Frequently Asked Questions

FAQ

Most Common Questions

PHH Corporate Address
PHH Mortgage
1 Mortgage Way
Mt Laurel, NJ 08054
Toll free phone: (866) 946-0081

Servicing, Toll Free Number: (800) 449-8767
Table 1-1
Payments to: Original Note/Bailee Docs: Final Documents

PHH Mortgage

P.O. Box 371458

Pittsburgh, PA 15250-7458

Overnight Address:

PHH Mortgage

ATTN: 371458

500 Ross Street 154-0470

Pittsburgh, PA 15250

Computershare

Attn: PHH Team

1100 Virginia Drive, Ste 100

190-FTW 30

Fort Washington, PA 19304-3276

PHH Mortgage

Management Contact Information

Table 1-2
Name Title Email
Andy Peach SVP, Head of Correspondent Lending andy.peach@phhmortgage.com
Christian Stevens VP, Correspondent Sales Christian.Stevens@phhmortgage.com
Sean Marr VP, Correspondent Sales Sean.Marr@phhmortgage.com
Tony Millis VP, Correspondent Sales Tony.Millis@phhmortgage.com
Scott Loddeke VP, Correspondent Lending Scott.Loddeke@phhmortgage.com
Adam Weddell Director of Correspondent Adam.Weddell@phhmortgage.com
Amber Ponente Director of Originations Pricing Operations amber.ponente@phhmortgage.com

Communication Information

Table 1-3
Type Area Selection Contact Information
Seller Approvals
8:30 AM – 5:00 PM ET
Counter Party Risk Approval Approvals and Re- Certifications
Mandatory and Best Efforts Commitment
8:30 AM – 8:00 PM ET
Capital Markets Pricing, Commitment Requests, All Other Requests
Sales
8:30 AM – 5:00 PM ET
Business Development Manager Questions, Clarifications
Support
8:30 AM – 5:00 PM ET
Seller Ops Support Team Questions, Clarifications
Funding
8:30 AM – 5:00 PM ET
Seller Ops Support Team Funding Questions, Wiring, Purchase Advise
QC
8:30 AM – 5:00 PM ET
Quality Control QC Correspondence and Documentation
Final Docs
8:30 AM – 5:00 PM ET
Final Docs Final Doc Questions and Alert for Uploaded Docs

Holidays
PHH will observe the following holidays as days that are not permitted as funding, nor eligible to be included as a rescission day. PHH will be closed unless indicated otherwise below:
  • New Year’s Day
  • Martin Luther King Day 
  • Presidents Day 
  • Memorial Day 
  • Independence Day/July 4th 
  • Juneteenth
  • Labor Day
  • Columbus Day— PHH is open for business this day; however, this is not an eligible funding or rescission day
  • Veterans Day— PHH is open for business this day; however, this is not an eligible funding or  rescission day
  • Thanksgiving Day
  • Day after Thanksgiving— PHH is closed; however, this day is eligible to be calculated in a rescission period
  • Christmas Day

PHH’s lock and extension policies can be located in Chapter 4.  You can click below to download the Seller Guide.

Our top three common pre-purchase conditions are listed below:
  1. Initial upload missing required documents. PHH requires the entire credit and closing file to review prior to purchase, however, the following documents must be included in the initial submission to move the loan into review:
    • Initial and final application
    • Loan Estimate
    • Final Closing Disclosure
    • Copy of original Note
    • Unrecorded Mortgage/DOT
    • Title Commitment
    • Right of Rescission (if rescindable transaction)
  2. Missing or incomplete fraud report. PHH requires a copy of the Seller’s clear fraud report which includes all participants to the loan transaction.
  3. Incomplete Verbal Verification of Employment. The VVOE must include the employer’s phone number and the source used to obtain the phone number.

Available products are listed on the Products and Delivery Methods page, under the specific delivery channel.

Any questions regarding a delivered loan can be escalated to your Correspondent Specialist. If you are unaware of the Correspondent Specialist assigned to your account, please use our general Ops email at PHHCorrSupport@PHHMortgage.com and we will have your Correspondent Specialist get back to you.

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All loans must adhere to Agency guidelines, PHH product parameters and underwriting guidelines.
The application package must contain acceptable documentation to support the underwriting decision. When standard documentation does not provide sufficient information to support the decision, additional explanatory statements and/or documentation must be provided. All documentation must follow the more restrictive of the applicable AUS or the related Agency guidelines, PHH product parameters and underwriting guidelines.
All applications (Fannie Mae Form 1003/Freddie Mac Form 65 or redesigned URLA) submitted to underwriting must be accurate and complete. All applications dated on or after 3/1/2021 must be completed on the redesigned URLA form.

Fraud is the intentional misrepresentation of facts that are material to the underwriting decision on a loan. PHH has a zero tolerance policy on matters relating to fraud or misrepresentation. Verification of all information will occur, and if fraudulent activity is suspected, it shall be properly reported to PHH’s Bank Secrecy Act Officer or Compliance Officer.

PHH requires Sellers to ensure that no Person involved in the origination process, including but not limited to borrowers, loan officers, brokers, underwriters, processors, appraisers, sellers, builders, closing attorneys, escrow/settlement agents and title companies, appears on any of the industry, investor, and/or Agency exclusionary lists. Persons that must be screened include each Seller's employees, managers, and owners. PHH will not purchase any Loan if a Person involved in the origination process appears on any such exclusionary list.

Each Seller must review all industry, investor, and/or Agency exclusionary lists including, but not limited to, Federal General Services Administration Excluded Party List, Office of Foreign Assets Control (OFAC) Specially Designated Nationals and Blocked Persons List, Freddie Mac Exclusionary List, HUD's Limited Denial of Participation List (FHA), Fannie Mae Appraiser Watchlist and Federal Housing Finance Agency (FHFA) Suspended Counterparty Program (SCP) for matches to ensure and validate that no Persons listed above appear on any exclusionary list and the Seller does not employ or have a contract with any Person listed on any of the industry, investor, and/or Agency exclusionary lists. Proof of this validation must be included in the Loan File at time of delivery. Additionally, in the event that a Person listed above ("Subject Person") has a name in common with a matched Person ("Listed Person") on any exclusionary list, the Seller must include in the Loan File any evidence and/or documentation that proves that the Subject Person is not the Listed Person.

Information used to make the credit decision must be current. The maximum age of documents at closing is as follows:
Table 6-1
Item Existing Property Age as of Mortgage Note Date New Construction Age as of Mortgage Note Date
Initial Application (1003 or redesigned URLA) 120 120
Credit Report 120 120
Income Documentation 120 120
Asset Documentation 120 120
Appraisal 120 120
Title Commitment 90* 180*
*Must be dated within 30 days of initial application and no more than 60 days of the Mortgage Note date.

Some documents, such as tax returns or divorce decrees, are not subject to these timeframes, as their validity does not change over time.
Written verifications for employment, deposit accounts and/or mortgage/rental history (VOE/VOD/VOM) must pass directly between the lender and employer, financial institution, mortgagor/landlord, as applicable, without being handled by any third party.
Documentation must not contain any alterations, erasures, and correction fluid or correction tape.
Copies must be stamped, “Certified, True and Exact Copies of the Original.”
PHH requires that all paystubs relied upon for income verification must meet all of the following criteria:
  • Clearly identify the borrower as the employee
  • Show the gross earnings and deductions for both year-to-date and the pay period
  • Show the pay period covered
  • Show the employer’s name
Alternative Documentation
Alternative documentation provided in lieu of verifications of employment and/or verifications of deposit (when permitted by the Agency) must be legible originals or certified true and exact copies. The documentation cannot contain any alterations, erasures or white-outs.
Each copy must be stamped and signed by the loan processor or branch manager, certifying that they are true copies of the originals.
Reverification Authorization
A borrower’s consent must be evidenced by a signature on the appropriate form in order to allow subsequent re-verification as required by investors.
Conventional loans with LTVs greater than 80% require mortgage insurance, unless otherwise specified in product guidelines. Required coverage varies according to range of LTV, term of loan, loan type (fixed or ARM), loan product, and whether the property is a manufactured home or traditional build.
PHH requires the following with respect to borrower credit reports:
A credit report is required for each borrower on the loan application. The credit report must be no more than 120 days old on the date the Mortgage Note is signed. The credit report must be based on data provided by the national credit repositories. The Loan File must obtain a three repository, merged in-file report, including credit scores, or a full Residential Mortgage Credit Report (RMCR), which conforms to all secondary market standards.
The credit report must include all available public records information, identify the sources of the public records information and disclose whether any judgments, foreclosures, tax liens or bankruptcies were discovered.
The credit report must indicate the dates that accounts were last updated, as well as provide all pertinent information including creditor’s name, opening date, high credit, current status, required payment, unpaid balance and payment history. All inquiries for the previous 90 days must be indicated on the credit report.
If a credit report indicates that a creditor has made an inquiry into the borrower’s credit in the past 120 days, the Seller must determine if such credit was granted and if so, must consider the additional debt in qualifying the borrower.
For underwriting requirements, refer to the following Agency references.
Refer to the Fannie Mae Selling Guide for guidelines and requirements.
Refer to the Freddie Mac Single-Family Seller/Servicer Guide for guidelines and requirements.
Refer to FHA 4000.1 Handbook, TOTAL Scorecard User Guide, and Mortgagee Letters for guidelines and requirements.
Refer to the VA Handbook and Circulars for VA guidelines and requirements.
Refer to the Rural Housing HB-1-3555 SFH Guaranteed Loan Program Technical Handbook, Procedure Notices and Administrative Notices for guidelines and requirements.

All appraisals on Loans offered for sale to PHH must be compliant with Appraiser Independence Requirements (AIR) specified by the Office of the Comptroller of the Currency, the Board of Governors of the Federal Reserve System, the FDIC and the Office of Thrift Supervision. AIR was developed by Fannie Mae, the Federal Housing Finance Agency (FHFA), Freddie Mac and key industry participants to replace the Home Valuation Code of Conduct (HVCC), effective October 15, 2010. The updated requirements maintain the spirit and intent of the HVCC and continue to provide important protections for mortgage investors, home buyers and the housing market.

