Method of refinancing a mortgage loan and a closing package for same

• US 20040064402A1
• Filed: 09/27/2002
• Published: 04/01/2004
• Est. Priority Date: 09/27/2002
• Status: Abandoned Application

• Current Assignee: Wells Fargo Home Mortgage Incorporated (Wells Fargo & Company)
• Original Assignee: Wells Fargo Home Mortgage Incorporated (Wells Fargo & Company)
• Inventors: Caruso, Robert James, Dreyer, Geoffery H., Heid, Michael J., OʼBrien, Timothy P., Malchodi, Eric A., Oman, Mark C., Bulmer, Steven Arthur, Brennan, Nancy G., DeVito, Michael John
• Application Number:
  US10/259,116
• Publication Number:
  US 20040064402A1
• Time in Patent Office: Days
• US Class Current: 705/38
• CPC Class Codes: G06Q 40/00 Finance; Insurance; Tax strategies; Processing of corporate or income taxes
• CPC Class Codes: G06Q 40/03 Credit; Loans; Processing thereof
• CPC Class Codes: G06Q 40/08 Insurance

Abstract

A method of refinancing a mortgage loan is provided. The method of refinancing a mortgage loan comprises pre-approving a customer for refinancing of a mortgage loan. This customer is sent a pre-screened offer. The offer comprises materials setting forth the terms of the refinanced mortgage loan, materials providing all required pre-acceptance disclosures, and instructions describing how the customer may accept the offer. Upon receiving an indication of acceptance of the offer from the customer, a closing package is sent to the customer to be executed by the customer. The execution of the closing package by the customer creates a refinancing loan agreement. Also provided is a closing package for a mortgage loan comprising closing documents and a format and instructions providing specific guidance to the customer for completion and execution of the closing documents.

Claims

1. A method of refinancing a mortgage loan comprising:

pre-approving a customer for refinancing of a mortgage loan;

sending an offer for said refinancing to said customer, said offer comprising materials setting forth the terms of said refinanced mortgage loan, materials providing all required pre-acceptance disclosures, and instructions describing how said customer may accept said offer;

receiving an indication of acceptance of said offer from said customer; and

sending a closing package to said customer to be executed by said customer, said execution by said customer creating a refinancing loan agreement.

2. The method of claim 1, wherein said offer is presented to said customer for a limited period of time.

3. The method of claim 1, wherein said customer has a limited period of time to execute said closing package.

4. A method of refinancing a mortgage loan comprising:

pre-approving a customer;

receiving a request from said pre-approved customer for refinancing of a mortgage loan;

communicating an offer for said refinancing to said customer, said offer comprising materials setting forth the terms of said refinanced mortgage loan, materials providing all required pre-acceptance disclosures, and instructions describing how said customer may accept said offer;

receiving an indication of acceptance of said offer from said customer; and

sending a closing package to said customer to be executed by said customer, said execution by said customer creating a refinancing loan agreement.

5. A method of refinancing a mortgage loan comprising:

selecting a customer from a group of customers who have existing mortgage loans;

pre-approving said selected customer for a refinanced mortgage loan;

preparing an offer for said refinanced mortgage loan for said pre-approved customer, said offer comprising materials setting forth the terms of said refinanced mortgage loan, materials providing all required pre-acceptance disclosures, and instructions describing how said customer may accept said offer; and

sending said offer to said pre-approved customer.

6. The method of claim 5, wherein said offer comprises legal and vesting language for said mortgage loan.

7. The method of claim 6, further comprising evaluating said legal and vesting language included in said offer prior to sending said offer to said pre-approved customer.

8. The method of claim 5, wherein said terms of said refinanced mortgage loan are selected from the group consisting of a mortgage term length, an interest rate, a mortgage loan amount, and a monthly payment amount.

9. The method of claim 5, wherein said required pre-acceptance disclosures are selected from the group consisting of a Good Faith Estimate, a Truth-in-Lending disclosure, a servicing disclosure statement, an affiliated business arrangement disclosure, a federally required disclosure, and a state specific disclosure.

10. The method of claim 5, wherein said terms of said refinanced loan and said required pre-acceptance disclosures are tailored to a specific state.

