and validate the type of loan transaction, and validate
that the loan activity is being reported in the correct reporting
period. The activity processor 102 also confirms that changes in
unpaid balance and last paid installment are correct, derives
expected interest remittance, derives expected principal
remittance, and compares the derived amounts to the reported
remittance amounts. After validation, the status of the loan is
made available to the servicer through the user services logic 22.
The activity processor 102 also triggers the appropriate cash and
accounting transactions in a book and tax accounting processor 146.
When loan activity is processed and does not match the purchasers
expectations based on rules and calculations, exceptions are noted
and communicated to users using the notification processor 64.
[0079] The amortization/calculation processor 104 is used by the
activity processor 102 to calculate loan level amounts, such as
principal and interest due, servicing fees and other data pertinent
to each loan. Processor 104 may additionally be used to compute
derived or decomposed cash flows, such as a guaranty fee or a
servicing fee. Business rules are used to identify scheduled and
unscheduled principal, calculate fees, calculate remittance and
disbursement amounts, calculate amounts to be disbursed to
investors, amortization, and accruals. These calculations are used
throughout the system 12 to perform functions such as collecting
remittances from servicers, dispersing funds to investors and
performing accounting activities. The results of processing are
available through an interactive user interface to both personnel
of the purchaser and personnel of the servicer for correction when
transactions do not comply with business rules.
[0080] The trial balance processor 106 provides for validation of
parameters such as servicer number, purchaser and servicers loan
numbers, effective date, ending unpaid balance, note rate, pass
through rate, principal and interest payment, last paid installment
(LPI) date, pool number, accrued interest receivable balance,
available line of credit, conversion date, reverse mortgage
payment, net principal limit, taxes and insurance set asides,
property charges set asides, repairs set asides, servicing fees set
asides, scheduled payments, and so on. Any discrepancies are
resolved and any system updates (loan attribute changes, data
updates) are implemented. The LPC logic 100 then reprocesses the
activity based on the corrected data.
[0081] In addition to borrower payments, the LPC logic 100 may also
be triggered with regard to a particular loan when the attribute
change processor (ACP) logic 122 makes a change to attributes that
affect loan processing or when a loan attribute triggers
processing, such as note rate changes, payment changes and loan
reporting. The LPC logic 100 may also be triggered by borrower
behavior (e.g., loan delinquencies status) at beginning and end of
accounting periods.
[0082] The servicing event processor 108 identifies and handles
business events that are not identified by the activity processor
102. Examples of these events include identifying delinquent loans
and identifying loans that are eligible for reclassification or
substitution. The delinquency status reporting processor 110
accepts delinquency reasons from the servicer for loans that have
payments that are in arrears.
[0083] The attribute change processor (ACP) logic 122 processes
loan or security level changes. ACP logic 122 processes attribute
changes regarding loans. As previously described, in the preferred
embodiments, loans are characterized in the data processing system
12 by a series of attributes rather than by product codes. Each
mortgage product that is purchased is then represented by a series
of attributes instead of or in addition to an overall product code.
New products may be created by creating new combinations of
attributes, or by adding new attributes. An exemplary list of
possible attributes that may be used is provided at the end of this
section.
[0084] ACP logic 122 processes attribute changes that occur after
loans are brought into the data processing system 12. In
particular, after loans are brought into the data processing system
12, the ACP logic 122 processes attribute changes that are
unexpected or are unscheduled whereas the LPC logic 100 handles
attribute changes that are both expected and scheduled. The ACP
logic 122 also validates the attribute change request, assesses the
financial impact of the change, updates the appropriate data and
triggers the appropriate cash and accounting transactions.
