Showing posts with label Foreclosure. Show all posts
Showing posts with label Foreclosure. Show all posts

Tuesday, October 26, 2010

Foreclosure Florida, sliding Internet investigation of the Procurator-General Mills

I hope that readers will forgive the overweight, reports on Florida, but it serves as a testing ground for how seized battles and mortgage fraud will play around the United States. Florida is not only one of the States at the highest level of seizures, but it also has more coherent lawyers anti-foreclosure, as well as more intensive reporting developments in the State, through sites such as 4ClosureFraud.org and ForeclosureHamlet.org group. Thus in many respects, this conflict is more advanced in Florida than in other States.

A development that has not received much attention is how steel locking of the local market, aimed at a Republican Attorney General Bill McCollum State, survey seem to be escaping to the investigation. Given the opportunistic McCollum probes launch time and the fact that committed mill more lock operator David Stern, quickly the largest fixing Republican State, this result is hardly surprising. But the investigation is to be avoided in a very obvious way.One might think that it would have been more comely make out peter after the elections, when the media interest would have déménagé.Il seems to have been more than usual for the declines of eye and nods for the issue of justice and safely in the hands of the Florida Bar Association:

Letter from Florida to the 6th circuit Chief Judge Mcgrady bar [1]

Between the Palm Beach Post (hat tip Lisa Epstein):

Attorney General of Florida has no power to investigate or locking large law firms State, a judge of Palm Beach County discipline, said Monday.

Five pages of circuit judge Jack Cox decision was in response to a request Cabinet Shapiro & cancel Fishman subpoena of an attorney for more information .Bureau of the Attorney General announced the August investigated on Shapiro Fishman, which has offices in Boca Raton and Tampa, as well as two other large companies representing lenders in the hearings of foreclosure.

Cox said the bar of Florida, not the Prosecutor General's Office, is responsible for the investigation into allegations of misconduct, including complaints that locking the paperwork has been tampered of rush cases before the courts.

After the decision Monday, the company focused on the planting of David Stern, one of the so-called "factories of foreclosure" targeted by the State, has filed his own motion to quash subpoena of the Attorney General in Broward County.

"The Attorney General is above .c ' is a great victory for our client,"said Shapiro & Fishman Attorney Gerald Richman Greer, P.A. Richman"."It was a subpoena completely unfair and inappropriate".…

And while the Attorneys General in several Member States announced investigations on lender faulty locking documents, the Prosecutor General's Office, Florida lacks the power to inquire into banks, spokesman [Attorney General] Ryan Wiggins said.

"I cannot believe that the jurisdiction of the Attorney General cannot include firms of lawyers and people working in law firms who may be engaged in improper conduct," St. Petersburg Attorney Matt Weidner said regarding Monday to power. "I cannot believe that this will be allowed to stay, taking into account the extent of the allegations of serious wrongdoing.?

Gee, I wonder how advisory groups in 11 States, including Florida, succeeded in obtaining a Countrywide settlement? or was McCullom Parkway and ten other advisory groups have all the heavy lifting?

In case you have doubts about lucrative how watermills locking are, and therefore their ability to buy their trouble, David Stern right operations (which include abstract of title and other companies aligned) won 260 million in gross revenues in 2009.

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Beware of Councils in General Bearing gifts, Foreclosure Crisis Edition I (Florida)

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As much as state attorneys general could be an effective force in acting for consumers and investors against banks, the fact that an attorney general has saddled up does not necessarily mean the effort is serious. At a minimum, it might just be a gambit to garner some good PR without inconveniencing the perps seriously;at worse, the action might be a pure Trojan horse.

Consider the conduct of one Bill McCollum, the blade duck attorney-general of Florida curious.It appears that McCollum has been going after the foot soldiers in the foreclosure business chicanery (although some of them, like David Stern, head of the biggest foreclosure mill in the state, have earned a tidy fortune). His recent actions have targeted firms offering dubious foreclosure advice, and more recently, the foreclosure mills as well as a firm that may be best known for its real estate related paper manufacturing activities, Lender Processing Services, through its subsidiary DocX.