PHH requires compliance with all applicable laws by appraisers to ensure appraisals of the market value of a property are not based (either completely or in part) on race, color, religion, gender, gender expression, age, national origin, disability, marital status, source of income, sexual orientation, familial status, employment status, or military status of either the present or prospective owners or occupants of the subject Property, or of the present owners or occupants of the properties in the vicinity of the subject property, or any other basis prohibited by the federal Fair Housing Act of 1968. PHH provides data collection options for complaints about appraisals/appraisers and PHH requires education requirements for appraisers.

An appraiser must be, at a minimum, licensed or certified by the state in which the property to be appraised is located.
No employee, director, officer, or agent of the Seller, or any other third party acting as joint venture partner, independent contractor, appraisal company, appraisal management company, or partner on behalf of the Seller, shall influence or attempt to influence the development, reporting, result, or review of an appraisal through coercion, extortion, collusion, compensation, inducement, intimidation, bribery, or in any other manner including but not limited to:
  • Withholding or threatening to withhold timely payment or partial payment for an appraisal report.
  • Withholding or threatening to withhold future business for an appraiser or demoting or terminating or threatening to demote or terminate an appraiser.
  • Expressly or impliedly promising future business, promotions, or increased compensation for an appraiser.
  • Conditioning the ordering of an appraisal report or the payment of an appraisal fee or salary or bonus on the opinion, conclusion, or valuation to be reached, or on a preliminary value estimate requested from an appraiser.
  • Requesting that an appraiser provide an estimated, predetermined, or desired valuation in an appraisal report prior to the completion of the appraisal report or requesting that an appraiser provide estimated values or comparable sales at any time prior to the appraiser’s completion of an appraisal report.
  • Providing to an appraiser an anticipated, estimated, encouraged, or desired value for a subject property or a proposed or target amount to be loaned to the borrower, except that a copy of the sales contract for purchase transactions may be provided.
  • Providing to an appraiser, appraisal company, appraisal management company, or any entity or person related to the appraiser, appraisal company, or appraisal management company, stock or other financial or non-financial benefits.
  • Removing an appraiser from a list of qualified appraisers or adding an appraiser to an exclusionary list of disapproved appraisers, in connection with the influencing or attempting to influence an appraisal (this prohibition does not preclude the management of appraiser lists for bona fide administrative or quality-control reasons based on written policy).
  • Any other act or practice that impairs or attempts to impair an appraiser’s independence, objectivity, or impartiality or violates law or regulation, including, but not limited to, the Truth in Lending Act (TILA) and Regulation Z, or the Uniform Standards of Professional Appraisal Practice (USPAP).
A Seller must not order, obtain, use, or pay for a second or subsequent appraisal in connection with a mortgage financing transaction unless
  • there is a reasonable basis to believe that the initial appraisal was flawed or tainted, and such basis is clearly and appropriately noted in the Loan File;
  • such appraisal is done pursuant to written, pre-established bona fide pre- or post-funding appraisal review or quality control processes or underwriting guidelines, and so long as the Seller adheres to a policy of selecting the most reliable appraisal, rather than the appraisal that states the highest value; or
  • a second appraisal is required by law.
The Seller shall ensure that the borrower is provided a copy of any appraisal report concerning the subject property promptly upon completion at no additional cost to the borrower, and in any event no less than three days prior to the closing of the mortgage. The borrower may waive this three-day requirement if such waiver is obtained at least three days prior to the closing of the mortgage. The Seller may provide the borrower at closing, a revised copy of an appraisal and information as to the nature of any revisions, so long as the revisions had no impact on value.
The Seller may require the borrower to reimburse the Seller for the actual cost of the appraisal; however, the borrowers cannot be charged a fee for a copy of their appraisal. If this fee is shown on the Closing Disclosure, PHH will require a refund to the borrower prior to purchase.
The Seller or any third party specifically authorized by the Seller (including, but not limited to appraisal companies, appraisal management companies, and correspondent lenders) shall be responsible for selecting, retaining, and providing for payment of all compensation to the appraiser. The Seller will not accept any appraisal report completed by an appraiser selected, retained, or compensated in any manner by any other third party (including mortgage brokers and real estate agents).
There must be separation of a Seller’s sales or mortgage production functions and appraisal functions. An employee of the Seller in the sales or mortgage production function shall have no involvement in the operations of the appraisal function.
Certain parties are prohibited from the following actions:
  • Selecting, retaining, recommending, or influencing the selection of any appraiser for a particular appraisal assignment or for inclusion on a list or panel of appraisers approved or forbidden to perform appraisals for the Seller; and
  • Having any substantive communications with an appraiser or appraisal management company relating to or having an impact on valuation, including ordering or managing an appraisal assignment.
These parties include:
  • All members of the Seller’s mortgage production staff
  • Any person who is compensated on a commission basis upon the successful completion of a mortgage
  • Any person whose immediate supervisor is not independent of the mortgage production staff and process
Seller’s personnel not described above are not subject to the restrictions, and may engage in communications with an appraiser. In addition, any party, including the parties described above, may request that an appraiser provide additional information or explanation about the basis for a valuation, or correct objective factual errors in an appraisal report.
If absolute lines of independence cannot be achieved as a result of the Seller’s small size and limited staff, the Seller must be able to clearly demonstrate that it has prudent safeguards to isolate its collateral evaluation process from influence or interference from its mortgage production process.
Any employee of the Seller (or if the Seller retains an appraisal company or appraisal management company, any employee of that company) tasked with selecting appraisers for an approved panel or substantive appraisal review must be 
  • Appropriately trained and qualified in the area of real estate appraisals; and in the case of an employee of the Seller, wholly independent of the mortgage production staff and process.
In underwriting a mortgage, the Seller may use an appraisal report prepared by an appraiser employed by:
  • The Seller
  • An affiliate of the Seller
  • An entity that is owned, in whole or in part, by the Seller
  • An entity that owns, in whole or in part, the Seller
The Seller may also use an appraisal prepared by an appraiser employed, engaged as an independent contractor, or otherwise retained by an appraisal company or any appraisal management company affiliated with, or that owns or is owned, in whole or in part, by the Seller or an affiliate of the Seller, provided that the Seller complies with the provisions of these Appraiser Independence Requirements.
The Seller may use in-house staff appraisers to:
  • Order appraisals
  • Conduct appraisal reviews or other quality control, whether pre-funding or post-funding
  • Develop, deploy, or use internal Automated Valuation Models (AVMs)
  • Prepare appraisals in connection with transactions other than mortgage origination transactions (e.g., mortgage workouts), if the Seller complies with the provisions of these Appraiser Independence Requirements
PHH does accept loans where the appraisal was transferred from another lender provided the file includes the following:
  • First generation appraisal.
  • Successful FNMA and FHLMC Submission Summary Report (SSR).
  • Appraisal delivery certificate from transferring lender evidencing delivery of appraisal to the borrower. If appraisal was sent electronically, the borrower may forward the email they received when the appraisal was delivered.
  • Appraisal transfer letter that includes the following:
    • Must be on the letterhead of the original transferring financial institution
    • Current Date
    • Borrower Name
    • Property Address
    • A statement transferring the ownership of the appraisal to the Seller
    • The following statement: “(Original Transferring Financial Institution) certifies and warrants that the reference appraisal was prepared in accordance with, and is compliant with, the Appraisal Independence Requirements (AIR), Truth in Lending regulations, and all applicable laws.”
    • Signature of an Officer of the transferring financial institution that is not in Loan Production. (Note: Loan Officers, LO Assistants etc. are not eligible to sign the transfer letter)
    • Compliancy of ordering and processing according to, but not limited to, Dodd Frank, FIRREA, Appraiser Independence Requirements, and Consumer Protection Acts; and
    • Assurance of most recent complete appraisal assignment (i.e., 1004, 1025, 1073 etc., but not 1004D, 1075, 2000, 2000A, 2070, 2075, 2095 or any “Subject To” or Recertification of Value assignments)
Any Seller that has a reasonable basis to believe an appraiser or appraisal management company is violating applicable laws, or is otherwise engaging in unethical conduct, shall promptly refer the matter to the applicable State appraiser certifying and licensing agency or other relevant regulatory bodies.
Sellers must adopt written policies and procedures implementing these Appraiser Independence Requirements, including, but not limited to, adequate training and disciplinary rules on appraiser independence. Additionally, Sellers must ensure that any third parties, such as appraisal management companies or correspondent lenders used in conjunction with the sale and delivery of a mortgage to PHH are also in compliance with these Appraiser Independence Requirements.
Conventional loans with properties that have Collateral Underwriter (CU) scores of 5 will be ineligible for purchase by PHH.
For loans with CU scores of 4.0-4.9, PHH will pull Automated Valuation Model (AVM) If value is not supported by the AVM, PHH will require additional documentation to support the value.

To submit a Loan File for review, the Seller selects the loan under the Pipeline View via PHH Correspondent portal. After the commitment is open, under the Loan Summary option on the toolbar the Seller will click on the "Upload Closed Ln Pkg Here" link. Once all files have been uploaded, the Seller will select Submit for Review under the Loan Summary Toolbar to complete. Notification will indicate the file has been submitted for review.
Note: The 3.2 file (for applications dated prior to 3/1/2021) or 3.4 file (for applications dated on or after 3/1/2021) must be uploaded prior to a loan being submitted for review and the Submit For Review step must be completed for the loan to be considered a good delivery.
Upon completion of the upload, the Seller must review to ensure accuracy.
The Delegated Loan - Document Delivery Checklist is required on all PHH loans being submitted for purchase. The Seller must include all documentation listed within the PHH Delegated Loan - Document Delivery Checklist as applicable. Items not provided as indicated on the form may cause a delay in the review and purchase of the loan.
The information contained in this section does not reflect all required documentation. The Seller must use the Delivery Checklist for additional submission requirements and submit any and all documents/information as per Agency guidelines and PHH product parameters and underwriting guidelines.
The information contained in all commitments, advices, schedules, computer tapes or other documents prepared by the Seller or on behalf of the Seller or otherwise provided to PHH relating to the Loan is complete, true and correct.

Important Tips

  • The Seller must re-run AUS prior to closing once final numbers are determined.
  • If funds required for closing increase and/or funds available for closing and reserves decrease, Seller must re-run AUS.
  • The Seller must ensure all AUS conditions have been satisfied.
  • The borrower must initial any corrections made.
  • The borrower’s name must agree with typed or signed name(s) on the application, sales contract, Mortgage Note and Security Instrument.
  • The Mortgage Note and Security Instrument must be on forms acceptable to Fannie Mae, Freddie Mac, USDA, FHA and VA.
  • UCD and LCA must show Satisfied status.