[0085] Unexpected attribute changes are changes that are required
due to new features or discrepancies between contract documentation
and data captured by the acquisition logic 28, this can include
changes to loan data and/or changes in loan behavior. Unscheduled
attribute changes are changes that may occur based on contract
documentation but the timeframe is unknown. For example, an
unexpected attribute change would be a change for a daily simple
interest cash loan that the purchaser has purchased without
knowledge of a particular feature. After the purchase, the borrower
exercises options under the feature and the servicer advances the
next due date of the loan and submits a loan activity transaction
record to the purchaser. Not knowing about the feature, the
purchaser rejects the transaction since the loan record does not
indicate the presence of the feature. After assessing the exception
and evaluating the change, the servicer submits an attribute change
request to add this feature and keep the loan in the purchaser's
portfolio or in the security, pending confirmation of continued
loan eligibility. An example of an unexpected and unscheduled
attribute change would be the case where the lender submits an
adjustable rate mortgage change request for a loan that the
purchaser has set up as a fixed rate mortgage. The request is
processed as an unscheduled change because the purchaser's systems
have never had an event scheduled to trigger the change. An example
of an unscheduled change is a fixed rate convertible loan which has
the conversion option indicated in the terms of the note. It is
anticipated that an attribute change will occur but the timing of
the event is unknown and therefore unscheduled. The two primary
types of unexpected attributed changes are post purchase
adjustments (data corrections) and modifications (attribute changes
driven by a number of business requirements, such as product
flexibility, delinquency management, and
substitutions/reclassifications).
[0086] In operation, the ACP logic 122 receives attribute change
requests which indicates current database values for the loan and
the proposed changes. The validation of the loan with the new
values is then accomplished by applying the rules processor 180
(FIG. 6) to the ACP transaction. The business rules engine is
applied to determine whether the changes are allowable and any
failed business rules are provided to an operator for further
review. Next, the original terms of the contract are used to
determine any pricing adjustments of the attribute change. The
system determines the difference between the current or adjusted
price as applicable and the new price for the purchase adjustments.
Next, a human operator reviews the requested change, the impact of
the requested change, and any required hard copy documentation
needed to justify the change. The operator/business analyst either
approves or rejects the change. Rejected transactions may be
modified and resubmitted. Approved adjustment transaction values
are applied to the database and an audit trail history is
maintained. If the result of the change request has an accounting
impact, the ACP logic 122 also generates the appropriate
transactions to trigger the accounting processor 146.
[0087] The ACP logic 122 also includes loan conversion request
processing logic 338 for handling loan conversion requests. Thus,
when a loan conversion request is received, this logic tracks the
request for the change, determines the allowability of the change
based on business rules, and employs the remainder of the ACP logic
122 to make the change.
[0088] The securities aggregation and management (SAM) logic 130
receives the loan level cash flow information produced by the LPC
logic 100 and aggregates this cash flow information to produce
security level information. The security level information is
produced at each of the following levels: remittance/express date
level within each piece/single pool; single pool level or piece
level within each major pool; pseudo pool (pool-like reporting
group) level; major header level for each major pool; choice pool
level; strip level; mega pool level; and mega in mega (MIM) pool
level. In addition to securities, the SAM logic 130 is also capable
of processing and managing any grouping of loans, cash flows from
loans, and other financial instruments. Using a packet activity
processor 132, the SAM logic 130 determines the loans in a given
pool, aggregates cash flows based on the pool and loan level
attributes for all the loans and then updates the system database.
The packet activity processor 132 has the flexibility to aggregate
loan level cash flows at the most granular level to security level
enabling the SAM logic to also manage specific cash flow strips
(e.g., access yield strips, interest only strips). At the end of
appropriate processing periods, the SAM logic 130 finalizes the
relevant security information. The SAM logic 130 then uses a packet
disclosure processor 134 to make final remittance level principal
and interest, guaranty fee, and other draft amounts available to a
cash processing logic 144 and to make security accounting data
available to a book and tax accounting logic 146. The SAM logic 130
also calculates, at the various MBS security levels, disclosure
data for investors and the payment distribution to investors. The
SAM logic 130 also includes packet modification request processing
logic which is used to modify packets in generally the same manner
that the attributes of loans are modified as described above in
connection with the ACP logic 34. The operation of the SAM logic
130, and in particular packets and the packet activity processor
132, is described in greater detail in connection with the
packeting logic 154.
