System and method for transferring mortgage loan servicing rights

• US 7,747,526 B1
• Filed: 08/23/2006
• Issued: 06/29/2010
• Est. Priority Date: 03/27/2006
• Status: Active Grant

• Current Assignee: Fannie Mae
• Original Assignee: Fannie Mae
• Inventors: Carter, Thomas J., Keller, Kathleen P., Dixon, Amelia M., Palumbo, Donald R., Jozwiak, John J.
• Primary Examiner(s): Cheung; Mary
• Assistant Examiner(s): Nguyen; Tien C
• Application Number:
  US11/508,470
• Time in Patent Office: 1,406 Days
• Field of Search: 235/379, 379/121, 383/44, 398/43, 704/260, 705 1- 45, 725/60
• US Class Current: 705/40
• CPC Class Codes: G06Q 20/102 Bill distribution or payments
• CPC Class Codes: G06Q 40/02 Banking, e.g. interest calculation or account maintenance credit or loans G06Q40/03

Abstract

A computer-implemented system for facilitating sale of a mortgage loan comprises committing logic and servicing execution logic. The committing logic is configured to receive a loan commitment from a lender. The servicing execution logic is coupled to the committing logic. The servicing execution logic is configured to receive servicing-released pricing from one or more servicers for purchasing a servicing asset of the loan from the lender. The servicing execution logic is further configured to select one of the one or more servicers as a purchaser for a servicing asset of the mortgage loan from the lender based upon parameters specified by the servicers and/or by the lender.

Claims

1. A computer-implemented system for facilitating sale of a mortgage loan, the mortgage loan having a loan asset and a servicing asset, the system comprising:

machine-executable instructions stored in memory, the machine-executable instructions being executable by a machine to implement logic including;

committing logic configured to receive a loan commitment from a lender;

servicing execution logic coupled to the committing logic, the servicing execution logic being configured to receive servicing-released pricing from one or more servicers for purchasing the servicing asset of the loan from the lender, the servicing execution logic being further configured to select one of the one or more servicers as a purchaser for a servicing asset of the mortgage loan from the lender based upon parameters specified by at least one of the lender or the servicers; and

funding logic configured to disburse net servicing-released pricing funds for the servicing asset from the selected servicer to the lender, the net servicing-released pricing funds comprising gross servicing-released pricing funds less escrows and fees charged by the selected servicer, the funding logic configured to disburse the net servicing-released pricing funds after closing of the loan such that the selected servicer and not the lender supports and manages the servicing asset after closing of the loan.

2. A system according to claim 1, wherein the mortgage loan is one of a plurality of mortgage loans, and wherein the computer-implemented system is configured to facilitate the sale of the servicing assets of the plurality of mortgage loans in bulk from the lender to the servicer.

3. A system according to claim 2, wherein the commitment is a bulk mandatory commitment.

4. A system according to claim 1, wherein the commitment is a best efforts commitment.

5. A system according to claim 1, wherein the parameters comprise the servicing-released pricing received from the servicers, such that the servicing execution logic is configured to select one of the one or more servicers as the purchaser based on the servicing released pricing received from the servicers.

6. A system according to claim 5, wherein the servicing execution logic implements an auction platform, such that the servicer with the most favorable servicing-released pricing for the lender is selected.

7. A system according to claim 6, wherein the servicing execution logic is further configured to determine one or more servicers to eliminate from the auction platform based on the parameters and select the servicer with the most favorable servicing-released pricing from remaining servicers.

8. A system according to claim 5, wherein the parameters further comprise at least one servicer preferred by the lender and a pricing threshold, wherein the servicing execution logic is configured to select the preferred servicer when the servicing-released pricing offered by a different servicer does not exceed the servicing-released pricing offered by the preferred servicer by the pricing threshold, wherein the servicing execution logic is configured to selected the different servicer when the servicing-released pricing offered by a different servicer exceeds the servicing-released pricing offered by the preferred servicer by the pricing threshold.

9. A system according to claim 1, wherein the logic further includes user interface logic configured to provide a user interface accessible to servicers by way of a communication network.

10. A system according to claim 9, wherein the communication network is the Internet.

11. A system according to claim 9, wherein the user interface logic is configured to provide pipeline management screen displays configured to provide a respective servicer with information concerning a servicing asset pipeline of the servicer.

12. A system according to claim 11, wherein the screen displays comprise a screen display configured to provide information concerning loans being originated by a plurality of different lenders.

13. A system according to claim 11, wherein the screen displays comprise a screen display configured to provide display links for a plurality of different lenders, each link being selectable by the servicer to obtain additional information concerning loans being originated by a lender associated with the selected link.