Electronic Upload of Documents for Delivery
Closed Loan Files must be submitted by 11:59 PM. ET for the documents to be received by PHH Correspondent Lending on that day.

Outstanding Conditions
Any questions related to outstanding conditions should be addressed with the PHH Correspondent Support Team. Outstanding conditions on the loan will delay final purchase. Documents to clear outstanding conditions should be uploaded to the loan via PHH Correspondent portal by attaching the document to the Purchase Condition and clicking Ready for Review. The Ready for Review step alerts PHH that the document has been uploaded. Not completing this step will delay the review of the document.

Seasoned Loans
A Seasoned Loan is a loan which the next payment due to PHH is two or more payments after the first payment due date. If the closed loan has aged greater than 60 days up to a maximum of 90 days of the Mortgage Note date, it may be eligible for an exception through the Rate Lock Desk. PHH will purchase Loans have had one to two payments applied. Seasoned Loans will only be considered if all of the following are satisfied:

  • There are no more than two payments received from the first payment due date,
  • The Loan has no transfer of servicing issues, and
  • The Loan has a current pay history with no delinquencies.
PHH will not purchase loans with incomplete documents. If a document or qualification deficiency is determined, the loan will be suspended.
Seller may incur late fees in the event that PHH does not receive the information or documentation needed to purchase the loan within the following timeframe:
  • Five (5) calendar days from the later of the commitment expiration or the initial suspense notification
If the Seller does not provide complete and compliant funding documents within the timeframe listed above, PHH may, at its discretion, allow or require any of the following (either singly or in any combination):
  • Allow Seller additional time subject to payment of an extension or suspense fee (2 bps/day)
  • Allow Seller additional time subject to PHH 's re-pricing the loan
  • Reject the delivery
  • Reject the delivery and require payment by Seller of a pair-off fee
A delivery is not deemed accepted by PHH unless and until PHH acknowledges receipt of the closing and Credit Files, and in addition, wires applicable funds to Seller via wire instructions provided. A Purchase Advice detailing the funds sent will be posted to the secured website for the Seller to review.
After 30 days of suspense, if the deficiencies are still not cleared, the loan will be determined to be un-purchasable. Loans with suspense items that cannot be cleared or loans where Seller does not appear to be actively working to resolve will be canceled, and the Loan Files returned to Seller. These loans will be paired-off, and all extension fees and suspense fees will be taken into account when determining the adjusted pair-off price.
Exceptions to this process will be at the discretion of PHH whereas an exception, the Seller may be permitted to have a loan remain in suspense longer than 30 days in order to accommodate special Seller circumstances. If PHH purchases a Loan that has been in suspense for more than 30 days, the loan will be relocked, subject to the greater of either the accrued suspense fees for 30 days or worst-case market re-price. Worst-case market pricing will be determined by comparing base price to base price for the same rate lock terms. The delivery expiration will be reset to reflect the date relocked, no additional time will be provided. All previously applied fees such as extension charges will remain on the loan.
Any loans suspended greater than 30 days must also meet all current pricing and product guidelines and eligibility. Suspense fees and policies are at the discretion of PHH and are subject to change without notice.
Mortgage Payments
Prior to the transfer date, if applicable, any payments received by the Seller with respect to each Loan shall be properly applied by the Seller to the account of the related mortgagor.

MERS Registration
All Loans purchased by PHH from the Seller must be registered with MERS as a MOM (MERS Original Mortgagee) loan. The Seller shall promptly take all necessary steps to insure that all loans purchased by PHH are properly selected in the MERS system indicating PHH as the holder of the beneficial interest as the servicer. PHH will not purchase non-MERS loans.
Government Loans
If the Loan was sold by the Seller to PHH pursuant to a commitment which provided that such Loan would be guaranteed by the VA or USDA or insured by the FHA, the Loan shall be fully guaranteed or insured, as applicable and all insurance premiums or guarantee fees due on or before the purchase date shall be paid in full.
Payment of Hazard Insurance Policies
The Seller shall pay prior to the transfer date, all hazard insurance premiums due within 45 days from the closing/settlement date, provided that the Seller has received bills for such insurance premiums prior to the transfer date. The Seller shall immediately deliver to PHH all bills and correspondence related to the Loan and received by it subsequent to the transfer date.
Property Taxes
The Seller shall ensure payment prior to the transfer date of all tax bills (including interest, late charges, and penalties in connection therewith) due within 45 days from the closing/settlement date. Tax amounts due while the loan is still in suspense or that are due within 30 days of the purchase date must be paid by the Seller with evidence of the tax payment provided to PHH.
The Seller, or its tax service provider, shall immediately forward to PHH all tax bills received by the Seller after such date.
Collateral package must include:
• Original Mortgage Note, signed and properly endorsed
• Original Bailee Letter
Original collateral package delivery address:
 
Computershare CTS-PHHO
1100 Virginia Drive, Suite #100
190-FTW-W30
Fort Washington, PA 19034-3276
 

The Seller agrees that PHH may act as attorney-in-fact in order to endorse the Mortgage Notes from the Seller to PHH, and to execute necessary documents, such as, but not limited to assignments of mortgages, deeds of trust, deeds to secure debt and other documents securing those Mortgage Notes, giving PHH the authority to do each action fully as Seller. This power of attorney can only be revoked or discontinued by notification to PHH in writing. If the contract between PHH and Seller is terminated, this power of attorney will remain with PHH for a minimum of three years after termination.

PHH requires the delivery of the complete and correct original, properly endorsed, Mortgage Note before purchase as part of the collateral package delivery. The original Mortgage Note must be received on or before the commitment expiration date. A copy of the original Mortgage Note with proper endorsements must be provided in the imaged package. Refer to state guidelines for additional information regarding the acceptance of electronic signatures on collateral documents.
  • The borrower signature and printed name on the original Mortgage Note must match the closing documents exactly. If over signed or undersigned, a notarized name affidavit is required and must include all of the various signatures exactly.
  • The Mortgage Note must include all borrowers listed on the 1003 or redesigned URLA form.
  • Any strikethroughs to the original Mortgage Note must be initialed by all borrowers prior to submitting the closed Loan File to PHH for purchase. White-outs and/or lift-offs are not acceptable.
  • Borrower initials must be present if space is provided at the bottom of the page.
  • There cannot be more than 62 days between the Mortgage Note date and the first payment date.
  • The Seller’s name must read exactly the same on the front of the Mortgage Note and on the endorsement.
  • The original Mortgage Note (including any applicable addenda and riders) must be endorsed as follows:
Original Mortgage Note
  • The endorsement cannot be abbreviated. Please ensure that systems are updated with the correct legal entity and notify your warehouse banks accordingly. If the Mortgage Note is endorsed by the warehouse bank, a copy of the POA from the Seller to the warehouse bank giving the warehouse bank authority to endorse the Mortgage Note must be included with the closed Loan File.
  • PHH requires the use of original signatures for endorsements on original Mortgage Notes and allonges. Facsimile signatures are not acceptable.
An allonge to the Mortgage Note is acceptable when there is not enough room on the original Mortgage Note to endorse. The allonge must be original and must be referenced on the original Mortgage Note as an attachment. The information below is required when using an allonge:
  • Borrower name
  • Property address
  • Loan amount
  • Mortgage Note date
  • Must be properly endorsed (refer to requirements above)
If a loan is cleared for purchase, but the original Mortgage Note has not been marked as received by the custodian, PHH may reach out to the Seller to request the tracking number for the Mortgage Note package. This request does not mean that the custodian has not received the Mortgage Note; tracking is requested to expediate the review of the Mortgage Note so PHH can purchase the loan.
 