11. The method of claim 5, wherein said selecting a customer comprises selecting more than one customer from said group of customers.

12. The method of claim 5, wherein said method is controlled at least in-part by a computer.

13. The method of claim 12, further comprising use of a loan information system.

14. The method of claim 13, wherein said loan information system comprises loan information for at least one mortgage loan.

15. The method of claim 14, wherein said loan information is obtained from customer databases.

16. The method of claim 14, wherein loan information for more than one said mortgage loan is managed, tracked, and transferred in said loan information system in a batch.

17. The method of claim 14, further comprising determining a price for said mortgage loan based on said loan information.

18. The method of claim 5, further comprising the step of hedging financial risk based on said mortgage loan offers.

19. The method of claim 18, wherein said step of hedging comprises hedging financial risk to the lender in the market created by interest rates associated with said mortgage loan.

20. The method of claim 5, in which said selection of said customers comprises applying filters to a customer database to generate a target group of customers.

21. The method of claim 20, wherein said filters are selected from said customer'"'"'s financial history.

22. The method of claim 20, wherein said filters are selected from said customer'"'"'s personal history.

23. The method of claim 20, further comprising obtaining a credit report and a credit score for each customer in said customer database to be applied as a filter.

24. The method of claim 23, wherein said credit report and credit score are determined by combining data from at least three credit bureaus.

25. The method of claim 5, further comprising:

determining primary criteria for said selecting of customers to be offered a mortgage loan pursuant to an individual campaign;

filtering said group of customers with said primary criteria to determine said customers who satisfy said primary criteria for said campaign; and

creating a target list of customers from said customers who satisfy said primary criteria for said individual campaign.

26. The method of claim 25, wherein said primary criteria are selected from said customer'"'"'s personal history and said customer'"'"'s financial history.

27. The method of claim 25, wherein said primary criteria are selected from the group consisting of bankruptcy, current mortgage age, number of years in mortgage system, delinquency in mortgage payments, delinquency in other loan payments, a principal balance above a certain amount, property type, type of existing loan, existence of penalties on said existing loan, date of mortgage payment on said existing loan, mortgage term length, owner occupation of property, state in which said property exists, monthly savings to said customer, appraised value of said property, mortgage insurance, a loan-to-value ratio, and a customer credit rating.

28. The method of claim 25, wherein said group of customers is selected from customer databases.

29. The method of claim 25, further comprising:

filtering said customers on said target list with secondary criteria; and

providing said offer to refinance a mortgage loan to said customers on said target list who meet said secondary criteria.

30. The method of claim 29, wherein said secondary criteria are selected from the group consisting of a credit score, a flood determination, an error in said customer'"'"'s loan information, and escrow criteria.

31. The method of claim 5, wherein said offers have no closing costs for said customer.

32. The method of claim 5, further comprising receiving a communication from said customer indicating an acceptance of said offer.

33. The method of claim 32, wherein said customer has a limited time in which to accept said offer.

34. The method of claim 32, wherein said receiving a communication from said customer accepting said offer further comprises:

providing a call center to receive a communication from said pre-approved customer;

providing an order entry system to be completed with information from said pre-approved customer; and

completing said order entry system with information from said pre-approved customer.

35. The method of claim 34, wherein said order entry system comprises collecting information from said customer regarding said mortgage loan.

36. The method of claim 35, wherein said information comprises data required to comply with industry regulations.

37. The method of claim 34, wherein said order entry system confirms and creates a record of said customer'"'"'s acceptance of said offer.

38. The method of claim 34, wherein said order entry system verifies said customer'"'"'s information.

39. The method of claim 34, further comprising providing said customer with a confirmation number after successful completion of said order entry system, wherein said confirmation number is necessary to complete said method of refinancing a mortgage loan.

40. The method of claim 34, further comprising denying said customer a mortgage loan based on said information collected.

41. The method of claim 40, further comprising referral of said customer to a telephone sales unit to discuss options after denial of said mortgage loan.

42. The method of claim 34, wherein information from said order entry system is transferred to a processing system after successful completion of said order entry system.