[0089] Further, the SAM logic 130 can be used to facilitate the
provision of real-time data updating. For example, investors may be
supplied with real-time analytic data. the analytic data may
include any data that allows investors to more accurately determine
the value of their holdings, such as data concerning monthly loan
payments, loan prepayments, loan pay-offs, and so on. For example,
when a loan pays off, investors may be provided immediate access to
this information rather than waiting until the next MBS reporting
cycle.
[0090] In the illustrated embodiment, the servicer and investor
reporting logic 30 and the securitization logic 32 utilize the same
data base (see FIG. 6). As a result, the data used by the
securitization logic 32 is always synchronized with the data used
by the servicer and investor reporting logic 30. Thus, it is not
necessary for the securitization logic 32 to wait until the end of
a periodic (e.g., monthly) reporting cycle to receive updated data,
but rather the securitization logic 32 always has access to
up-to-date loan information. In another embodiment, the servicer
and investor reporting logic 30 and the securitization logic 32 may
utilize different data bases that are synchronized on a weekly
basis, on a daily basis, on a sub-daily basis, or in real time,
depending on the frequency of update that is desired.
[0091] A servicing transfer logic 142 facilitates the process of
transferring loans for the servicing rights of owned or securitized
mortgages from one servicer to another or from one portfolio to
another within the same servicer as of an effective date. A
servicing transfer may be initiated, for example, if a servicer
decides to stop servicing loans for business reasons, if a servicer
decides to transfer a certain group of loans to another branch or
portfolio, if a servicer is involved in a merger or acquisition of
the servicer necessitating a transfer to the surviving entity, or
for other reasons. The servicing logic 142 processes information
regarding the old and new servicers and the loans that are subject
to the change in servicing and updates loan record data for the
respective affected loans. The effective date of the change in
servicing is also specified. Information that is provided to the
servicing transfer logic 142 as part of a servicing request
includes the transferors servicer number, address and contact
information, the transferees servicer number, address and contact
information, unique loan numbers to be transferred, effective date,
and other data. Additional steps, such as notifying the transferor
of the termination and assessing transfer fees may also be
performed.
[0092] The cash processor 144 provides a facility to allow
servicers and other vendors to create and maintain bank account
information. The accounts are bank accounts established with the
purchaser to facilitate loan transactions. Servicers have the
ability to create/select/update their account information in real
time, including account numbers and remittance/disbursement
information. The information captured in this process allows the
cash processor 144 to create and execute Automated Clearing House
(ACH) transactions. Historical records of servicers and vendors
account and draft information is maintained to assist in resolving
any issues that may arise.
[0093] Additionally, the cash processor 144 retrieves remittance
and disbursement information from other areas of the data
processing system 12. The remittance and disbursement information
includes effective date, loan number, dollar amount, remittance
code, and granular level details. The cash processor 144 performs a
rollup of loan level details by servicer number as required. The
cash processor 144 also performs a rollup of loan level details by
seller number whenever the seller is not the designated servicer.
The cash processor 144 triggers appropriate accounting transaction
codes as needed that allow the book and tax accounting processor
146 to record applicable accounting entries.
[0094] Finally, the cash processor 144 creates cash transactions,
for example, automated clearing house (ACH) transactions, outgoing
check transactions, and so on. The cash processor 144 begins this
process after the cash processor 144 has completed the process of
assessing and validating remittance and disbursement data. The
first step in creating a cash transaction is validating
servicer/vendor bank account information. Ultimately, an ACH
transaction is created that debits or credits the appropriate
custodial bank account
[0095] The book and tax accounting logic 146 manages accounting
activities associated with the loans. The accounting logic 146
provides a consistent methodology for the recording of accounting
events related to mortgage business activities across the
acquisition logic 28 and the servicer and investor reporting logic
30 into subsidiary ledgers for posting to a general ledger. The
book and tax accounting logic 146 supports the accounting
activities related to the packaging of loan cash flows to the first
level packet for the securitization logic 32. In addition, the book
and tax accounting logic 146 supports the accounting activities
related to forming securities or packets out of portfolio loan
collateral. The investment accounting for securities held in
portfolio and for the payment distribution on mortgage derivatives
could also be handled by the book and tax accounting logic 146 or,
preferably, is handled by separate accounting logic 156, described
in greater detail below
[0096] The book and tax accounting logic 146 journalizes mortgage
related business activity, maintains subsidiary ledgers, provides
audit trails, provides data integrity and control within the
subsidiary ledgers, facilitates timely reconciliations, provides
flexibility to account for new products or changes depending on
actual accounting methodologies, and provides information needed to
perform financial analysis. In one embodiment, the book and tax
accounting logic 146 utilizes an accounting matrix which is a
two-dimensional structure comprised of accounting "families" and
"family members." The families are groups of accounting relevant
transaction and loan attributes, and the family members are the
allowable values for each of the groups. All intersections of
families and family members have a debit and credit account number
associated with each of the intersections. When the journal entry
is created, the appropriate debit and credit account numbers are
first assigned to each of the transactions as they are processed.