All closed Loan Files must include the correct wiring instructions. The following information must be included:
  • Seller name and address
  • Warehouse bank name, address, and phone number
  • ABA routing number (9 digits)
  • Account name
  • Account number
  • For further credit to account name, if applicable
  • For further credit to account number, if applicable
Wiring instructions included in a Loan File must match with the instructions approved for the Seller at the time of Seller approval.
When there is an addition or change of wiring instructions or warehouse banks, the information must be sent to PHH’s Correspondent Support Team for prior approval before remitting the closed Loan Files.
PHH will not accept master or blanket bailee agreements and reserves the right to reject any bailee agreement that contains provisions that are objectionable to PHH unless previously approved by the Correspondent Support Team.
A certified, true copy of the Mortgage or Deed of Trust including any applicable riders must be included in the closed Loan File delivered to PHH. The certification must be stamped on the document and read “Certified to be a true and exact copy of the original which is being recorded.”
An assignment of Mortgage to PHH must be included, if applicable, in recordable form under the laws and jurisdiction in which the Mortgage property is located.
The Seller must utilize MERS, with a MOM (MERS as original Mortgagee) Security Instrument, including the MIN # with complete MERS information signed by the borrower. The Seller must transfer using MERS On-Line using Transfer of Servicing or Transfer of Beneficiary within seven days of purchase. A Mortgage secured by property in any state in which MERS is not the original Mortgagee of record, but is a subsequent assignee, is not eligible for purchase by PHH.
  • Any strikethroughs to the Mortgage/Deed of Trust must be initialed by all borrowers prior to submitting the closed Loan File to PHH for purchase. White-outs and/or lift-offs are not acceptable.
  • Borrower initials must be present if space is provided at the bottom of the page.
  • Borrower names must match other legal documents.
  • Property address must match the Mortgage Note and other legal documents.
  • Loan amount and term (first and maturity date) must match the Mortgage Note and other legal documents.
The following information must match the closed loan documents exactly:
  • Borrower names
  • Complete property address
  • Legal description
  • Dates of documents (closing, first payment date, maturity date, notary acknowledgement, etc.)
  • Seller name and address
  • Signatures must match typed names exactly
  • MERS identification number (MIN #) must be included
  • Notary acknowledgement information must be present and complete and correct
  • The following riders must be attached to the Mortgage or Deed of Trust (if applicable):
    • PUD Rider
    • Condo Rider
    • One- to Four-Family Rider
    • Second Home Rider
    • VA Rider
A notarized name affidavit may be required. The borrower’s typed name on all documents in the closed Loan File should match his signature. The name affidavit must provide all variations of a person’s name and/or signature. If applicable, the name affidavit must be included in the closed Loan File:
  • PHH requires the name affidavit.
  • It must be properly notarized.
  • The name of the borrower, as it appears typed on the face of the Security Instrument and under the signature line, must be consistent with the closing docs.
  • The signature of the borrower must match exactly the name typed below the signature line. It is acceptable for the borrower to oversign the document (example: borrower’s typed name under the signature line does not include a middle initial and the borrower’s signature does include a middle initial).
  • Name affidavits are not acceptable for errors. Errors must be corrected on the original document, if necessary.
If applicable, a certified true copy of the POA must be included in the closed Loan File. The certification must be stamped on the document and read “Certified to be a true and exact copy of the original.”
  • Borrowers name must match exactly the names on the 1003 or redesigned URLA, Mortgage Note, Mortgage, and closed Loan File. If a refinance, the names must also match the name currently vested in title.
  • The document must be specific to the property by referencing either the property address or legal description.
  • General POAs are not acceptable. The POA must be specific to the loan transaction.
  • The POA must be executed no more than 30 days prior to the date of the initial disclosures or the sales contract.
  • The attorney-in-fact may not be the seller, appraiser, broker, etc., or anyone with direct or indirect financial interest in the transaction.
  • The grantor’s signature must be notarized. (If executed outside of the U.S., it must be notarized at a U.S. Embassy or a military installation.)
  • POA must be executed and notarized with all blanks completed and be effective through the date of closing.
  • A separate POA must be executed for each borrower not present at closing.
  • The attorney-in-fact must execute all closing documents and must sign exactly as typed and the name on the POA must match the closing docs exactly.
  • The final title policy or commitment/binder must not contain any exceptions due to the use of the power of attorney.
  • The POA must be executed prior to the closing documents and recorded prior to the recording of the mortgage/Deed of Trust.
  • A statement from the Seller must be attached to the Mortgage Note, stating that they have determined that applicable law requires the use of a POA.
  • POAs for VA Loans and USDA Loans must also meet VA or USDA, as applicable, specific requirements and an Alive and Well Certification must be obtained.
  • PHH does not allow the use of a POA on a Texas Section 50(a)(6) Loan.
A blanket authorization is required on all loans and must be signed by each borrower. This is a requirement of all originating Sellers and allows PHH and/or its successors or assigns to re-verify information contained in the file post funding. Sellers may use their own version of the form but must ensure the verbiage contains its successors and/or assigns language.
At minimum, the title commitment/binder is required with the closed Loan File. It must be the most current version of an ALTA loan policy, ALTA Short Form or Iowa Title Guaranty Certificate (for Iowa properties only).
  • Effective date of the title policy must be no earlier than the later of the disbursement date or the date the mortgage was recorded.
  • The amount of insurance coverage must equal at least the original principal amount of the mortgage.
  • Name of insured should be the Seller, and “its successors and or assigns, as their interest may appear” if the policy’s definition does not cover successors and assignees.
  • Proposed borrower names must match closing docs.
  • Vested names must be in the sellers’ names for purchase loans.
  • Vested names must be the borrower names as they appear on the mortgage/Deed of Trust on refinance loans.
  • All parties to be vested in title must have executed the mortgage/Deed of Trust.
  • Anyone with an ownership interest in the property, either due to vesting or due to rights afforded under state law, is required to sign the mortgage/Deed of Trust.
  • Legal description must be included and match all legal docs (i.e., mortgage/Deed of Trust, etc.).
  • Any assessment for a homeowners’ association on the title policy must state “paid current.”
  • All taxes referenced must state “not yet due and payable,” “paid,” or “paid current.” Information must be provided to identify the type of tax due, i.e., county, school, etc., as well as the amount, due date, and frequency of due dates.
  • Any liens and/or judgments that appear on Schedule B must be paid off at closing and deleted on the final policy. Proof these have been paid in full must be included in the closed Loan File.
  • Survey exceptions must be deleted.
  • Title to the property may not been conveyed within the most recent 12 months. If title has been conveyed within most recent 12 months, PHH may request additional documentation to be reviewed to ensure acceptability of transaction (not a flip sale).
  • Loans closed during the right of redemption period are not eligible for purchase by PHH.
  • All loans require ALTA 8.1 (Form T-36) Environmental Protection Agency (EPA) Endorsement.
  • The appropriate endorsements to the title policy must be included (Condo, PUD, etc.).
  • Any other appropriate endorsements to the title policy must be included to ensure PHH is in a first lien position.
  • It must be countersigned by an authorized agent.
In addition, for condominium and PUD unit mortgages, the policy must include the following:
  • Describe all components of the unit estate.
  • Reflect ownership of common areas if unit owners own the common areas of the project as tenants in common.
  • Ensure ownership of common elements, areas, or facilities of the project if they are owned by the homeowners’ association.
  • Show that title to common elements, areas, or facilities is free and clear of any objectionable encumbrances, including any mechanics’ liens for labor or materials.
  • Ensure that the mortgage is superior to any lien for unpaid common expense assessments (HOA dues).
  • Ensure that there will be no impairment or loss of title for past, present, or future violations of the covenants, conditions, or restrictions.
  • Ensure that the unit does not encroach on another or on any common areas.
  • Ensure that the condo project was created in compliance with applicable laws and statutes.
  • Ensure that taxes are levied only against the individual unit and its undivided interest in the common elements rather than the entire project.
  • Ensure that the owner of a PUD unit is a member of the HOA and that membership is transferrable if the unit is sold.
The Loan must be covered by an ALTA form of lender’s title insurance policy or other generally acceptable form of policy of insurance acceptable to Fannie Mae or Freddie Mac, issued by, and the binding obligation of, a title insurer acceptable to Fannie Mae or Freddie Mac and qualified to do business in the jurisdiction where the mortgaged property is located. The title insurance must insure the Seller, its successors and assigns, as to the first priority lien of the mortgage in the original principal amount of the Loan.
PHH requires affirmative coverage over all defects unless the defect is subject to one of the following:
  • Customary public utility subsurface easements in place and completely covered within the mortgaged property as long as they do not extend under any buildings or other improvements.
  • Above-surface public utility easements that extend along one or more of the property lines for distribution purposes or along the rear property line for drainage purposes, as long as they do not extend more than 12 feet the property lines and do not interfere with any of the buildings or improvements or with the use of the property itself.
  • Mutual easement agreements that establish joint driveways or party walls constructed on the security property and on an adjoining property, as long as all future owners have unlimited and unrestricted use of them.
  • Restrictive covenants and conditions, and cost, minimum dwelling size, or set back restrictions, as long as the violation will not result in a forfeiture or reversion of title or a lien of any kind for damages, or have an adverse effect on the fair market value of the property.
  • Encroachments of one foot or less on adjoining property by eaves or other overhanging projections or by driveways, as long as there is at least a 10-foot clearance between the buildings of the security property and the property line affected by the encroachment.
  • Encroachments on adjoining properties, as long as those encroachments consist only of hedges or removable fences.
  • Outstanding oil, water, or mineral rights as long as they do not materially alter the contour of the property or impair its value or usefulness for its intended purpose.
  • Variations between the appraisal report and the records of possession regarding the length of the property lines, as long as the variations do not interfere with the current use of the improvements and are within an acceptable range. (For front property lines, a 2% variation is acceptable; for all others, 5% is acceptable.)
  • Rights of lawful parties in possession, as long as such rights do not include the right of first refusal to purchase the property. (No rights of parties in possession, including the term of a tenant’s lease, may have duration of more than two years.)
  •  Minor discrepancies in the description of the area, as long as the Seller provides a survey and affirmative title insurance against all loss or damage resulting from the discrepancies.

Note: Properties with agricultural exemptions are not acceptable. This information may be found on either the tax certificate or title commitment.