43. The method of claim 32, further comprising:

preparing a closing package for said pre-approved customer;

sending said closing package to said pre-approved customer in response to said indication of acceptance of said offer;

receiving said closing package from said pre-approved customer, said closing package being completed by said customer; and

processing said completed closing package.

44. The method of claim 43, wherein said customer has a limited time in which to complete said closing package.

45. The method of claim 43, wherein said closing package comprises documents to be completed by said customer to complete a mortgage loan agreement.

46. The method of claim 43, wherein providing said closing package to said customer further comprises preparing a closing package with reduced documentation prior to providing said closing package to said customer.

47. The method of claim 46, wherein said reduced documentation comprises at least a set of instructions for executing said documents.

48. The method of claim 46, wherein said closing package documentation comprises instructions, a checklist, a note, and a mortgage.

49. The method of claim 43, wherein said process of preparing said closing package is automated.

50. The method of claim 43, wherein preparing said closing package for said customer comprises tailoring said closing package to meet requirements for an individual state.

51. The method of claim 50, wherein preparing said closing package for said customer further comprises reviewing said state requirements and assembling said closing package with documents and disclosures that satisfy laws and practices of said individual state.

52. The method of claim 43, wherein sending said closing package to said customer comprises overnight delivery to said customer.

53. The method of claim 43, wherein said processing of said completed closing package comprises completing a processing system.

54. The method of claim 53, wherein said processing system comprises comparing at least one criterion to said closing package.

55. The method of claim 54, wherein said criterion is selected from the group consisting of a number of documents, a designated document, designated information, a signature, and notarization.

56. The method of claim 53, in which said processing system is used to track documents through said method of refinancing a mortgage loan.

57. The method of claim 53, in which said processing system assists payoff of said existing mortgage loan.

58. The method of claim 53, in which said processing system assists funding of said new mortgage loan and provides information for said new mortgage loan to a loan information system.

59. The method of claim 43, further comprising processing said completed closing package with electronic document imaging.

60. The method of claim 43, further comprising processing said completed closing package by manual review.

61. The method of claim 59, wherein said document imaging occurs prior to payoff and funding.

62. The method of claim 59, wherein said document imaging detects an error in said documents.

63. The method of claim 62, wherein new documents are sent to said customer upon detection of said error in said documents.

64. The method of claim 43, wherein said processing of said completed closing package further comprises delivery of said loan documents to a custodian before payoff of said existing mortgage loan and funding of said new mortgage loan.

65. The method of claim 43, further comprising settlement of said mortgage loan.

66. The method of claim 65, wherein said settlement comprises:

paying off said customer'"'"'s existing mortgage loan; and

funding a new loan to said customer based on said processing of said closing package.

67. The method of claim 66, in which said paying off of said existing mortgage loan comprises holding payoff of at least one of said existing mortgage loans held by said customers in a batch until a payoff date, noting deficiencies in payoff amounts, and paying off said existing mortgage loan on said payoff date.

68. The method of claim 66, further comprising notification of a custodian of said payoff.

69. The method of claim 66, wherein said settlement further comprises transferring data from said existing mortgage loan to said new mortgage loan in said lender'"'"'s systems.

70. The method of claim 66, further comprising determining a saleability for said new mortgage loan.

71. The method of claim 70, further comprising pooling more than one said saleable new mortgage loan and offering said pool of loans for sale.

72. The method of claim 66, further comprising providing information regarding said new mortgage loan to a custodian.

73. The method of claim 65, wherein said settlement of said mortgage loan comprises:

providing a clearance program for assisting a payoff off said existing mortgage loan; and

providing a funding program to assist in providing financial support to said new mortgage loan.

74. The method of claim 73, in which said clearance program dispenses funds for said payoff of said existing mortgage loan, cancels servicing of said existing mortgage loan, and recognizes said new mortgage loan.

75. The method of claim 73, wherein said funding program updates said customer'"'"'s loan status in said loan information system to funded, provides information for hedging a financial risk associated with said mortgage loan, and marks said loan as funded on a general ledger system.