The accounting matrix uses business rules processor 180 to
automatically interpret the transactions. As new products are
introduced, the accounting matrix is modified to incorporate new
family and/or family members to properly record the new business
activity. Similarly, as products become obsolete, or as the
requirement for breaking out activity on the corporate general
ledger becomes less detailed, the accounting matrix can be modified
to adapt to those changes as well.
[0097] As business activities are processed, they are
recorded/journalized in a subsidiary ledger according to the debit
and credit account numbers assigned from the accounting matrix.
This occurs by translating business activities into family and
family member transactions that can be interpreted by the matrix. A
subsidiary ledger provides the capability to view the lowest level
of business activity that created the entry in the subsidiary
ledger to maintain an audit trail for the subsidiary ledger
activity. As activity is recorded, a system walk forward test of
the subsidiary ledger balances is also performed to assure data
integrity with the subsidiary ledger. At the end of accounting
cycles, activity within the subsidiary ledgers is automatically
summarized and posted to the general ledger
[0098] At the end of the accounting cycle, reconciliation is
performed between the subsidiary ledger activity and balances, and
the general ledger activity and balances using an automated
reconciliation tool. An automated reconciliation tool may be
provided that generates the results of the reconciliation and,
through a user interface, displays the results to an operator. Any
reconciling items between the subsidiary and general ledgers may be
analyzed and resolved by the operator. Through the operator
interface, the operator updates the status of the reconciling items
to indicate the results of the analysis. As reconciling items are
resolved, the operator triggers the automated reconciliation
facility to repeat the reconciliation and display the results.
[0099] The book and tax accounting logic 146 also provides
information for financial and operational analysis. Information
related to the status of the book and tax accounting logic is
provided to operations through an accounting console. The
accounting console is a management and operational workflow tool
that includes notifications and status information related to the
book and tax accounting processes. It also provides summarized
reports and the ability to view the detailed information supporting
those reports.
[0100] A preferred implementation of the securitization logic 32
and sub-components thereof will now be described. The
securitization logic 32 includes sifting/sorting logic 152 which
accesses inventory, identifies collateral or asset attributes and
sub-attributes, and categorizes data at its most granular level in
both aggregating and segregating cash flows associated with
mortgage assets. The sifting/sorting logic 152 provides a user
interactive application that allows users to define selection
criteria (loan and/or atomic characteristics), prioritize them,
evaluate results, and make decisions about market transactions and
their related economics. By sifting and sorting through available
inventories, cash flows may be qualified and quantified for optimal
aggregation of targeted transactions, given relative market value.
The sifting/sorting logic 152 operates under a user maintainable
library of business rules associated with mortgage instruments and
respective cash flows. An auto sift function is also provided to
allow to batch processing of predefined inventory types. For
example, a daily auto sift may be executed against "available for
sale" loans to aggregate and pre-packet the loans for future
transactions.
[0101] The purpose of the sifting/sorting logic 152 is to provide a
mechanism by which users can examine the entire collateral universe
and pair down to smaller groupings of collateral or assets within
the universe. Collateral refers to any cash flow derived from
loans, pools, securities, commitments, and packets. The purpose of
sorting is to group the subset of collateral identified in the
sifting process and organize it by a single or multiple attributes
to further refine the pool of candidate collateral to be placed
into a potential packet. The sifting/sorting logic 152 supports the
packeting logic 154, described below.