Now starting with these actors isn't a bad thing at all. in fact, prosecutors often target low level criminals with the hope of getting them to turn evidence on the kingpins. And there is good reason to think McCollum has no interest in asking tough questions that will inconvenience bigger fry.

McCollum Is falling in with the banking industry party line. He appears to gaze not disrupting the foreclosure process, a top priority of the financial, as a worthy goal. Gee, isn't ain't preserving the rule of law and making sure no one is abused or defrauded the sort of thing his office is tasked to defend, not the functioning of markets or the bottom lines of banks? From the Wall Street Journal (hat tip f247 reader):

"They're training a lot of new people, and apparently now they are comfortable with the legality of their foreclosure process," Mr. McCollum said in an interview."The primary purpose of these meetings is talking about not having this stuff held back."It's very important for us to not have a backlog of foreclosures. We already have a backlog."We don't want it to get worse."…

Mr. McCollum, Florida's attorney general, said most errors in the foreclosure process have been "procedural," adding that his top priority is to resolve the mess in a way that allows to resume quickly… foreclosures.

The talks also centered on how to quickly get the foreclosure process moving again, according to the Florida attorney general's office. Mr. McCollum described the meeting as more combative than cooperative.

Let's look at the timeline:

August 10: McCollum announces investigation of foreclosure mills.McCollum also happens to be running for governor as a Republican and facing a tough opponent in the primaries. One must wonder whether this investigation was a Hail Mary pass to bolster his candidacy

August 24: Florida primary, McCollum loses to Rick Scott

September 3: McCollum asks if he can resume being a lobbyist once he leaves office.Per the St. Petersburg Times:

Barely a week after he lost the Republican primary for governor, Attorney General Bill McCollum sought legal advice on whether he can lobby the governor's office and Cabinet - the very people he works with now - after he leaves office in January.

The answer: No..

He'll have to wait two years before he can collect fees to represent private clients before the state government that has employed him the past oven years…He asked the Commission on Ethics not to reveal his name as the person making the inquiry, but the agency did anyway….

McCollum's Sept. 3 letter to the Commission on Ethics noted that state law and the Constitution already bar him from his current agency, the attorney general's office for two years after leaving office in January… lobbying.

But because the attorney general also is a member of the Cabinet, McCollum asked "what entities" are also covered by the lobbying restrictions.

The attorney general, as a cabinet member, reservations on a variety of boards overseeing the state pension fund, environmental, land use and other issues.

In its opinion, the ethics Committee said: "one's public service career and contacts developed in that capacity should not be used to enrich oneself at the expense of the public (and) the provision was intended to prevent influence peddling and the use of public office to create opportunities for personal profit through lobbying once an official leaves office."….

McCollum, a lawyer who served for 20 years in Congress, listed a net worth of $1.3 million in 2009.He collects $82,000 annually as a congressional pension.

For several years after he left Congress, McCollum was a $400, 000 - a - year lobbyist for the Baker Hostetler law firm.

It's also worth noting that the biggest foreclosure mill targeted, the Daniel Stern law firm, has hired Republicans to defend it. Per FireDogLake heavyweight:

David Stern has already become fairly well known to the media as a high-volume foreclosure servicer - a foreclosure mill.What's not as well known is that David Stern's legal representation, Tew Cardenas, is rather important to Florida's Republican Party.While Jeffrey Tew has donated only was rather limited basis to candidates, Alberto Cardenas has donated more than $70,000 to candidates, incumbents and committees during the last two election cycles....

Among Cardenas' beneficiaries are Rep.Roy Blunt (MO - 07) and Rep.John Mica (FL-07), who respectively sit on the House Energy and Commerce Committee (Blunt), House Permanent Subcommittee on investigations (Blunt), and House Committee on Oversight and Government Reform (Mica), and the House Committee on transportation and infrastructure (Mica is the ranking member).His family members are likewise generous to Republicans and have donated more than $9000 over the last several years.

Unfortunately, this case study illustrates yet again the dangers of taking headlines at face value.

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Monday, October 25, 2010

The Obama direction: "nothing to see here"on the foreclosure crisis".