PHH will generally accept a short form title policy provided that its use is acceptable to Fannie Mae or Freddie Mac
A current survey is required if the title policy contains any survey exceptions that will not be deleted from the final title policy. If the title company does delete any survey exception from the final title policy, a survey is not required. If required, the survey must be in the borrowers’ name(s).
A Life-of-Loan Flood Zone Determination Certification is required on all loans. The flood certificate must reflect the information required on FEMA’s Special Flood Hazard Determination form to determine if the property lies in a Special Flood Hazard Area (SFHA). The flood certificate must include the following:
  • Borrower name (must match closing docs)
  • Property address (must match closing docs)
  • Flood zone
  • NFIP map, panel, suffix number
  • NFIP map date
  • NFIP community name
  • Community status
  • Name of the flood certification vendor
  • Vendor's certificate number
  • Date of certification
A flood zone determination can be obtained from any FEMA-approved vendor as long as it is a life-of-loan determination.
PHH does not purchase loans secured by properties located in nonparticipating communities or Coastal Barrier Resource Systems Areas.
A Special Flood Hazard Notice is required for properties located in a Special Flood Hazard Area (all zones in A or V) which require flood insurance. The notice must be provided at ten (10) days prior to closing (defined for these purposes to be the Mortgage Note date). In addition, the Seller must comply with all flood requirements including, but not limited to, the content of and the timing of when the notice is provided to the borrower.
The specific language below is required to be added to the borrower disclosure:
  • Notice of Special Flood Hazards (NSFH)
  • Servicing Disclosure Statement Notice
Alternatively, if the language cannot be placed directly into the disclosures noted above, PHH will accept the language in a separate disclosure or as an addendum to the specified disclosures, provided it is acknowledged by the borrower.
Flood Insurance Coverage Subject to Change Disclosure:
We may assign, sell, or transfer the servicing of your mortgage loan. Your new lender/servicer may require more flood insurance coverage than the minimum amount that has been identified in your Notice of Special Flood Hazards (NSFH). The new lender/servicer may require coverage in an amount greater than the minimum, and has the right to require flood coverage at least equal to 100% of the insurable value (also known as replacement cost value) of the building used as collateral to secure the loan or the maximum available under the National Flood Insurance Program (NFIP) for the particular type of building. You should review your exposure to flood damage with your insurance provider, as you may wish to increase your coverage above the minimum amount required at the time of closing your loan versus what subsequently the new lender/servicer may require.
In addition to meeting PHH’s requirements, Sellers are reminded that they must ensure they are complying with the notice requirements set forth by their applicable regulator.
A current hazard insurance policy (Declarations Page, Certificate of Coverage, Evidence of Property Insurance, or Insurance Binder) is required on all loans and must include the following information and meet the following requirements:
  • Borrower names (matches closing documents exactly)
  • Property address (matches closing documents exactly)
  • Effective date, no later than the date of closing
  • Expiration date of policy
  • Policy must be for one year
  • Policy number (does not apply to binders)
  • Dwelling coverage amount
  • Premium amount
  • Deductible amount
  • Agent’s name, address, and phone number
  • Purchase Transactions: Paid receipt for the first year's premium or Closing Disclosure indicating payment of the premium amount shown on the policy must be included in the Loan File. “POC” on the Closing Disclosure is not an acceptable form of proof paid.
  • Refinance Transactions: If policy is due to expire within 30 days of purchase, a paid receipt for the next year's premium or Closing Disclosure indicating payment of the premium amount shown on the policy must be included in the Loan File. “POC” on the Closing Disclosure is not an acceptable form of proof paid.
  • Mailing address is the same as property address except on second homes and investment properties; then, it should agree with the borrower’s home address as shown
If the policy does not include windstorm and hail coverage, an additional policy is required. Windstorm coverage is generally included under the standard extended coverage policy through an endorsement. If the policy excludes or limits the windstorm coverage, it is not acceptable. The borrower must obtain a separate policy or endorsement from another commercial insurer that, with the existing policy, provides adequate total coverage. The maximum deductible for windstorm coverage may not exceed 5% of the limit maintained for dwelling coverage, or the maximum allowed under state law. The dwelling coverage for the windstorm policy must follow the same coverage requirements as the hazard policy.
  • If binder coverage is provided, it must be at least a 60-day binder and include the dates for the full year of coverage. It must have at least 30 days left on the binder at the time PHH purchases the loan.
PHH requires that properties be covered by a standard extended coverage endorsement, which includes wind, civil commotion (including riots), smoke, hail, and damages caused by aircraft, vehicle, or explosion, in addition to common hazards such as fire. If these items are excluded, the borrower must obtain separate coverage from another acceptable commercial insurer.
The hazard insurance coverage must be equal to the lesser of the following:
  • 100% of the insurable value of the improvements—as established by the property insurer 
  • Guaranteed Replacement Cost Endorsement, which provides that the insurer agrees to replace the insurable property, regardless of the cost or the Replacement Cost Endorsement
  • The unpaid principal balance of the mortgage, as long as it equals the minimum amount of 80% of the insurable value (total appraised value minus the estimated site value) required to compensate for damage or loss calculated on a replacement cost basis
Note: Due to the revised Agency appraisal form, which eliminated the site value box, the estimated site value can be submitted with a notation in the comments section of the appraisal or an appraisal addendum signed by the appraiser.
If the hazard insurance is not equal to at least one of the above minimum coverage amounts, then additional hazard coverage that meets the minimum coverage amounts must be obtained before the loan can be purchased.
The maximum allowable deductible must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA requirements. When a policy provides for a separate wind loss deductible, or if a second policy for wind loss is obtained the maximum deductible must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA Hazard insurance policies must be written with a 12-month term, except where mandated by state law.
Policies insuring personal property such as cars, boats, etc., are not acceptable. However, riders for coverage of personal items within the dwelling, e.g., furs, jewels, etc., will be accepted.
Insurance policies cannot be transferred from the seller to the borrower.
Sufficient impounds should be collected by the Seller to renew coverage at the due date. Payment plans or installments are only acceptable on loans with escrow waivers.
Refinance Loans—the existing policy will be accepted provided the correct number of months escrow is collected on the Closing Disclosure.
A multi-peril type of master/blanket policy covering the entire condominium project is required. The policy must provide fire and extended coverage and all other coverage that is normally included. The master/blanket policy covering the common elements of a condominium project must cover all of the general and limited common elements that are normally included in coverage such as fixtures, building service equipment, and common personal property and supplies belonging to the homeowners’ association.
The policy must also insure fixtures, equipment, and other personal property inside individual units. The condominium owners association must maintain blanket all risk coverage for the following:
  • General and limited common elements within the condominium project
  • Fixtures, machinery, equipment, and supplies maintained for the service of the condominium project
  • Fixtures, improvements, alterations (betterment) and equipment within the individual condominium units
The master/blanket policy must show the HOA as the name of insured and reference our borrower names and our specific property address including the unit number.
A current master/blanket policy must be in effect on or before the Mortgage Note date and in effect for at least 45 days at the time that PHH purchases the loan.
If the current policy expires within 45 days of PHH purchasing the loan, a renewal policy with the renewal premium listed will be required before purchase.
Coverage amounts must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA requirements.
The maximum allowable deductible must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA requirements. When a policy provides for a separate wind loss deductible, or if a second policy for wind loss is obtained the maximum deductible must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA requirements.
The name of the insured stated under each required policy must be similar in form and substance to the following:
“Association of Owners of the {name of condominium} for use and benefit of the individual owners”
{designated by name}.
The HOA must have a comprehensive policy of public liability insurance, covering all the common elements, commercial spaces, and public ways in the condominium project. The insurance policy must contain a severability of interest endorsement, precluding the insurer from denying the claim of a condominium unit owner because of negligent acts of the HOA or other unit owners. Coverage must also include all other coverage in the kinds and amounts required by private institutional mortgage investors for projects similar in construction, location, and use. Liability coverage must be for at least $1 million per occurrence for personal injury and/or property damage. For small condominium projects with only two to four units, liability coverage must be at least $1 million per occurrence for personal injury and/or property damage.
All attached projects, including two to four units, must also contain a walls-in hazard insurance coverage policy (commonly known as HO-6/Walls-In) unless there is proof that the master/blanket insurance policy of the HOA covers the interior of the unit including any additions, improvements, and betterments to its original condition in the event of a loss. The HO-6/Walls-In policy must be sufficient to repair the interior of the unit, including any additions, improvements, and betterments to its original condition in the event of a loss.
Coverage amounts must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA requirements.
The maximum allowable deductible must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA requirements. When a policy provides for a separate wind loss deductible, or if a second policy for wind loss is obtained the maximum deductible must conform with FHA, VA, Ginnie Mae, Fannie Mae, Freddie Mac and USDA requirements. If the borrower must obtain his own HO-6/Walls-In policy, the policy must be escrowed on any loan where impounds are required.
If any insurance premiums are due in 45 days or less at the time that PHH purchases the loan, the Seller is responsible for the payment prior to the purchasing of the loan. The Seller is responsible for any penalties and/or interest due to a late payment. The Seller is also responsible for any losses or damages that
Requirements for hazard insurance on a PUD are similar to those specified in above Section 15.
The homeowners’ association must maintain a property insurance policy, with premiums being paid as a common expense. The policy must cover all of the common elements except for those that are normally excluded from coverage, such as land, foundation, excavations, etc. Fixtures and building service equipment that are considered part of the common elements, as well as common personal property and supplies, should be covered.
If the project’s legal documents allow for blanket insurance policies to cover both the individual units and the common elements, a blanket policy is satisfactory. Coverage must be in an amount equal to the full replacement value of all of the PUD units, without deductions for depreciation or coinsurance, including the structural portions and fixtures owned by the PUD unit owners. Premiums must be a common expense of the PUD Corporation or HOA and must be included in the regular common assessments of the unit owners. Coverage should be in the name of the HOA or PUD Corporation as the insured for the benefit of the unit owners.
Each policy must contain the standard mortgagee clause endorsed to provide that any proceeds will be paid to the PUD Corporation or HOA for the use and benefits of Mortgagees as their interest may appear.
Any property that has any part of a building, dwelling, structure, improvement, or land situated in a Special Flood Hazard Area (SFHA) requires flood insurance. These are all areas in A or V flood zones.
Flood zone on the flood determination in the Loan File and the flood zone on the flood insurance policy must match. If there is a discrepancy, the borrower must obtain flood insurance for the flood zone listed on the flood determination.
Flood insurance may be waived only if FEMA has issued either a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR). Complete documentation including a revised Flood Certification with matching flood zone information must be included in the closed Loan File.
Under the National Flood Insurance Reform Act of 1994, flood insurance escrows may not be waived when an escrow account is established for the payment of taxes, hazard insurance, mortgage insurance, assessments, or other similar items. There is no exception to this policy.
If flood insurance is required, a flood insurance policy or the application for such insurance, along with a paid receipt evidencing the first full year's premium has been paid in full, must be included in the closed Loan File. Insurance must be placed on a property located in an area where flood insurance is required by the National Flood Insurance Act of 1968, as amended.
The policy/application must include the following information:
  • Borrower names (matches closing documents exactly)
  • Property address (matches closing documents exactly)
  • Effective date and expiration date of policy
  • Policy must be for one year only
  • Policy number (does not apply to binders)
  • Dwelling coverage amount
  • Premium amount
  • Flood Zone (must match Flood Certification)
  • Agent name, address, and phone number
  • Paid receipt for premium amount reflected on the hazard policy or binder or Closing Disclosure indicating payment of the premium amount shown on the policy
  • For refinance transactions, a “POC” on the Closing Disclosure is not an acceptable form of proof paid
  • Mailing address is the same as property address except on second homes and investment properties; then, it should agree with the borrower’s home address as shown
Note: PHH does not allow handwritten information on any insurance policy. Flood Insurance cannot be transferred from the property seller to the borrower. Elective insurance cannot be escrowed.
If any insurance premiums are due in 45 days or less of PHH purchasing the loan, the Seller is responsible for the payment prior to the purchasing of the loan. The Seller is responsible for any penalties and/or interest due to a late payment. The Seller is also responsible for any losses or damages that result from providing PHH with incorrect premium and/or due date information.
The minimum amount of coverage required is the lower of any of the following:
  • 100% of the replacement cost of the dwelling, based on the hazard insurance policy
  • The maximum insurance available from the NFIP, which is currently $250,000 per dwelling
  • The total loan amount of the mortgage or unpaid principal balance (UPB)
When the unpaid principal balance of the mortgage represents the lowest option, the unpaid principal balance must be at least 80% of the replacement cost of the structure. However, if the unpaid principal balance is less than 80% of the replacement cost of the structure, then the required insurance coverage amount must be at least 80% of the structure.
The maximum deductible is $5,000, unless state law requires a higher maximum deductible. The policy must be underwritten by an insurer who is currently rated as one of the following:
  • B+ or better financial strength rating in Best’s Insurance Reports
  • A or better by DEMOTECH, Inc.
  • Kroll Bond Rating Agency with a “BBB” or better rating in the Kroll Bond Rating Agency’s Insurance Financial Strength Rating
  • BBB or better by Standard and Poor’s
The insurer must also be authorized by law to conduct business in the jurisdiction where the mortgaged premises are located.
Mortgagee Clause
PHH Mortgage Its successors and/or Assigns ATIMA P.O. Box 5954 Springfield, Ohio 45501
PHH does not purchase loans secured by properties located in nonparticipating communities or Coastal Barrier Resource Systems Areas.
Any project that has any part of a building, dwelling, structure, or improvement situated i n a Special Flood Hazard Area (SFHA) requires flood insurance. These are all areas in A or V flood zones.
Note: PHH does not allow handwritten information on any insurance policy.
Flood insurance may be waived only if FEMA has issued either a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR). Complete documentation including a revised Flood Certification with matching flood zone information must be included in the closed Loan File.
Option 1:
Flood coverage is included in the condo master policy. The required flood insurance coverage has the following components:
  • Building coverage that equals 80% or more of the insurable value of the common elements and property (including repair or replacement of the foundation and its supporting structures, and machinery and equipment that are not part of the building)
  • Building contents coverage that equals 80% or more of the insurable value of all contents (including repair or replacement of the foundation and its supporting structures, and machinery and equipment that are not part of the building) and are owned in common by association members
  • Unit coverage, which should be the lesser of one of the following:
    • $250,000 per unit in the project
    • 80% of the insurable value (replacement cost) of each insured building in the project including amounts to repair or replace the foundation and its supporting structures (including all common elements and property)
Option 2:
Condo master policy does not include flood coverage. Borrower’s individual flood coverage must be one of the following:
  • Equal to or greater than the total loan amount/unpaid principal balance (UPB)
  • The maximum available from NFIP (currently $250,000 per unit)
Note: A Master/Blanket Flood Policy is required that provides 100% coverage for the common elements and amenities.
When the unpaid principal balance of the mortgage represents the lowest option, the unpaid principal balance must be at least 80% of the replacement cost of the structure. However, if the unpaid principal balance is less than 80% of the replacement cost of the structure, then the required insurance coverage amount must be at least 80% of the structure.
The maximum deductible permitted for a master policy is $25,000.