14. A system as defined in claim 11, wherein the screen displays are configured to provide status information concerning loans in the servicing asset pipeline of the servicer.

15. A system as defined in claim 14, wherein the status information includes an indication that at least some of the loans have an active status, the active status indicating that the loan has been committed but has not yet closed.

16. A system as defined in claim 15, wherein the screen displays include a screen display that shows a plurality of loans having the active status from a plurality of different lenders.

17. A system as defined in claim 14, wherein the status information includes an indication that at least some of the loans have a closed status, the closed status indicating that the respective loan has closed and delivered but has not yet been funded.

18. A system as defined in claim 17, wherein the screen displays include a screen display that shows a plurality of loans having the closed status from a plurality of different lenders.

19. A system as defined in claim 14, wherein the status information includes an indication that at least some of the loans have a funded status, the funded status indicating that the loan respective is closed and delivered and funds have been transmitted.

20. A system as defined in claim 19, wherein the screen displays include a screen display that shows a plurality of loans having the funded status from a plurality of different lenders.

21. A system according to claim 9, wherein the user interface logic is integrated with the servicing execution logic.

22. A system according to claim 1, wherein the commitment logic is configured to generate an all-in price, the all-in price including the price for purchasing the loan asset and the servicing asset.

23. A system according to claim 22, wherein the funding logic is configured to determine funds to be remitted from the servicer to the lender.

24. A system according to claim 23, wherein the funding logic disburses the funds to the lender, the funds including the price for purchasing a loan asset and a servicing asset.

25. A system according to claim 23, wherein the funding logic is further configured to collect a servicing-released premium from the servicer for the servicing asset of the loan.

26. A system according to claim 1, wherein the logic further includes user interface logic configured to provide a user interface accessible to servicers by way of a communication network, the user interface logic being configured to provide screen displays configured to permit a servicer to provide schedules containing the servicing-released pricing.

27. A system according to claim 26, wherein the servicing-released pricing schedules are configurable by lender, such that the servicer may offer different lenders different pricing for the same mortgage product.

28. A system according to claim 27, wherein the servicer is provided with the option of offering servicing-released pricing to some lenders but not to other lenders, thereby indicating that the servicer is not offering to purchase servicing assets from lenders for whom servicing-released pricing is not offered.

29. A system according to claim 1, wherein the logic further includes user interface logic configured to provide a user interface accessible to lenders by way of a communication network, the user interface logic being configured to provide screen displays configured to permit a lender to specify parameters for use by the servicing execution logic in selecting a servicer as the purchaser for the servicing asset.

30. A system according to claim 29, wherein the screen displays permit the lender to specify preferred servicers.

31. A computer-implemented system for facilitating sale of a mortgage loan, the mortgage loan having a loan asset and a servicing asset, the system comprising:

machine-executable instructions stored in memory, the machine-executable instructions being executable by a machine to implement logic including;

committing logic configured to receive a loan commitment from a lender;

servicing execution logic coupled to the committing logic, the servicing execution logic being configured to receive servicing-released pricing from one or more servicers for purchasing the servicing asset of the loan from the lender, the servicing execution logic being further configured to select one of the one or more servicers as a purchaser for a servicing asset of the mortgage loan from the lender based upon parameters specified by at least one of the lender or the servicers; and

user interface logic configured to provide a user interface accessible to servicers by way of a communication network, wherein the user interface logic is configured to provide pipeline management screen displays configured to provide a respective servicer with information concerning a servicing asset pipeline of the servicer, wherein the screen displays are configured to provide status information concerning loans in the servicing asset pipeline of the servicer, wherein the screen displays include a screen display configured to show servicing commitment details for a respective one of the loans.

32. A computer-implemented system for facilitating sale of a mortgage loan, the mortgage loan having a loan asset and a servicing asset, the system comprising:

machine-executable instructions stored in memory, the machine-executable instructions being executable by a machine to implement logic including;

committing logic configured to receive a loan commitment from a lender;

servicing execution logic coupled to the committing logic, the servicing execution logic being configured to receive servicing-released pricing from one or more servicers for purchasing the servicing asset of the loan from the lender, the servicing execution logic being further configured to select one of the one or more servicers as a purchaser for a servicing asset of the mortgage loan from the lender based upon parameters specified by at least one of the lender or the servicers; and

funding logic configured to disburse net servicing-released pricing funds for the servicing asset from the selected servicer to the lender, wherein the net servicing-released pricing funds are disbursed from the selected servicer to the lender as payment for the servicing asset, the net servicing-released pricing funds comprising gross servicing-released pricing funds less escrows and fees charged by the selected servicer, the funding logic configured to disburse the net servicing-released pricing funds after closing of the loan such that the selected servicer and not the lender supports and manages the servicing asset after closing of the loan.