[0102] The packeting logic 154 is used to create, maintain, and
otherwise support packets. A packet is an aggregation or packaging
of cash flows that is treated as an entity separate and distinct
from the incoming cash flows that support the packet and from the
cash flows that result from the packet. Packets maintain the data
integrity of the underlying assets as received by the LPC logic 100
and create an information chain that maps to a higher-order asset
(e.g., an MBS or other financial instrument to be sold to an
investor). The source data for packets may be loan-level or
packet-level information, and the packets themselves may represent
actual securities or just a unit of reporting and remittance.
[0103] Packets permit the data processing system 12 to enable and
support new transactions by providing a platform for sourcing,
normalizing, and centralizing cash flow-related data and building
the linkages between loan assets and securities or non-securitized
assets. Packets provide greater flexibility in the transformation
of cash flows from the primary mortgage/loan level to the secondary
market and within the secondary market. Packets provide the
flexibility-not only to create and sell securities to investors but
also to support non-securitized forms of packaging to enable
selling or retaining cash flows from individual loans. The ability
to create and manipulate packets enables the creation of new types
of financial instruments and new types of transactions within the
secondary market.
[0104] The accounting logic 156 supports additional accounting
functions for the securitization logic 32 that are not already
supported by the book and tax accounting processor 146. In general,
the book and tax accounting processor 146 is responsible for
performing maintenance accounting at the loan level (i.e., posting
transactions), while the accounting logic 156 is responsible for
the accounting logic associated with transformative accounting
events. Transformative accounting events include, for example,
securitization events (in which a loan is to be construed to be
sold). Other transformative events include a securitization event
in which only a portion of the cash flows are sold, a sale event of
a portfolio securities, and a sale event involving a whole loan. In
addition, the accounting logic 156 is responsible for ongoing
maintenance in connection with the reconciliation of securities
cash payables. The accounting logic 156 performs such things as
deriving the initial cost basis at the time of acquisition for
every loan and inventory, maintaining the cost basis of each loan,
tracking accounting intent for each loan, and performing market
valuation for each loan. Of course, although the functionality of
blocks 146 and 156 are shown as being conceptually separate, this
functionality could also be combined.
[0105] The position monitor 158 allows monitoring of the
purchaser's overall trade and investment position. Particularly,
the position monitor 158 is an interactive tool that is usable to
monitor positions of investors of whole loans and securities, and
designate or redesignate inventory between trading accounts. The
position monitor 158 is able to provide this information in near
real time because the position monitor 158 either uses the same
transactional database(s) as the servicer and investor reporting
logic 30 and the securitization logic 32 or, preferably, uses a
separate data base that is synchronized with these data bases. For
both whole loans and securities, the position monitor 158 provides
daily and month-to-date commitment/trade and delivery/settlement
positions. The position monitor 158 also provides cumulative
inventory positions held by the portfolio. The position monitor 158
allows investors to manage inventory from an economic, risk
management, and regulatory accounting and taxation perspective. It
also allows investors to determine or designate what assets to buy,
what assets to sell, and what assets to retain or hold for
investment. The portfolio manager 158 provides investors with a
clear and concise view of their current net position of
inventory.
[0106] The out of portfolio (OOP) pooling logic 160 permits the
data processing system 12 to be used for pooling loans to create
financial instruments in situations where the loans are owned by
the entity that owns or operates the data processing system 12 or
by an entity other than the entity that owns/operates the data
processing system 12. The OOP pooling logic 160 provides the owner
of the loans being pooled with the ability to select asset
attributes and sub-attributes at a granular level, the ability to
select loans to optimize chartered pool statistics, the ability to
flexibly map incoming and outgoing cash flows, and the ability to
use an on-screen display to manipulate collateral. The out of
portfolio pooling processor 160 also has the ability to
collateralize asset cash flows as described above in connection
with the packeting logic 154.
