System for providing a warranty for the automated valuation of property

• US 20030149658A1
• Filed: 01/31/2003
• Published: 08/07/2003
• Est. Priority Date: 02/06/2002
• Status: Abandoned Application

• Current Assignee: Radian Group Incorporated
• Original Assignee: Radian Group Incorporated
• Inventors: Rossbach, Doug, Conway, Dennis
• Application Number:
  US10/355,597
• Publication Number:
  US 20030149658A1
• Time in Patent Office: Days
• US Class Current: 705/38
• CPC Class Codes: G06Q 40/02 Banking, e.g. interest calculation or account maintenance credit or loans G06Q40/03
• CPC Class Codes: G06Q 40/03 Credit; Loans; Processing thereof

Abstract

The invention is directed to a method and apparatus for protecting a party having an interest in a real property against an inaccurate appraisal of the value of the real property, wherein a loan is provided from a lender to a borrowed, the loan being secured by the real property wherein the system involves generating a determined value of the real property using an automated valuation model; and covering the lender under a warranty for a warranted amount comprising at least a portion of the determined value to provide financial compensation for at least a portion of the appraised in value of the real property. The system of the invention may be accomplished over a computer network, such as by using email and the Internet.

Claims

1. A method of protecting a party having an interest in a real property against an inaccurate appraisal of the value of said real property, wherein a loan is provided from a lender to a borrower, said loan being secured by said real property, said method comprising the steps of:

generating a determined value of said real property using an automated valuation model; and

covering said party under a warranty for a warranted amount comprising at least a portion of said determined value to provide financial compensation for at least a portion of said appraisal value of said real property.

2. The method of claim 1, wherein a loss due to said inaccurate appraisal arises from one or more selected from the group consisting of a default on said loan, a foreclosure on said property, damage to said property, destruction of said property, inability to use said property, and a drop in market value.

3. The method of claim 1, wherein said loan is selected from the group consisting of a rate/term refinance, a cash-out refinance, a home equity loan, or a home equity line of credit.

4. The method of claim 1, wherein said automated valuation model uses property related information comprising one or more selected from the group consisting of a record of current property owners, property tax records, property lien records, property judgment records, property title records, multiple property listing services, property location and address, lot related information, past sale data for said property, data on comparable sales of properties, and neighborhood information.

5. The method of claim 1, wherein said determined value is less than about $650,000.

6. The method of claim 1, wherein said warranted amount is no more than about $50,000 if said borrower has a FICO score of about 680 and above, and no more than $35,000 if said borrower has a FICO score between about 620-679.

7. The method of claim 1, wherein said borrower has a maximum debt to income ratio of about 50%.

8. The method of claim 1, wherein said warranty coverage is provided only if there is a maximum loan to value ratio limit of 95% for first liens and a maximum combined loan to value ratio of 100%.

9. The method of claim 1, wherein said property comprises one or more selected from the group consisting of a single unit, an attached unit, a detached unit, existing properties, primary residences, and second homes.

10. The method of claim 1, wherein said warranty has a term of five (5) years.

11. The method of claim 1, wherein said warranty coverage automatically ceases upon one or more of the events selected from the group consisting of completion of five years from the date said warranty is provided, said loan is paid in full, said loan is refinanced, and said loan is assumed by another borrower

12. The method of claim 1, wherein a maximum payment to be made under said warranty is calculated as the lesser of (i) for first lien mortgage loans, a net loss upon a disposition of said property, (ii) for second lien mortgage loans, a write off loss of said second lien mortgage, (iii) a difference between said determined value and another appraisal, or (iv) said warranted amount.

13. The method of claim 1, wherein a computer network is used for one or more selected from the group consisting of generating said determined value, coverage under said warranty, and a request for payment under said warranty.

14. The method of claim 1, wherein said loan is a first lien loan, and a request for payment on said warranty must be made after said property is foreclosed or after said property has been sold and a loss is realized.

15. The method of claim 1, wherein said loan is a second lien loan, and a request for payment must be made after said loan becomes 180 days delinquent and if a first lien has foreclosed said second lien, or if said second lien is charged off and a note and lien are assigned to an issuer of said warranty.

16. The method of claim 1, wherein a first retrospective appraisal of said property must be obtained as a retrospective value evidencing an inaccuracy in said determined value in order to request a payment.

17. The method of claim 16, wherein a second retrospective appraisal of said property must be obtained, and an average of said first and second retrospective appraisals is said retrospective value.

18. The method of claim 17, wherein a third retrospective appraisal of said property must be obtained and an average of a two of said appraisals closest in value is said retrospective value.

19. The method of claim 18, wherein if said retrospective value is less than 90% of said determined value and a loss is realized by said party, a payment should preferably be made.

20. A method of protecting a party having an interest in a real property against an inaccurate appraisal of the value of said real property, wherein a loan is provided from a lender to a borrower, said loan being secured by said real property, said method comprising the steps of:

receiving loan information on said loan;

generating a determined value of said real property using an automated valuation model;

wherein said automated valuation model includes property related information;

covering said party under a warranty for a warranted amount comprising at least a portion of said determined value to provide financial compensation for at least a portion of said appraisal value of said real property.

21. The method of claim 20, wherein said property related information includes one or more selected from the group consisting of a record of current property owners, property tax records, property lien records, property judgment records, property title records, multiple property listing services, property location and address, lot related information, past sale data for said property, data on comparable sales of properties, and neighborhood information.

22. The method of claim 20, wherein said steps of receiving said loan information, generating said determined value, and covering said party under said warranty are accomplished using a computer network.

23. A system for protecting a party having an interest in a real property against an inaccurate appraisal of the value of said real property, wherein a loan is provided from a lender to a borrower, said loan being secured by said real property, said system comprising a data interface programmed to cover said party under a warranty for a warranted amount comprising at least a portion of a determined value generated using an automated valuation model to provide financial compensation for at least a portion of said appraisal value of said real property.

24. The system of claim 23, further comprising a data source, wherein said data interface is further programmed to store information in said data source on one or more selected from the group consisting of said property, said warranty, said determined value, said valuation model, said loan, said borrower, said lender and said party.

25. The system of claim 23, wherein said automated valuation model uses property related data that includes one or more selected from the group consisting of a record of current property owners, property tax records, property lien records, property judgment records, property title records, multiple property listing services, property location and address, lot related information, past sale data for said property, data on comparable sales of properties, and neighborhood information.

26. The system of claim 23, wherein said data interface further comprises one or more user interfaces selected from the group consisting of a Web server, an email server, a server application operating in a client/server architecture, and telephonic equipment operating over telephone lines.

27. The system of claim 23, wherein said data interface comprises one or more selected from the group consisting of a common gateway interface, an application program interface, database applications tools, and database application objects.

28. The system of claim 24, wherein said data source comprises a relational database.

29. A computer program embodied in a machine readable device for communicating information to and from a user in connection with a loan for a real property to be made by a lender to a borrower, said computer program comprising:

a user interface programmed to

     1) transmit loan information on said loan;

     2) request a determined value of said real property using an automated valuation model; and

     3) request a warranty for a warranted amount comprising at least a portion of said determined value to provide financial compensation for at least a portion of said determined value of said real property.

30. The computer program of claim 29, wherein said user interface is further programmed to request said determined value and information on said automated valuation model.

31. The computer program of claim 29, wherein said user interface comprises one or more selected from the group consisting of a Web browser, an email client, a client application operating in a client/server architecture, and telephonic equipment operating over telephone lines.