Fidelity insurance is required for any project consisting of more than 20 units. Blanket fidelity coverage must be maintained for anyone who either handles or is responsible for funds that the HOA holds and administers. The HOA must be the named insured and the project’s budget must indicate that premiums are paid as a common expense. The policy must cover the amount of funds in the custody of the HOA at any time, but in no event may be less than the sum of three months’ assessments on the entire project. The policy must also provide for a minimum of a 10-day notice to the HOA before it can be cancelled or substantially modified.

Fidelity coverage need not be verified if the project qualifies for Streamlined/Limited Review but must be verified on all condominium projects approved under the Expedited CPM Review process.

Any project that has common areas situated in a Special Flood Hazard Area (SFHA) requires flood insurance. These are all areas in A or V flood zones.
Flood insurance may be waived only if FEMA has issued either a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR). Complete documentation including a revised Flood Certification with matching flood zone information must be included in the closed Loan File.
If any insurance premiums are due in 45 days or less at the time of PHH purchasing the loan, the Seller is responsible for the payment prior to the purchasing of the loan. The Seller is responsible for any penalties and/or interest due to a late payment. The Seller is also responsible for any losses or damages that result from providing PHH with incorrect premium and/or due date information.
The minimum amount of coverage required for all common elements is the lower of the following:
  • 100% of the replacement cost of the insurable value of the improvements
  • The maximum insurance available from the NFIP ($250,000)
  • The total loan amount or the unpaid principal balance (UPB) of the mortgage
When the unpaid principal balance of the mortgage represents the lowest option, the unpaid principal balance must be at least 80% of the replacement cost of the structure. However, if the unpaid principal balance is less than 80% of the replacement cost of the structure, then the required insurance coverage amount must be at least 80% of the structure.
The maximum deductible permitted for a master policy is $25,000.
Mortgage insurance is required for all loans with an LTV in excess of 80%, based on the lower of the appraised value or sales price (see exception below for loans in the state of New York).
Sellers must correctly reflect mortgage insurance premiums and closing escrows on the Closing Disclosure.
Table 8 - 1
MORTGAGE TYPE LTV RANGE
80.01 – 85.00% 85.01 – 90.00% 90.01 – 95.00% 95.01 – 97.00%
Fully amortizing, fixed-rate, term < 20 years 6% 12% 16% + MI LLPA 25%
18% + MI LLPA 35%
  6% + MI LLPA 12% + MI LLPA 16% + MI LLPA 18% + MI LLPA
Fully amortizing, fixed-rate, term > 20 years 12% 25% 30% 35%
Follow Agency guidelines.
Borrower-paid MI is permitted by PHH.
Financed MI is permitted by PHH.
PHH will purchase loans with lender-paid MI. The LPMI certificate must reflect single premium only with no monthly payments and must be non-refundable.
PHH will purchase loans with split premium MI with evidence of up front portion of premium paid.
PHH Mortgage 1 Mortgage Way Mount Laurel, New Jersey 08054
PHH requires a complete and accurate Tax Information Sheet in each Loan File purchased, whether an escrow account is set up or not. The following information must be included:
  • Borrower name and property address (match closing documents exactly)
  • All parcel ID number
  • All taxing authorities and complete addresses
  • Last date paid
  • Last amount paid
  • Next installment due date (economic due date)—If the taxing authority offers a due date with a discounted amount, PHH requires this date to be used as the due date and escrows collected accordingly
  • Next amount due
  • Frequency due
Sufficient escrow to pay all taxes when due is required on all escrowed loans and must be reflected on the Closing Disclosure.
All taxes due and payable at the time of closing must be paid and have proof of payment included in the closed Loan File, whether the taxes are being escrowed or not. Acceptable forms for proof of payment include the following:
  • Payment shown on the Closing Disclosure (POC not acceptable)
  • Paid receipt from taxing authority
If any taxes are due in 45 days or less at the time that PHH purchases the loan, the Seller is responsible for the payment of the taxes and proof of the payment prior to the purchase of the loan. The Seller is responsible for any penalties and/or interest due to a late payment. The Seller is also responsible for any losses or damages that result from providing PHH with incorrect tax information and/or due date information. Acceptable forms for proof of payment include the following:
  • Paid receipt from taxing authority
  • Copy of check payable to the taxing authority
If the tax bills are not available, PHH requires information from the taxing authority stating that the tax bills are not available before loan purchase.
A corrected Tax Information Sheet is also required.
Initial taxes on new construction homes rarely reflect an accurate tax assessment. Typically, the initial taxes are based upon unimproved or partially improved land. The discrepancy between the initial tax year assessment and the following tax year assessment (based upon the fully improved land) is often substantial. This discrepancy can cause payment shock to the borrower when he is required to pay the larger tax amount.
For new construction loans, the borrower can elect to use the unimproved tax amount. The estimated unimproved amount must comply with RESPA guidelines. Consult your legal counsel concerning this issue. If the unimproved amount is used, the borrower is required to sign a Notice of Payment Increase statement, acknowledging they are aware the next tax bills will be based on the improved tax rate, at a much higher amount.
PHH requires a Tax Authorization Form in the following states:
  • New Jersey
  • New York
  • Illinois
PHH requires a Tax Option Letter in the following state, when a tax escrow account is established:
  • Wisconsin
The appraisal obtained in connection with the origination of the Loan, as well as the appraiser who performed it, must meet all of the applicable requirements of this Guide and applicable laws and regulations. The Seller must ensure that the value is supported.
For closed-end credit transactions secured by real property (other than exempt transactions), the Seller is required to provide the consumer an initial disclosure within three business days of receipt of application to enable understanding of basic terminology of a loan and its costs immediately and over time. This disclosure is called the Loan Estimate.
The Loan Estimate must contain a good faith estimate of credit costs and transaction terms
  • The Loan Estimate must be in writing and contain the information prescribed in 12 CFR 1026.37
  • Delivery of the Loan Estimate to the consumer must satisfy the timing and method of delivery requirements
  • PHH may only use revised or corrected Loan Estimates when specific requirements are met
For applicable loans in which a Loan Estimate has been issued and the loan proceeds to closing, the Seller must provide a final disclosure reflecting the actual terms of the transaction. This final disclosure is called the Closing Disclosure.
The disclosure is five pages long and may require the use of an addendum if there is more required information than a section of the form can accommodate.
  • The Closing Disclosure generally must contain the actual terms and costs of the transaction
  • The Closing Disclosure must be in writing and contain the information prescribed in 12 CFR1026.38
  • If the actual terms or costs of the transaction change prior to consummation, then the Seller must provide a corrected disclosure that contains the actual terms of the transaction and complies with the other requirements of §1026.19(f), including the timing requirements and requirements for providing corrected disclosures due to subsequent changes.
  • If the Seller provides a corrected disclosure, it may also be required to provide the consumer with an additional three-business-day waiting period prior to consummation.

The Seller must use aggregate accounting in the calculation of the escrow/impound account. Escrow/impound accounts must be established for the payment of taxes, special assessments (only if taxing authority requires these to be paid with the taxes), ground rents, hazard insurance, flood insurance, private mortgage insurance, Guaranteed Rural Housing annual fee, etc. Adequate funds must be calculated and collected at closing by the Seller to ensure that a sufficient amount will be available to pay the next installment of taxes and insurance. If the taxing authority offers a discounted annual amount for paying on a particular payment schedule or a particular payment date, the escrow reserve account must be established accordingly. The account balance cannot go into the negative. The Initial Escrow Account Disclosure must be included in the closed Loan File.

Unless in violation of applicable state law, the maximum cushion that the Seller may maintain in the escrow/impound account is two months, except the cushion for Zero-Option Monthly Premium PMI which is zero months.

State Cushion in Months
GU 0
ND 0
NY 0
TX 0
VI 0
PR 0
NV 0
MT 1
ID 1
All Others 2

An Initial Escrow Account Disclosure is not required on non-escrowed loans.

PHH requires a copy of the Change of Servicer/Loan Transfer disclosure (Goodbye Letter) given by the Seller to the borrower, providing notice of the loan transfer and change of servicer. The Seller is required to notify the borrower in writing at least 15 days prior to the first payment due to PHH. The notice must include all applicable information including the effective date of the transfer; the present Seller/Servicer’s name, address, and toll-free phone number; the date the present Seller/Servicer will stop accepting payments; and the date PHH will begin accepting payments.

