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CSBS’s State Examination System Coming Soon

A&B ABstract

The Conference of State Bank Supervisors (CSBS) revolutionized state licensing with the National Mortgage Licensing System (NMLS) by providing a more uniform approach to state licensing of non-bank financial services companies.  CSBS will bring a similar transformation to supervising such companies.

The New State Examination System

CSBS designed the State Examination System (SES) to be an end-to-end system for scheduling a single or multi-state examination to completion; the system can also be used for investigations, enforcement actions and complaints.

Within the SES, regulators will be able to access an agency library of resources, track examination time and expenses, prepare and send information requests, and engage in collaborative scheduling.  Compliance and examination support staff within companies will be able to schedule examinations, receive and respond to information requests, and receive completed examination reports.  Further, such staff also will be able to access the licensee’s company NMLS record, which should decrease regulator requests for additional information throughout the course of an examination. How the system will work outside the examination context is yet to be seen.

CSBS has announced a pilot of the SES system with 11 agencies and nine mortgage or money servicer examinations.  The pilot is scheduled to run from October 1 to December 31, 2019.  Assuming that the pilot program runs smoothly, CSBS expects to make SES available nationwide early in 2020.

Takeaways

The CSBS should be commended for taking this initiative to modernize the supervision process and make it less burdensome for non-bank financial institutions and regulators alike.  Companies should keep an eye out for training on this new system in the not-so-distant future.

New York Proposes Student Loan Servicing Rules

A&B ABstract

Amid growing concerns over the federal government’s “hands off” approach to regulating the student loan business, New York Governor Andrew Cuomo released 3 NYCRR 409, a proposed regulation aimed at providing significant consumer protections for New York student loan borrowers, to the public for comment. The deadline for comment on the regulation is September 29.

Proposal of Part 409

Governor Andrew M. Cuomo released for public comment a new regulation (“Part 409”) aimed at providing significant consumer protections for New York student loan borrowers. The proposed rules, promulgated pursuant to Section 718 of the New York Banking Law (effective October 9, 2019), are of little surprise, given that Governor Cuomo and the Superintendent of the New York Department of Financial Services (“NYDFS”), Linda Lacewell, have been quite outspoken about their increasing concerns about the state of the student loan market in New York.

Activities within the Scope of Part 409

To further the NYDFS’ mission, Part 409 provides that, except as otherwise provided in New York laws and regulations, “every person engaged in the business of servicing student loans owed must be licensed by the [NYDFS] as a student loan servicer.”

For purposes of Part 409, “student loan servicer” means “a person engaged in the business of servicing student loans owed by one or more borrowers.” Further, Part 409 defines the term “student loan” as “any loan to a borrower to finance postsecondary education or expenses related to postsecondary education.”

An entity is deemed to be “servicing” if it is:

  • receiving any payment from a borrower pursuant to the terms of any student loan;
  • applying any payment to the borrower’s account pursuant to the terms of a student loan or the contract governing the servicing of any such loan;
  • during a period where a borrower is not required to make a payment on a student loan, maintaining account records for the student loan and communicating with the borrower regarding the student loan on behalf of the owner of the student loan promissory note; or
  • in conjunction with the activities described [above] (a) providing any notification of amounts owed on a student loan by or on account of any borrower; (b) performing other administrative services with respect to a borrower’s student loan; or (c) interacting with a borrower with respect to or regarding any attempt to avoid default on the borrower’s student loan and facilitating the [receipt or application of payments].

Notably, “servicing” excludes “collecting, or attempting to collect, on a defaulted student loan for which no payment has been received for 270 days or more.”

Other Requirements and Restrictions

Part 409 requires entities that “service” New York student loans to:

  • Provide clear and complete information concerning fees, payments due, and terms and conditions of loans;
  • Apply payments in borrowers’ best interest, rather than in ways that maximize servicer fees;
  • Inform borrowers of income-based repayment and loan forgiveness options;
  • Maintain and provide to consumers a detailed history of their account;
  • When a borrower’s loan is transferred to a new servicer, ensure that all necessary servicing information is transferred with the loan so the borrower’s repayment is not disrupted;
  • Provide accurate information to credit reporting agencies;
  • Provide timely and substantive responses to consumer complaints; and
  • Refrain from defrauding or misleading borrowers, engaging in any unfair, deceptive, abusive or predatory act or practice, or misapplying borrowers’ payments.

