JPMorgan Chase Sued for Canceling HELOC Accounts

 A June 18, 2009 class action lawsuit filed against Washington Mutual Bank (“WAMU”) and its new parent, JPMorgan Chase (“Chase”), alleges that the banks violated the Truth-in-Lending Act by reducing or suspending millions of dollars of Home Equity Lines of Credit (HELOC) accounts by falsely claiming that customers' incomes had been reduced.   A similar class action filed a week earlier in federal district court in Los Angeles asserted similar claims against the banks.  An article posted on Seattle's King5.com reported that in the Los Angeles case, the banks are accused of relying on flawed automated valuation models to intentionally understate home values and create a pretext for freezing customers' HELOC accounts.  

Creditors are allowed to freeze or reduce a HELOC account in certain situations. Regulation Z, which implements TILA, lists three primary bases for doing so:  (1) if the value of the collateral declines significantly below the appraised value; (2) if the creditor reasonably believes that the consumer will be unable to make payments as agreed because of a material change in the consumer's financial circumstances; or (3) if the consumer is in default on a material term of the HELOC agreement. 12 C.F.R. 226.5(b)(f)(3)(vi).  Whether Chase and WAMU met these standards will be the focus of the lawsuits.  And it remains to be seen whether these cases signal the beginning of a wave of similar suits against other lenders that made similar decisions on HELOC accounts in the wake of the financial market crisis.

Attorney General Holder Commits to Fighting Lending Discrimination, Mortgage Fraud

On June 17, 2009, Attorney General Eric Holder testified before the United States Senate Committee on the Judiciary regarding the U.S. Department of Justice's recent accomplishments and current priorities.  In his statement, Holder made clear that prosecuting mortgage fraud and other financial crimes will continue as a top Department priority.  In addition, he emphasized the Department's commitment to combating lending discrimination.

In addition to focusing on fraudulent scams, I am committed to ensuring that homeowners who may be having difficulty making their mortgage payments do not experience discrimination and can benefit in equal measure from legitimate loan modification programs and other federal programs to provide mortgage assistance and stabilize home prices. Discrimination in lending on the basis of race, national origin, or other prohibited factors is destructive, morally repugnant, and against the law. Lending discrimination prevents those who are discriminated against from enjoying the benefits of access to credit, including reasonable mortgage payments, so they can stay in their homes and provide much needed stability for their neighborhoods. We are using the full range of our enforcement authority to investigate and prosecute this type of unacceptable lending discrimination.

Beginning in the early 1990's with ground-breaking cases filed and settled against Decatur Federal Savings & Loan (consent order), Chevy Chase FSB (consent order), and Shawmut Mortgage (consent order), the DOJ's Civil Rights Division aggressively pursued lending discrimination investigations and prosecutions concerning underwriting, pricing, and redlining.   However, more recently the number of filings in this area has dropped precipitously for a number of reasons, not the least of which is the abundance of available credit in the market and changed priorities within the Department.  With a tightening credit market, more stringent underwriting standards, and a re-committed Justice Department, Attorney General Holder's recent statement may signal a renewed interest in lending discrimination matters. 

Obama Administration Releases Proposed Financial Regulation Reforms

Today, the Obama administration unveiled its proposal for financial regulatory reform. The five policy objectives outlined in the proposal include: 1) promoting supervision and regulation of financial firms, 2) establishing supervision and regulation of financial markets, 3) increasing protections for financial consumers, 4) improving tools for managing financial crises, and 5) establishing international regulatory standards and stepping-up international cooperation. The plan’s major proposals are discussed below:

1. Supervision and Regulation of Financial Firms

The administration proposes the creation of a new Financial Services Oversight Council, which would identify emerging systemic risks and push for interagency cooperation. The plan would also give the Federal Reserve broad supervisory powers over businesses that it believes could pose a threat to financial stability. Further, administrative changes include: creating a new national Bank Supervisor to supervise all federal chartered banks, dismantling the federal thrift charter and certain loopholes that allow some depository institutions to avoid bank holding company regulations, and requiring advisors of all hedge funds to register with the SEC. The plan also suggests more stringent capital and prudential standards for all financial firms, especially larger, interrelated firms.