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The Obama Administration is entirely predictable. It ever and always sides with large corporate interests, while trying to create the impression that it is actually concerned for the welfare of the average citizen. Admittedly, the occasionally tough talk with little follow through feeds a perverse spectacle of plutocrats sulking, pouting, and claiming that they are really, really badly treated.

Yesterday, the Financial Times reported “Foreclosure crisis tops Obama agenda” and described a closed door meeting scheduled with top officials. This mountain of effort so far seems to be producing a molehill, apparently by design. Team Obama is resorting to another of its well ingrained bad habits, of using PR as the preferred solution for all policy problems.

The only question here is whether the powers that be are so out of touch that they regard the foreclosure crisis version of extend and pretend as a viable strategy, or whether they are simply using it to buy time. And if the latter, is the object to get more breathing room while they do a proper diagnosis or simply to keep things on an even keel through the elections? Presumably, any bank-favoring measures would be radioactive right now, while voters will lack immediate recourse after November 2. Indeed, in a DC version of Br’er Rabbit’s pleas not to be thrown in the briar patch, expected Republican gains could serve as a very useful excuse for the Administration to rescue the banks once again: “Congress made us do it”.

A very good account by Shahien Nasiripour and Arthur Delaney at the Huffington Post lays bare the Administration’s dubious logic. The message starts with the usual suspect promises about doing the right thing for individuals, but then repeats a pet mantra of the Administration, “look ahead, not back”:

U.S. Housing and Urban Development Secretary Shaun Donovan said Wednesday that the Obama administration will attempt to protect homeowners and police the kind of paperwork fraud that led the nation’s largest banks to temporarily halt foreclosures this month, but added that the administration had yet to find anything fundamentally flawed in how large banks securitized home loans or how they foreclosed on them.

“Where any homeowner has been defrauded or denied the basic protections or rights they have under law, we will take actions to make sure the banks make them whole, and their rights will be protected and defended,” Donovan said at a Washington press briefing. “First and foremost, we are committed to accountability, so that everyone in the mortgage process — banks, mortgage servicers and other institutions — is following the law. If they have not followed the law, it’s our responsibility to make sure they’re held accountable.”

He added, however, that the administration is focused on ensuring future compliance, rather than on looking back to make sure homeowners and investors weren’t harmed during the reckless boom years. The administration is “committed to forcing institutions to change the way that they conduct business,” Obama’s top housing official said, “to make sure these problems don’t happen again.”

Yves here. The “we haven’t found anything yet” posture is awfully convenient. I wish I had time to do a Freedom of Information Act request on the calendars of Geithner, Donovan, and their deputies tasked to the foreclosure mess over the last two weeks. I guarantee that their calls and meeting with outsiders on this matter are skewed 4:1, if not heavier in favor of banks or their supporters (industry incumbents, lobbyists, bank lawyers) versus anyone who might have a different point of view.

And another aspect of the DC insider versus outsider dynamic is the blatant bias in favor of people with the right credentials, meaning top schools, past roles at well respected firms or top policy positions. That bias means anyone representing the borrower point of view is going to be discounted because they are not members of the club. The people on the front lines of the foreclosure crisis are consumer lawyers, and a handful of academics, largely from second tier institutions (real estate law has been a backwater until the crisis made it sexy). One of the things that has given the critics’ case real cred is that Adam Levitin, a Georgetown law professor (meaning someone deemed to pass the class test) has supported many of their contentions.

So it isn’t surprising, as the Huffiington Post story intimates, that the preliminary clean bill of health is based on framing the inquiry awfully narrowly:

When it came to the larger issue of what some legal experts describe as a fundamentally-flawed and fraud-ridden mortgage market — fraudulently-underwritten loans that passed through a maze of institutions that failed to properly maintain basic paperwork or follow legal procedures in bundling, securitizing and ultimately selling those mortgages to investors — Donovan said that, thus far, all is well.

“The primary issue that’s been the focus of the moratoria is, is the foreclosure process being followed correctly? Are affidavits being filed correctly, and are notarizations and other things being done correctly? That is one set of issues,” he said. “A second set of issues — and we think this is very important — that we look more broadly at, ‘Are servicers taking steps to help keep people in their homes?’”