What’s Next?

Part 409 is open for comment until September 29, 2019. Given the messaging from Governor Cuomo and the NYDFS surrounding the regulation of the New York student loan market and the fact that the NYDFS made its New York Student Loan Servicer license application available to entities engaging in “student loan servicing” through the Nationwide Multistate Licensing System & Registry on August 1, 2019, this may only be New York’s first step into regulating student loan servicers.

UPDATE: As a complement to its regulatory efforts, the DFS is also increasing its staffing on student loan servicing issues.  Since our initial post, Superintendent Lacewell has announced: the appointment of Mr. Winston Berkman-Breen as the DFS’s first-ever Student Advocate and Director of Consumer Advocacy; and (2) the formation of the Student Debt Advisory Board. Both appointments, part of the DFS “Step Up for Students” initiative, highlight that safeguarding student loan borrowers is a priority for both Governor Cuomo and Superintendent Lacewell.

Appraisal Foundation Seeks Comment on Evaluation Concept Paper

A&B Abstract: With recent and forthcoming changes to federal valuation requirements, the Appraisal Foundation is considering the development of standards for performing evaluations in the USPAP.

The Concept Paper:

On September 3, 2019, the Appraisal Foundation issued a concept paper on the development of standards for performing evaluations.  The concept paper recognizes the current lack of standards for the performance of evaluations under the Uniform Standards of Professional Appraisal Practice (“USPAP”) and federal and state laws.  Additionally, a forthcoming increase in the federal transaction threshold will increase the number of properties for which a federally regulated financial institution may obtain an evaluation, rather than an appraisal, of the collateral.

Requested Comments:

Specifically, the Appraisal Foundation is seeking public comment on seven questions.  These include whether the Appraisal Standards Board (“ASB,” which promulgates the USPAP) should: (1)  set minimum standards for evaluations; and (2) revise the definition of “appraisal” in the USPAP to differentiate it from an evaluation.  Further, the Appraisal Foundation is seeking comment on whether USPAP reporting standards should be changed to reflect their ability to accommodate the reporting of evaluations.

Comments on the concept paper are due October 11, 2019, and may be submitted to: asbcomments@appraisalfoundation.org.

Eleventh Circuit Sends a Message: One Text is Not Enough for TCPA Standing

A&B Abstract:

Receiving a single, unsolicited text message is not enough to establish Article III standing to sue under the Telephone Consumer Protection Act (“TCPA”), the Eleventh Circuit held in Salcedo v. Hanna.  The TCPA is a federal statute that makes it illegal to send certain types of telemarketing messages to phones and fax machines.  This decision marks a departure from the Ninth Circuit, creating a circuit split.

Salcedo v. Hanna

On August 28, 2019, the Eleventh Circuit issued an opinion in Salcedo v. Hanna, No. 17-14077, 2019 U.S. App. LEXIS 25967 (11th Cir. Aug. 28, 2019), addressing the issue of Article III standing under the TCPA.

Plaintiff John Salcedo sued attorney Alex Hanna and his law firm after he received one text from them offering a discount on services. Salcedo brought a class action in the Southern District of Florida, seeking statutory damages under the TCPA. The district court denied Hanna’s motion to dismiss and certified the issue of standing for interlocutory appeal.  The Eleventh Circuit, in a three-judge panel decision, held that Salcedo did not suffer a concrete injury, and therefore he did not have standing under Spokeo, Inc. v. Robins, 136 S. Ct. 1540 (2016).

Salcedo alleged that he had to waste time addressing the text, and while doing so, his phone was unavailable for other actions. He also alleged the text invaded his privacy and the use of his phone. The Court distinguished Palm Beach Golf Ctr.-Boca, Inc. v. John G. Sarris, D.D.S., P.A., 781 F.3d 1245 (11th Cir. 2015), an Eleventh Circuit case in which the Court found standing for a plaintiff who received a junk fax. In Palm Beach, the plaintiff was unable to use the fax machine during the time it was receiving the fax, and the fax also involved tangible costs such as paper, ink, and toner.