PHH Servicing Department information:

PHH Mortgage

1 Mortgage Way

Mount Laurel, New Jersey 08054

Upon notification from the borrower of a change to the mailing address, the Seller is responsible for notifying PHH by emailing the borrower’s new address and loan number to PHHCorrSupport@phhmortgage.com. PHH assumes the mailing address for any borrower is the same as the subject property address except in respect of second homes and investment properties

The TILA-RESPA Rule requires that mortgage servicing transfer notices include information related to the partial payment policy that will apply to the Loan. The partial payment disclosure must include the following:
  • If periodic payments that are less than the full amount due are accepted, a statement that the lender may accept partial payments and apply such payments to the borrower’s loan
If periodic payments that are less than the full amount due are accepted but not applied to a borrower’s loan until the borrower pays the remainder of the full amount due, a statement that the lender may hold partial payments in a separate account until the borrower pays the remainder of the payment and then apply the full periodic payment to the borrower’s loan
If periodic payments that are less than the full amount due are not accepted, a statement that the lender does not accept any partial payments
  • A statement that, if the loan is sold, the new lender may have a different policy
A copy of the first payment letter from the Seller to the borrower must be provided with the closed Loan File. The first payment letter should include the borrowers’ mailing address if different than the property address (second home or investment property). All information below must be included:
  • The breakdown of the monthly payment
  • The date the first payment is due
  • The address where to make the first payment
PHH requires a current pay history if one or more payments are due or have been paid at the time of loan purchase. The history is preferred to be system generated and must include the following on the Seller’s letterhead:
  • Borrower’s name
  • Date payments made
  • Any curtailments
  • Amount of payment
  • Breakdown of payment
  • Current principal balance
  • Escrow balance including any escrow disbursements
A W-9 is required for each borrower on all loans:
  • Must include a form for each borrower
  • Must be signed and dated by borrower
  • The form must reflect the borrower(s)’ SSN

PHH charges interest to the Seller and interest is calculated based on 360 days for Conventional Loans and 365 days for all FHA, USDA and VA Loans.

Our Servicing Division must have sufficient time to process the loan before the first full monthly payment is due, therefore, an interest credit to the borrower at closing can only be made up to the 10th day of the month.

An Itemization of Amount Financed must be included in the closed loan fil. This information is typically included on page five of the Closing Disclosure.
Closed Loan Files should not be delivered to PHH until the rescission period has expired. PHH requires a properly executed Notice of Right to Cancel on all primary residential refinance loans that meet the following standards:
  • The notice must be given to all borrowers with an interest in the property even if the person does not sign the original Mortgage Note
  • All dates must be correct
  • The notice must be signed and dated by all borrowers
  • Notice of Right to Cancel is not required on the refinance of an investment property or second home
  • Sundays and federal legal holidays cannot be included in the three-business day rescission period
  • The holidays include New Year’s Day, Martin Luther King, Jr. Day, Presidents’ Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, and Christmas Day
A higher-priced mortgage loan (HPML) is secured by the borrower’s principal dwelling with an annual percentage rate that exceeds the Average Prime Offer Rate (APOR) for a comparable transaction as of the date the interest rate is set by a certain percentage, based on the type and size of the loan.
Sellers must include evidence documenting the borrower’s interest rate set date in all loans delivered for purchase. Acceptable documents, in effect at time of closing, include the following:
  • An unexpired lock agreement between the originating Seller and the borrower
  • A Seller generated unexpired lock commitment form
  • A screen-print of a populated FFIEC rate spread calculator
For FHA loans, the upfront mortgage insurance premium (UFMIP) must be collected on the Closing Disclosure and must be paid to FHA by the Seller. Also, when the MIP is paid on a monthly basis, an escrow account must be established at closing. PHH requires the printout from FHA Connection showing the correct UFMIP payment has been made.
All information on FHA Connection must be correct and match the closing documents including, but not limited to, the borrower names and property address.
If there are 15 days or more from the Mortgage Note date to the purchase date, PHH requires the loan to state “submitted” on the FHA Connection case query screen prior to the purchasing of the loan.
PHH requires the FHA Mortgage Insurance Certificate (MIC) before purchase if there are 60 days or more from the Mortgage Note date to the purchase date.
Note: PHH does not purchase loans that have a status of “NOR,” “Firm Commitment,” or “Cancelled.”
The VA funding fee must be collected on the Closing Disclosure and must be paid to VA by the Seller. A copy of the funding fee receipt from the Funding Fee Payment System (FFPS) reflecting the correct amount paid is required.
PHH requires the Loan Guaranty Certificate (LGC) before purchase if there are 60 days or more from the Mortgage Note date to the purchase date.
The annual guarantee fee must be collected on the Closing Disclosure. A copy of the check or printout reflecting the correct amount paid is required. PHH requires the Seller to collect two months of the annual fee on the Closing Disclosure to be placed in the escrow account.
PHH requires the Loan Note Guarantee before purchase if there are 60 days or more from the Mortgage Note date to the purchase date.
Request for Single Family Housing Loan Guarantee Form RD 1980-21 is required for all Rural Housing loans (USDA):
  • Form RD 1980-21 must be fully completed by the approved Seller or their authorized representative and by all applicants that will be parties to the Mortgage Note
  • Must include completed, signed, and dated Seller and applicant certifications page
The Federal Emergency Management Agency (FEMA) announces Presidentially declared major disasters and emergencies. The declaration is usually made after the event has already occurred.
It is the Seller’s responsibility to determine and act upon any Loans impacted by a disaster prior to the sale to PHH. PHH is not responsible to provide notification to the Seller of disaster declarations. If at any time after loan purchase, PHH or a subsequent investor determines that the subject property was damaged and not in fully marketable condition at time of sale, the loan is subject to repurchase.
PHH considers a disaster any event that causes substantial damage. Disasters include, but are not limited to:

Hurricanes/Tropical Storms    Wildfires
Earthquakes                            Volcanic eruptions
Floods                                     Nuclear accidents
Landslides                              Terrorist attacks
Tornadoes                               Thunderstorms

The disaster requirements apply to all of the following:
  • FEMA declared disaster areas eligible for individual assistance.
  • Areas identified by PHH.
  • Properties that the Seller has a reason to believe sustained damage in a disaster.
The Seller must warrant that the subject property is in marketable condition and that there are no repairs or other detrimental conditions to the subject property.
Documentation Requirements
In addition to Agency requirements, the following must be met for any property located in a disaster area to confirm the property has not been adversely affected by the disaster at the time of sale:
  • An exterior disaster inspection certification with photographs is required, if the Agency does not require a disaster inspection, when:
    • An appraisal was not originally needed, or
    • The appraisal was completed on or before the disaster incident period end date.
  • In addition to accepting an Appraiser’s inspection with photos for declared disaster areas, PHH will allow for lender certifications and photos when the following requirements are met for conventional loans:
    • The lender’s certification must be executed by an officer of the company.
    • The lender’s certification must be specific to the property in the declared disaster area and must indicate that there is no damage to the property.
    • Photos taken/provided by the lender must be date stamped.
    • PHH will not accept a certification or photo from the borrower OR a processor’s cert that the borrower verbally indicated that the property has not been damaged. The certification must come directly from the lender and meet the above requirements to be accepted.
  • Disaster inspection certification must be completed after the incident period end date as defined by FEMA.
  • Disaster inspection must indicate any repairs needed and evidence repairs have been completed must be provided.
  • This policy must be followed for 90 days after the end date of a declared disaster.

Properties Appraised Prior to Date of Disaster
A 1004D or a Disaster Inspection Certification and photographs are required of the exterior of the property and subject neighborhood.
The inspector must provide a certification, on the inspector’s letterhead, stating the following:
  • An exterior inspection has been completed
  • The property is free from damage and is in the same condition as previously appraised
  • Marketability of the property is unchanged
  • If repairs were needed and have been completed, this must be stated and repairs evidenced as complete
  • The inspection may be completed by any of the following:
    • A properly licensed property or building inspection company
    • A properly licensed general contractor
    • A building or safety inspector from a local municipality
    • A properly licensed engineer if necessary
    • A licensed appraiser is required to complete the inspection for a conventional purchase
Note: If the loan type is FHA, the Seller must follow FHA guidelines for re-inspection of the property. The disaster inspection report must be completed by an FHA Roster Appraiser.

Properties Appraised After the Incident Period End Date of Disaster

The appraiser must note any damage and its effect on marketability and value. The appraiser must make any applicable repair requirements.
Loans closed with escrow holdbacks are only eligible for purchase by PHH if the work cannot be completed due to weather or unless all funds have been disbursed.
In accordance with state regulations, the following states require a written commitment letter be delivered to the borrower. A copy of the commitment letter meeting the state requirements must be included in the original submission of the loan for delivery.
  • DC
  • NJ
  • NY (purchases only)
  • VT
  • WI
When a loan is eligible for purchase, PHH will net fund loans based on the calculation of:
  • Base price as registered in the system
  • Accrued interest
  • Applicable pricing adjustments
  • Escrow amounts
  • Outstanding unpaid fees due to PHH
If a loan payment is already due (loans purchased on or after the first day of the month the payment is due) or is due in 15 days or less, PHH will purchase the loan at the amortized balance including the escrows. This includes all monthly mortgage insurance premiums due for FHA loans unless the Seller has remitted the monthly premium to HUD. If the Seller has remitted to HUD, it must be shown as paid on FHA Connection.
In the event a borrower remits a payment to the Seller that is due to PHH, the Seller should forward that payment via the following means and email PHH at PHHServiceTransfer_payments@mortgagefamily.com to alert Servicing that the funds have been sent.

Wire Instructions:
Beneficiary Account Name Beneficiary Account Name Beneficiary Bank Name Beneficiary ABA Reference
PHH Mortgage Services Customer 9865548854 M and T Bank 022000046 PHH Loan #

Overnight Mail:
PHH Mortgage Services
Attn: 371458
500 Ross Street 154-0470
Pittsburgh, PA 15250

Example
Purchase Date Detail
February 1 or earlier All payments (if applicable) up to and including February are received by the Seller. Beginning in March all payments would be collected by PHH.
February 15 – February 28 Seller to provide payment history indicating all payments due through February (if applicable) have been paid by the borrower. If payment was due in January but has not been received by the Seller, the loan is not eligible for purchase until payment has been received.