[0107] The whole loan trading logic 162 provides a facility for
engaging in whole loan trades to permit the owner or operator of
the data processing system 12 to identify and sell loans out of its
portfolio to other entities. The whole loan trading logic 162 also
provides logic for reporting to the servicer of a sold loan (1)
that the loan has been sold and (2) the identity of the new owner
of the loan, allowing the servicer to begin reporting payment
information to the new owner.
[0108] Referring to FIG. 6, the common services logic 34 includes
work flow processor 170 which generates notifications about
required actions and routes the notifications to users of the data
processing system 12 according to pre-defined processing sequences
for request approvals and exception report resolutions. The work
flow processor 170 also keeps track of status and actions related
to work items.
[0109] The report processor 172 generates reports based on users'
requests. The report processor 172 allows data to be extracted from
the data bases to prepare reports that can be sent out through the
user services logic 22. The reports that are returned may be bulk
transfers of data. The report processor 172 supports generating the
reports described above in connection with the acquisition logic
28, the servicer and investor reporting logic 30, and the
securitization logic 32.
[0110] The database and access control logic 174 provides database
and user security administration and control for the databases in
the data storage system 38 and functions available through system
12. The database access and control logic also maintains
referential integrity, processes queries and updates, and performs
all tasks related to access and control of the databases in the
data storage system 38.
[0111] The process controller/scheduler 176 triggers execution of
processes based on time schedule and/or events received from
application components. The process controller/scheduler
encapsulates information on processing interdependencies between
different components in the data processing system 12.
[0112] The audit logging logic 178 logs data that is needed for
historical tracking of the activities of the data processing system
12. The purpose of the data logging is primarily to meet audit
requirements in connection with the transactions processed by the
data processing system 12.
[0113] The business rules processor 180 is a rules engine that
encapsulates business rules to permit the business rules to be
applied to the loan data. Examples of the business rules applied by
the rules processor 180 have been described throughout the
discussion of the data processing system 12. A user interface is
provided that allows the business rules to be modified and that
allows new business rules to be added or obsolete business rules to
be deleted. The rules processor 180 maintains the business rules
separate from the remainder of the application code that implements
other aspects of the data processing system 12. This allows the
business rules to be modified/added/deleted without requiring
revisions to the application code. The ability to modify or add
business rules quickly facilitates the introduction of new types of
loan products and investment instruments, because the data
processing system 12 may be easily modified to implement any
special data processing required for the implementation of the new
loan products/investment instruments. Preferably, the rules
processor 180 is provided as three separate rules processor, one
for each of the acquisition logic 28, the servicer and investor
reporting logic 30, and the securitization logic 32, with separate
user interfaces for each rules processor.
[0114] As previously indicated, service granularity is achieved in
part by representing loans as a series of data attributes. The
following is an example of a set of attributes that may be used to
characterize loans: accounting class code; accounting close
effective period; accounting reporting category code; actual UPB at
acquisition; adjusted last paid installment date; adjusted unpaid
principal balance; ceiling; change frequency; change method;
conduit code; custodian code; downward cap; downward cap code;
effective date; excess yield; excess yield adjustment; extended
term; purchaser loan number; final step change; first PITI
(principal, interest, taxes, insurance) due date; fixed interest
rate; fixed pass-thru rate; fixed payment amount; floor; frequency
of payment change; frequency of rate change; future feature code;
index code; index lookback; interest rate; loan guaranty payment
date; loan conversion date; loan guaranty date; loan payoff
interest calculation code; loan rate effective date; loan to value
ratio; LP control record; lender pass through (LPT) type code;
maximum term; months payment control effective; months rate control
effective; mortgage margin; mortgage term; net interest adjustment;
new payment amount; next control record; next scheduled payment
change date; next scheduled rate change date; number of months in
effect; other fees collected adjustment; pass-thru rate; payment
change amount/percentage; payment change method code; payment
control record; payment type code; principal adjustment; processing
status code; product code; rate change method code; rate change
percent; rate control record; rate conversion status code; rate
rounding method; rate type code; reclassification date; remittance
day code; required change index; required margin; secured unpaid
principal balance; servicing fee; servicing fee adjustment;
servicing fee type; servicing remittance option; unpaid principal
balance; upward cap; upward cap code. In addition to the
above-mentioned attributes, additional attributes may be used in
connection with particular types of specialty loan products.