Additionally, the “intangible costs” Salcedo alleged were distinguishable from those in Palm Beach. While the Court noted that at oral argument Salcedo compared the time he wasted on the text to the wasted fax machine time, his complaint only alleged time wasted in a general manner. Thus, the Court held, “[i]n the absence of a specific time allegation” the case was not the same as Palm Beach.

Finding no outcome-determinative precedent, the Court turned to the framework of Spokeo to determine whether Salcedo alleged a concrete injury in fact, looking to the judgment of Congress and history. The Court viewed Congress’s legislative findings on telemarketing as suggesting that receiving a single text was “qualitatively different from the kinds of things Congress was concerned about when it enacted the TCPA,” because the concerns for “privacy within the sanctity of the home” do not apply to texts in the same way. Cell phones can be silenced and are regularly taken outside of the home, the Court noted.

The Court explained further

Salcedo has not alleged anything like enjoying dinner at home with his family and having the domestic peace shattered by the ringing of the telephone. Nor has he alleged that his cell phone was searched, dispossessed, or seized for any length of time. Salcedo’s allegations of a brief, inconsequential annoyance are categorically distinct from those kinds of real but intangible harms. The chirp, buzz, or blink of a cell phone receiving a single text message is more akin to walking down a busy sidewalk and having a flyer briefly waived in one’s face. Annoying, perhaps, but not a basis for invoking the jurisdiction of the federal courts.

Lastly, the Court clarified that it was “not attempting to measure how small or large Salcedo’s alleged injury is.” Its assessment was “qualitative, not quantitative,” and Salcedo fell short. While time wasted can state a concrete harm, Salcedo’s single text was insufficient.

Takeaways

This decision is likely to pose a hurdle for plaintiffs seeking to certify a class based on alleged TCPA violations in the form of text messages.  The Eleventh Circuit made clear that it does not view text messages in the same light as calls. The need to specify in greater detail harm sufficient to establish Article III standing may require facts not unique to all class members.

Additionally, while in this case one text was not enough to establish standing, the opinion does not establish what is enough to cross that line.   As noted in the concurrence, the Court’s decision is narrow, and “leaves unaddressed whether a plaintiff who alleged that he had received multiple unwanted and unsolicited text messages may have standing to sue under the TCPA.”

The Eleventh Circuit’s decision also marks a departure from the Ninth Circuit, which held in 2017 that two unsolicited texts amounted to a concrete injury. See Van Patten v. Vertical Fitness Grp., Ltd. Liab. Co., 847 F.3d 1037 (9th Cir. 2017).  The Second Circuit has also found that the receipt of unsolicited texts alone, without other injury, is sufficient to show injury-in-fact. Melito v. Experian Mktg. Sols., Inc., 923 F.3d 85, 95 (2d Cir. 2019).

Nevada Adopts Regulations for Licensure by Endorsement

A&B Abstract:

Nevada recently adopted new regulations allow a natural person to obtain a license by endorsement to engage in business as a mortgage broker or mortgage agent, mortgage loan servicer, or escrow agent or agency, so long as such person holds a corresponding valid and unrestricted license to engage in such business in another jurisdiction upon meeting certain conditions.

New Regulations:

On June 26, 2019, the Nevada Commissioner of Mortgage Lending (“Commissioner”) adopted new regulations R177-18, R178-18 and R180-18, which introduce standards that permit the issuance of licenses by endorsement for natural persons to engage in business as: (1) a mortgage broker or mortgage agent; (2) a mortgage servicer or a covered service provider (including a foreclosure and loan modification consultant); and (3) an escrow agent or agency, respectively.

Eligibility Criteria:

In order to be eligible for a license by endorsement, a natural person must:

  • hold a corresponding valid and unrestricted license to engage in the relevant occupation or profession in another jurisdiction;
  • submit proof to the Commissioner of his or her corresponding valid and unrestricted license in another jurisdiction; and
  • possess qualifications that are largely similar to the qualifications required for a Nevada license,

in addition to meeting other qualifications set forth in the new regulations.

Other Changes to Licensing Requirements:

The amendments also modify existing licensing requirements for mortgage brokers, mortgage bankers and mortgage agents by:

  • Authorizing the Commissioner to waive any monthly reporting requirements under Nevada law if substantially similar information is available from another source; and
  • Reducing the annual continuing education required to be completed by a mortgage broker or mortgage agent.