The lesser, third issue that has been raised, Donovan said, is whether the process underlying the securitization of mortgages is “in question.”

“So that’s the point that I’m trying to make, is that the issues that we are finding … that we’re focused on are, ‘Are there particular servicers that are not following these processes?’”

Donovan added that “we have not found any evidence at this point of systemic issues in the underlying legal or other documents that have been reviewed.”

That review, however, is fairly new. Experts in mortgage processes, housing law and bankruptcy say the practices employed by the big mortgage originators, securitizers and servicers is largely flawed, and that in some cases the basic process of how a loan came to be securitized and sold can be legitimately questioned. It’s unclear how hard the administration looked into the matter prior to Donovan’s diagnosis.

Even though Donovan steered clear of specifically endorsing bank assertions that the fuss over affidavits was unwarranted and the underlying information is fine, the “we see nothing wrong so far” amounts to the same thing. Others in positions of authority are less credulous. Per Bloomberg:

Ohio Attorney General Richard Cordray on Oct. 19 expressed deep skepticism that Bank of America had managed to complete its internal review in just 2 1/2 weeks, saying, “I would caution that they still have significant financial exposure in many, many cases.”

The officialdom’s attempts to diminish the severity of the mortgage securitization mess isn’t that hard to discern if you are paying attention. But it isn’t the only version of three card Monte at work. EmptyWheel points to a more complicated, less obvious version. Fidelity, the biggest title insurer in the US, is demanding that lenders warrant all foreclosure sales. That has the effect of moving liability for defective title off the title insurers and back onto the sellers, who just happen to be TBTF banks, meaning the taxpayer is now in the title insurance business. As bad as that is, EmptyWheel points out another advantage if you believe in protection a bad system at all costs, that it sweeps a lot of the concerns about title under the rug:
Note, too, that Fidelity National instituted this policy (as distinct from the agreement it signed with Bank of

America on the day BoA halted foreclosures) in consultation with Fannie and Freddie. That is, in consultation with government owned entities holding a majority of the mortgages out there.

So the government and Fidelity National have gotten together and said, “rather than actually check for fraud we’ve got abundant evidence exists not just in foreclosures being processed now, but in foreclosures already sold and–significantly–in performing loans that were securitized at the height of the boom, let’s just have the banks sign off on any foreclosures going forward.” As a particularly nice touch, they’re describing this fraud not as fraud, but “incompetent or erroneous affidavit testimony or documentation.”

From the standpoint of an industry and a government hoping to prevent people from learning about the extent to which our property system has been tainted by the banksters, that might be shrewd. After all, the most common time for real people to challenge bank conduct here is when they are foreclosed on or when they buy a house–when they are involved in a legal transaction. We only came to understand the true extent of foreclosure fraud after foreclosure and bankruptcy lawyers had dealt with such volume of cases that they came to learn the tricks of the servicers and even reviewed enough documents to have solid evidence of notary and robosigner fraud. By getting indemnity from the banks, Fidelity National (and our government acting through Fannie and Freddie) will ensure that one entity at least will continue to offer lenders title insurance, helping them unload those properties that may or may not have fraudulent title, but will never look closely at the documentation to see if there has been fraud. (boldface original)

So the effect of the official “don’t rattle the markets” posture is a refusal to dig too deeply, and the end result is to sanction fraud. Rewarding criminal behavior has never been the foundation of a well functioning capitalist society; indeed, Singapore was able to become an economic success against considerable odds by having a clean government and tough enforcement. But the powers that be seem determined to try this experiment, since they’d rather not rattle the power structure, no matter how rotten it might turn out to be.

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Friday, October 22, 2010

GMAC end Foreclosure Freeze

GMAC end Foreclosure Freeze

Hat tip drive Darby Shaw from Detroit News:

GMAC mortgage is entered in 23 States Tuesday after that that it had suspended the practices earlier this month below after the admission of one employee to approve thousands of foreclosure notice without reading the paperwork.