 

2. Regulation of Financial Markets

The administration recommends enhanced regulation of securitization markets, including new requirements for market transparency, tighter regulation of credit rating agencies, and a mandate that issuers and originators retain a financial interest in securitized loans. The plan also proposes comprehensive regulation of all OTC derivatives.  The administration again pushes to expand the authority of the Federal Reserve, suggesting the Fed oversee payment, clearing, and settlement systems for the financial market.

 

3. Consumers and Investor Protections

The administration proposal creates a new Consumer Financial Protection Agency, charged with overseeing consumer protection in credit, savings, and payments markets. In addition, the plan calls for tighter regulations for all providers of consumer financial products and services, including those provided separately from banking.

 

4. Tools for Managing Crises

The administration requests revisions to the Federal Reserve's emergency lending authority to manage and/or prevent crises in the financial sector, including malfunctions in those non-bank financial institutions whose collapse could cause systemic consequences. 

 

5. International Regulatory Standards and International Cooperation

Finally, the administration proposes that international regulatory standards be tightened to support domestic efforts and oversee global financial markets, while coordinating supervision of internationally active firms.

 

In sum, the administration is proposing a significant restructuring of the regulatory system, creating several new agencies or agency powers including: a Financial Services Oversight Council, the Consumer Financial Protection Agency, the National Bank Supervisor, the Office of National Insurance within Treasury to achieve national coordination in the insurance sector, and increasing the powers of the Federal Reserve. This restructuring is likely to spur a heated debate in Congress, centering on the benefits and detriments of governmental regulation of the financial sector.

 

(Special thanks to Suleen Lee and Kathleen Stetsko for their contributions to this post.)

More TILA Litigation on the Horizon? Deadline to Comply with New Reg Z Early Disclosure Rules Now July 30

The Federal Reserve's December 2008 revisions to Regulation Z (Truth in Lending Act) closed-end mortgage early disclosure requirements were to take effect October 1, 2009.  However, these changes were superseded by the enactment of the Mortgage Disclosure Improvement Act of 2008 (MDIA). As a result, the Federal Reserve has revised Regulation Z to incorporate the MDIA amendments.  Compliance with the revised early disclosure requirements is mandatory on July 30, 2009

According to the FDIC's release, the revisions will include provisions that:

  • Expand Reg Z's disclosure requirements to all mortgage loans secured by any dwelling of a consumer, not only a consumer's "principal" dwelling, as wells as refinancings and home equity loans.
  • Require lenders to deliver corrected disclosures at least three business days before loan consummation if the APR provided in the early disclosures changes beyond the tolerances provided in Section 226.22.
  • Prohibit lenders from charging a consumer any fee, except to obtain a credit report, until after the early disclosures have been provided.
  • Permit consumers to expedite the closing of a mortgage loan subject to the early disclosure provisions to address a personal financial emergency, such as foreclosure.
  • Require lender to inform a consumer that he or she is not required to complete the transaction because the consumer has received the early disclosures or applied for a loan.

In the wake of the financial crisis, lawsuits alleging violations of consumer protection laws (such as TILA) and other subprime-related litigation, are at all time highs.  According to a report by Navigant Consulting, the number of subprime-related court filings reached an unprecedented level in 2008--totaling 576.  Many of these cases alleged improper disclosures and charges under TILA and RESPA.  Revised Reg Z provisions, including additional disclosures for more loan types, will present additional opportunities for single-plaintiff and class-action litigation.

 (Special thanks to Perkins Coie attorney Veronica McGregor for assisting with this posting)

 

Obama Administration to Propose Sweeping Financial Oversight Regs

On Wednesday, the Obama administration is expected to unveil a long-anticipated revamp of federal financial sector regulations. It is anticipated that the plan will call for sweeping changes to the oversight of financial markets, empowerment of federal regulators, and limits on the amount of risk that can be extended by financial companies. The proposed changes would also enable the government to boost consumer protections and push for changes in loan securitization. Through this plan, the administration hopes to prevent future crises and to increase oversight of the biggest financial players, whose collapse would severely threaten other institutions and the economy.

While the plan has scaled back from its initial aim to consolidate various regulatory agencies, the proposal includes creating a council of regulators with broader coordinating responsibility across financial systems. After its unveiling, the administration's proposal will be debated in Congressional hearings on Thursday.

(Special thanks to Suleen Lee and Kathleen Stetsko for their contributions to this post. )