When a payment is already due, a current pay history is required.
A purchase advice will be emailed to the Seller and will be available on the website once the funding process is complete. If requested, a report in Excel format detailing all purchases for the day can be sent to the Seller.
Sellers are advised to review the Purchase Advice as soon as possible. If any discrepancies are found, please contact the PHH Funding Department at PHHCorrSupport@phhmortgage.com within 48 hours of loan purchase.
If certain required closing documents cannot be delivered at the time the loan is purchased, PHH permits delivery of these documents following the purchase of the loan. The time permitted varies by the document and each is addressed later in this section. It is important to understand that securing confirmation of the timely delivery of documents to PHH is very important in minimizing unnecessary interruptions and to avoid the additional cost associated with collecting these documents.
While there are other documents that may be delivered as post-funding documents, typically these include the recorded Security Instrument, recorded Power of Attorney (if applicable), the final title policy including the cover with the authorized agent’s signature, and depending on the type of government loan, proof that the loan has mortgage insurance or Loan Guaranty (i.e., FHA MIC, VA LGC, or USDA LNG).
All loans purchased by PHH require that originals be uploaded to the PHH Correspondent portal as per below instruction. FHA MIC, VA LGC and USDA LNG are required before purchase if there are 60 days or more from the Mortgage Note date to the Closing Date. All other documents are required within 90 days from the Closing Date.
Trailing documents include the following but are not limited to:
  • Original recorded Mortgage/Security Instrument and any applicable Riders or Addendums
  • Original recorded Assignment of Mortgage as required
  • Original final title insurance policy and any required waivers, attorney’s opinion or any applicable endorsements
  • Original Mortgage Insurance Certificate
  • Certified copy of the recorded Power of Attorney
  • FHA Mortgage Insurance Certificate (MIC)
  • VA Loan Guarantee Certificate (LGC)
  • USDA Loan Note Guarantee (LNG)
  • Copy of Servicing Transfer Letter sent to borrower

* Documents should be uploaded to the Loan File via PHH Correspondent portal using the following document placeholder names.

Document Document Placeholder
Mortgage Insurance Certificate (MIC) FHA Mortgage Insurance Certificate
Loan Guarantee Certificate (LGC) VA Loan Guarantee Certificate;
USDA Loan Note Guarantee USDA Loan Note Guarantee
Title Policy Final Title Insurance Policy
Recorded Mortgage/DOT Recorded Security Instrument
Recorded Power of Attorney Power of Attorney

Any questions regarding final documents should be directed to the PHH Final Document Team at PHHCLPostFunding@phhmortgage.com .

Sellers are reminded of their responsibility to initiate and complete a MERS transfer of the beneficial rights and the servicing rights within five days of purchase by PHH. The PHH MERS Org ID number is 1000200. Additionally, Sellers are reminded that they should complete FHA Mortgagee record changes within five days of loan purchase by PHH. The PHH FHA ID is 30275.  The PHH RHS ID for USDA Loans is 222195996 / Branch #001.

Proof of government mortgage insurance or guaranty must be provided to PHH within 60 days of the Mortgage Note date. Proof of FHA Mortgage Insurance Certificate must be reflected on the FHA Connection case query screen. Seller must submit a copy of either the VA Loan Guaranty Certificate (LGC) or the USDA Rural Development Loan Note Guarantee (LNG) to PHH as appropriate within 60 days of the Mortgage Note date. PHH requires that the VA LGC must be at least 25% of the lesser of purchase price or appraised value on purchase loans and 25% of the loan amount for refinance loans. VA loans purchased with less than the 25% guaranty will be subject to repurchase. FHA MIC/VA LGC/USDA LNG must be issued in the same name that appears on the Mortgage Note, must have the same property address, and must be signed by the appropriate signor for the Agency.

The original, or a clerk-certified copy of the recorded Security Instrument, together with the final title insurance policy, must be submitted to PHH within 90 days of the Mortgage Note date. All Security Instruments and recorded Power of Attorney, if applicable, must be the most current forms required by the agencies.

The final ALTA title policy must be delivered within 90 days of the Mortgage Note date with all appropriate endorsements. Title policy endorsements include, but are not limited to, the following:
  • ALTA 4 (Condo)
  • ALTA 5 (PUD)
  • ALTA 6 (ARM)
  • ALTA 8.1 (Environmental Protection)
  • ALTA 9-06 (Restrictions, Easements, Minerals)
Should a Security Instrument require correction, a CLTA 110.5 (Mod. Endorsement) may be required. Any change in items material to the enforcement of the lien (i.e., loan amount, term, maturity) require a correction, rerecording, and endorsement to the title policy bringing coverage forward through the date of rerecording.
PHH does not require that a particular form accompany documents that are sent to the Seller Division. However, if Sellers provide a transmittal form that includes the PHH loan number, the name of the document, and a place for the PHH employee receiving the document to sign and date; PHH will confirm receipt of those documents. Should PHH records subsequently fail to show receipt of documents where the Seller can provide a copy of a transmittal signed and dated by PHH’s employee, PHH will accept responsibility for paying to replace the misplaced document.
Sellers should allow a minimum of seven calendar days from the date the documents are sent to PHH for return of the signed and dated document transmittal receipt. After this time, Sellers should confirm receipt of the documents by calling the Post-Funding Documents Department. It is important for Sellers to understand that when initial delivery results in a request for correction to a document, a new transmittal will be required when the corrected document is returned.
As soon after delivery as workload will permit, Post Funding Documents Department will review documents, change the status of documents on its system to indicate receipt of the document, sign and date document transmittal forms, if provided by the Seller, and return the transmittal receipt to the Sellers. Please note that acknowledging receipt of a document is not confirmation that the document was acceptable to either PHH, to its custodian, or a subsequent investor. Should deficiencies be identified by PHH, its custodian, or a subsequent investor, it is the responsibility of the Seller to make any corrections required, and to rerecord the corrected documents when necessary. Document status includes the following:
  • Outstanding (document has not been received by PHH)
  • Delivered (document has been delivered to PHH)
  • Corrections needed (identified errors and/or omissions)
  • Docs returned (Documents returned to Seller for correction)
  • Delivered to custodian/investor, accepted (by the custodian/subsequent investor)
PHH requires the MIC, LGC and LNG before purchase if there are 60 days or more from the Mortgage Note date to the Closing Date.
Sellers are required to ensure that all FHA loans are insured and that evidence of insurance is delivered to PHH within 45 days from the Closing Date.
Sellers are required to ensure that all VA loans are guaranteed and that the Loan Guaranty Certificate is delivered to PHH within 45 days from the Closing Date.
Sellers are required to ensure that all USDA Loans are guaranteed and that the Loan Note Guarantee is delivered to PHH within 45 days from the Closing Date.
Upon purchase of a Seller’s loan, PHH will report to the Seller those documents or items that continue to be outstanding but are necessary to complete documentation of the loan. A monthly report of these post-funding items will include the name of the borrower, the name of the document, the status of the document, the location of the document, and the age of the loan (elapsed days from the Mortgage Note date until the date of the report).
FHA loans
PHH will track the insuring of FHA loans for elapsed days in three situations:
  1. The number of days elapsed from the Mortgage Note date until the upfront mortgage insurance premium (UFMIP) has been paid.
    Note: PHH will NOT purchase any FHA loan until the UFMIP payment has been confirmed via the FHA Connection.
  2. The number of days elapsed from the Mortgage Note date until the FHA loan has been submitted for insuring.
    Note: All FHA loans should be submitted for insuring within 30 days of the Mortgage Note date.
  3. The number of days elapsed from Mortgage Note date until insured.
    Note: PHH expects all FHA loans to be insured within 45 days of the Mortgage Note date. If a loan is not insured within 60 days of the Mortgage Note date, PHH may elect to withhold the Servicing Release Premium (SRP) on one or more subsequent loans submitted for purchase until such time as the FHA Connection confirms the subject loan is insured.

VA and USDA Loans
PHH will track for the receipt of the LGC or LNG and expects to receive a copy of the LGC or LNG within 45 days of the Mortgage Note date. Should the LGC or LNG not be received within 60 days of the Mortgage Note date, PHH may elect to withhold SRP on one or more subsequent loans submitted for purchase until such time as the LGC / LNG copy for the subject loan has been received.

Penalties for Failure to Timely Deliver
Should recorded documents and/or the final title policy remain outstanding for more than 180 days after the Mortgage Note date, the Seller will receive notice that the document must be delivered within 30 days. If the document is not delivered by the indicated deadline, PHH will engage the services of a third party to procure the documents. Any cost associated with procurement will be passed through to the Seller plus a $50 fee per respective loan. Documents not delivered within guidelines are reported to the division’s senior management and could result in actions including third-party vendor procurement charges, demand for delivery of any outstanding documents, withholding of SRP or, in extreme cases, demand for repurchase of the loan. If delivery within established guidelines does not occur for reasons beyond the control of the Seller, the Seller should contact either the account executive or the Correspondent Support Team with an explanation for delay and the date of expected delivery. This information will help avoid unnecessary contact from PHH and additional costs from efforts to procure the documents.
An account must meet the following criteria to be eligible for a recast (also known as a principal reduction modification).
  • An account is not eligible for recast unless at least 90 days has elapsed from the purchase date.
  • FHA, VA, USDA and GNMA accounts are not eligible for a recast.
  • A HELOC account is not eligible for a recast.
  • The account must not be active in loss mitigation.
  • The account must not be active in an interest only payment period.
  • If the investor guidelines do not allow recast, the account is not eligible, i.
  • A written request stating the applicable principal reduction payment ($5000 or more) must be emailed to the ARMs Department within 180 days of the funds posting to the account.
Customers are entitled to make additional payments for the principal balance. During recast (also known as principal reduction modification), a customer makes a principal balance payment of $5000 or more and requests recalculation of the monthly mortgage payment.

Notes:
  • Recast requires investor approval.
  • The interest rate or maturity date are not changed in recast.
  • A written request stating the applicable principal reduction payment ($5000 or more) must be emailed to the ARMS Department within 180 days of the funds posting to the account.
  • The ARMS Department prepares and mails an agreement with the new payment information to the customer, within 10 calendar days of receiving the customer's written request. The customer must sign and notarize the agreement. The ARMS Department adjusts the monthly mortgage payment within five business days of receiving the signed and notarized agreement. The executed agreement is sent to the customer.