"As we files affected in 23 States judicial and take any necessary restoration, the locking process continues," said Gina Proia, a spokesman for GMAC hypothèques.Le original gel does not Michigan.

Last week, Special Inspector General, u.s. Department Treasury Board confirmed that looks at the practices of GMAC Mortgage, part of the basis of Detroit Ally Financial Inc., which was 56.3% owned by the Government fédéral.Le Government lent Ally $ 17.2 billion financial.

GMAC said last week that it has retained the legal services and accounting firms to investigate in all States of 50.Bank of seizures America Corp. said Tuesday took seizures in all 50 States.

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Monday, October 18, 2010

Guest post: Foreclosure counterattack - propaganda, brutality and Pseudo-Legality

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By Russ, aka Attempter, a sustainability activist trying to help figure out solutions to America’s crisis, who blogs at Volatility

As Foreclosuregate, the legal crisis, looms ever larger and becomes a major political issue, the banks and government have scrambled to mount a counteroffensive against the consequences of their crimes. We can see how flat-footed they were caught. They seem to have become so comfortable with cutting every legal corner and evading every requirement which was even mildly inconvenient that they’re truly surprised this has escalated with such abruptness and violence. Their plan is to try to bluster and bully their way through by any means possible. They expect lies and lawlessness to prevail as always.

The first line of defense is the propaganda line that this is just a technical glitch, not a fundamental problem with the loan or the security, or any kind of systematic intentional fraud. So far this has been the preferred PR line for the administration and the mainstream media. But the banks are also working the line that no matter what the flaw, it can simply be legalized by legislative brute force.

Rather than deal with the considerable consequences of these abuses, the banks are prepared to bulldoze well settled state laws to give them an easy way out. And I’m not basing my view on this story alone; I had a conversation yesterday with a Congressional staffer who matter-of-factly said (but with little understanding of the underlying issues) that Congress would intervene on behalf of the industry, via its authority over national banks.

Congress took one step in this direction by frantically grabbing and unanimously passing a pre-existing bill which would require all states to accept the weakest state-authorized electronic notarizations. This would be only a minor fix of one of the technical issues, and isn’t very important in itself. But it probably foreshadows the far more expansive legislation we can expect to see after the election. Bolstering all of this, the banks are making extortionate threats against the real economy. They promise to wreck it even further if they aren’t given a clear path on this.

At the same time a concurrent propaganda line, seeming to somewhat contradict the other, is a hectic emphasis on speed.

Federal regulators sought Wednesday to prevent the growing furor over improper foreclosures from escalating, pressing mortgage lenders to replace flawed and fraudulent court documents while insisting that foreclosures continue apace.

It’s unclear why they’re simultaneously trying to downplay the significance of all this but also to drum up a sense of crisis which requires a stampede. You’d think they’d at least pretend to want to slow things down in order to make sure all those alleged “technical glitches” are properly fixed.

Demonstrating that the banks understand the significance of how the blogosphere has driven this story, the PR offensive has descended to the comment thread level, as we’re seeing the biggest surge yet of pro-bank commenters, many repeating the same talking points with suspicious discipline.

As Yves Smith at Naked Capitalism observed,

One regular reader has noticed that every time I put up a foreclosure post, the first comment, suspiciously close to the post time, is always a version of “deadbeat borrower”. He reads enough blogs that he is pretty convinced that NC is being targeted for this sort of message.

Perhaps the most insidious propaganda line, and certainly the most scabrous, is the bashing of alleged “deadbeats”. While the subprime borrower – powerless, often a minority – has long been an easy target, and the contempt has been spreading up the income scale as more people are engulfed in the catastrophe, the fact remains that few people intentionally bought more house than they could afford. Most were induced by the massive propaganda barrage from the banks, government, MSM, and even consumer groups, to see a house as a guaranteed investment which could only appreciate in price. More importantly, the main cause of inability to keep up the mortgage is losing one’s job or suffering a medical disaster. It’s the banks themselves who have presided over the destruction of America’s jobs, especially over the last two years. And it’s the government which refuses to counteract the banks’ campaign of socioeconomic scorched earth. (That’s the same government which also pointedly refused to reform the health care system, choosing instead to further entrench the existing larcenous dysfunction under a facade of lies and misdirection.)