[0115] As previously indicated, data granularity is achieved at
least in part by decomposing loan assets into a series of cash
flows. A cash flow may be any type of payment, whether of
principal, interest, or fees. Cash flow may also includes
credit-related losses, which manifest themselves from the
securities standpoint as negative investor payments (i.e., a
reduction to positive cash flows). Possible sources of cash flow
may be associated with principal, interest, servicing fees,
guarantee fees, mortgage insurance, prepayment penalties,
borrower-paid fees, servicer advances, servicer recoveries,
loss/default components, and REO activity. For principal,
individual cash flows that may be identified include the following:
scheduled principal (amount payable based on scheduled
amortization), actual principal (what was applied as principal),
unscheduled principal (amount from borrower applied in excess of
scheduled), advanced (amount not collected from borrower but
remitted to investor), shortfall (underpayment from borrower,
usually meaning less than full scheduled amount). For interest,
individual cash flows that may be identified include the following:
scheduled Interest (amount payable), actual (what was applied),
excess (interest collection in excess of amount payable), advanced
(not collected from borrower but sent to investor), shortfall
(underpayment from servicer), capitalized (negative amortization),
other capitalized interest (delinquency), unrecoverable prepayment
interest shortfall. For servicing fees, individual cash flows that
may be identified include the following: gross servicing fee, core
servicing fee (usually relates to tax), excess servicing fee, safe
harbor (tax). For guarantee fees, individual cash flows that may be
identified include the following cash flows: gross guarantee fee
(GF) (total charged to the lender), cash flows for internally
tracking costs (e.g., costs associated with credit risk), base GF,
GF variance, and other GF adjustments. For mortgage insurance (MI),
individual cash flows that may be identified include the following:
lender paid MI, borrower paid MI, portion of GF construed to be MI,
back-end MI. For prepayment penalties, individual cash flows that
may be identified include the following: prepayment penalty,
prepayment penalty (borrower-paid), yield maintenance fee
(borrower-paid). For borrower-paid fees, individual cash flows that
may be identified include the following: borrower-paid fees, late
payment fee, conversion/modification fee. For seller advances,
individual cash flows that may be identified include the following:
advanced principal, advanced interest, advanced guaranty fee,
servicing advances (usually relates to defaults, e.g., T&I).
For servicer recoveries, individual cash flows that may be
identified include the following: recovered principal advances,
recovered interest advances, recovered guaranty fee advances,
recovered servicing advances. For default activity, cash flows that
may be identified include the following: net realized loss (total
amount payable to investors less all recoveries), foreclosure
expenses, attorney fees, recoup of non-recoverable advances, loss
due to modification, loss due to appraisal reduction, loss due to
deficiency valuation, non-capitalized deferred interest (e.g.
workout), interest paid on advances. For REO activity, cash flows
that may be identified include the following: foreclosure sale
proceeds, rental income, insurance proceeds, tax expenses on REO,
repair expenses on REO, sale/marketing expenses on REO, REO
property maintenance expenses. It may be noted that some of the
above cash flows are aggregate cash flows that can be further
decomposed. Other cash flow pertinent information that may be
tracked includes unpaid principal balance (UPB) (including
scheduled UPB and actual UPB), participation percentage (including
principal participation percentage, interest participation
percentage, and servicing fee participation (basis points)),
discount rate (used to calculate yield maintenance or prepayment
penalty), appraised balance, foreclosure sale date, and REO sale
date.
[0116] Many other changes and modifications may be made to the
present invention without departing from the spirit thereof. For
example; each of the features described above may also be
implemented in systems or logic that are configured differently
than the data processing system 12 and/or that include different,
fewer or more functions than the functions included in the data
processing system 12. The scope of these and other changes will
become apparent from the appended claims.
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