So it’s the banks and government themselves who are overwhelmingly responsible for the wave of defaults. The defaults are the knock-on effects of the bank crimes, and now the banks want to seize the homes by further criminal means. Even after all this, few people fight foreclosures if they can’t afford to pay. The great majority of them say they can pay if they get a promised modification, or claim to be the victims of servicer error. So by any measure – moral, rational, or legal – the “deadbeat borrower” talking point is a sham.

But it’s no surprise, given the scurrilous character of the banks and their functionaries. A good indication of the kind of “legal” recourse they assume they can take are the kangaroo courts of Florida. These are not really courts of law but dedicated foreclosure machines manned by judges pulled out of retirement, apparently selected specifically for their bank-friendliness and/or ignorance of mortgage law and existing programs like the HAMP. These were given the mandate to process foreclosures as fast and lawlessly as possible. That puts the administration rhetoric about the need for speed in a new light. Evidently Florida’s rocket docket is the federal government’s dream solution as well.

But even this is failing to work for them. Political scrutiny and demands for legality are becoming more insistent, and the rocket docket has had to slow down and at least pretend to respect the law.

Underlying all of this, the foreclosures continue in spite of the vaunted moratoria. Perhaps they think they can still fool the judges this way: “We announced our moratorium, so obviously we’re only going ahead with fully legit foreclosures. Here’s the lost note affidavit on this one…” Now that this scam has been exposed, they’re spouting a reprise of the original lies – it’s a mistake, it’s miscommunication, we don’t know what’s happening with those bad apples….(Anyone who actually took anything they said seriously would have to wonder how it’s possible to be such a Master of the Universe, and warrant such a “bonus”, and yet make so many self-admitted mistakes and be so ignorant of everything all the time.)

This preference for lawlessness, this knee-jerk recourse to lies and crimes, is however no joke. At the lower levels, outside the regular media eye, the banks have repeatedly demonstrated their comfort with pure brutality. The examples proliferate of thugs threatening people, breaking and entering, bashing in doors, terrorizing occupants. So long as government at every level is the waterboy of the banks while people on the ground remain unorganized, atomized, and vulnerable, this will only get worse. We hear rhetoric, “joking” of course, about how they need to start burning houses down.

“The question to me is not do you foreclose or do you not foreclose. The question is when and with what philosophy you foreclose,” the man on the bank restructuring team said. “If you want to reduce the amount of leveraged homeowners you have, you need to ultimately kick them out of their homes.” A colleague walked up: His recommendation was to burn houses. It would lower the supply.

Even if that’s still a joke at the moment, how long can it remain so? It’s certainly in the mainstream of the logic.

Look, our hope is is that this moves rapidly and that this gets unwound very, very quickly and that if they can go back, reconstruct their paperwork and what we’ve stressed to them is that they need to expedite that process and work very, very quickly to get it done. we’re going to continue to push for that.

That’s Obama factotum Axelrod. And more from the firebugs:

“The first thing that needs to happen, I think, is to get these people out of their homes,” a man wearing a bespoke blue-striped shirt, a Hermés tie patterned with elephants and Ferragamo loafers said recently. “Correct! I’ll explain,” the veteran member of a bank restructuring and advisory team said.

Right here at Naked Capitalism we may have seen the pro-bank handiwork, a shot across the bow. Yves was the target of a Denial of Service attack. Now that’s taking trolling to a whole new level. If it was organized on behalf of the banks, it’s part of the logic.

All of this, from the original predatory lending, to flippancy about conveying the titles and legally securing the trusts, to the Bailout dedicated to propping up those toxic MBS, which we now know are probably nothing but unsecured loans, to the government-led propaganda campaign and legislative hankering to cover up and eventually “legalize” this latest revelation, down to the brutish violence and dirty tricks of the gutter, is one coherent whole, one simple train of logic. It’s simply the logic of might makes right, feudal greed, and total nihilism vis the law and democracy. The mortgage debacle reveals so many abdications of the system, and this abdication of the rule of law is one of the most thorough.

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