76. A method of refinancing a mortgage loan comprising:

providing a master database of customers;

selecting a set of primary criteria to apply as filters to said master database of customers;

supplying said set of primary criteria to an automated information management system;

filtering said master database of customers with said automated information management system, said automated information management system applying said primary criteria to select said group of customers from said master database;

creating a target list of customers from said customers in said master database who satisfy said primary criteria applied by said automated information management system;

selecting a set of secondary criteria;

filtering said target list of customers with said secondary criteria;

pre-approving said customers who satisfy said secondary criteria for a refinanced mortgage loan;

preparing offer files for said pre-approved customers;

producing offer letters for said pre-approved customers, said offer letters containing offers from said offer files, said offers comprising materials setting forth terms of said refinanced mortgage loan, materials providing all required pre-acceptance disclosures, and instructions describing how said customer may accept said offer; and

sending said offer letters to said pre-approved customers.

77. The method of claim 76, wherein said preparation of said offer files for said target list of customers further comprises:

providing a price for said mortgage loan to said offer file; and

providing legal disclosures to said offer file.

78. The method of claim 77, wherein said price for said mortgage loan comprises mortgage origination costs and fees.

79. The method of claim 76, further comprising notifying said customers of said offer prior to sending said offer.

80. The method of claim 76, further comprising using said offer file for preparing questions for inbound communications from said customers.

81. The method of claim 76, further comprising:

receiving a communication from at least one of said pre-approved customers indicating an acceptance of said offer;

entering an order for said refinanced mortgage loan in an order entry system based on said indication of acceptance of said offer by said pre-approved customer, said order comprising loan information from for said pre-approved customer;

preparing accepted offer files from said loan information acquired using said order entry system; and

comparing said accepted offer files to said master database for errors.

82. The method of claim 81, wherein said order entry system comprises confirming said acceptance of said offer and receiving a response to at least one question.

83. The method of claim 81, further comprising supplying a title vendor with said accepted offer files.

84. The method of claim 81, further comprising:

transferring said loan information from said accepted offer files into a loan information system;

using said loan information in said loan information system to prepare closing packages for printing and sending to said customers; and

printing and sending said closing packages to said customers.

85. The method of claim 84, wherein said loan information system is used to determine a number of loans and an unpaid balance associated with each said loan for each customer.

86. The method of claim 84, in which said preparation of said closing packages comprises detecting errors in said packages.

87. The method of claim 84, further comprising:

transferring information acquired from said order entry system to a processing system;

receiving said closing packages completed by said customers;

updating said customer'"'"'s status in said processing system based on said receipt of said completed closing packages from said customers;

reviewing documents contained in said completed closing packages for errors; and

providing information from said closing packages to a clearance file and a funding file.

88. The method of claim 87, in which said processing system comprises reviewing said documents for errors, wherein said documents are returned to said customer for correction if an error is detected.

89. The method of claim 87, further comprising using information from said clearance file to assist in paying off said customer'"'"'s existing mortgage loan.

90. The method of claim 89, wherein assisting said payoff of said customer'"'"'s existing mortgage loan comprises:

entering a payoff amount for at least one customer into said clearance file; and

holding said payoff amount until a payoff date; and

paying off said mortgage loan on said payoff date.

91. The method of claim 90, wherein said payoff amounts for more than one customer are held in a batch until a payoff date.

92. The method of claim 87, further comprising using information from said funding file to assist in funding said customer'"'"'s new mortgage loan.

93. The method of claim 92, wherein said funding of said new mortgage loan further comprises:

updating said status of said customer'"'"'s new mortgage loan to funded status in said processing system;

providing said information from said funded file to said loan information system;

marking said mortgage loan as funded on a general ledger system.

94. The method of claim 92, wherein said custodian receives said funded loan file from said processing system, and wherein said funded loan file contains loan information and loan documents.

95. The method of claim 94, wherein said custodian evaluates said loan documents and loan information.

96. The method of claim 87, further comprising:

transferring information regarding said old mortgage loan to a new mortgage loan record on said master database; and

establishing said new loan on said master database.

97. The method of claim 96, in which a saleable status for said new mortgage loan is provided to said loan information system.

98. The method of claim 97, in which at least one of said new mortgage loans is sold to a third party.

99. A closing package for a mortgage loan comprising closing documents to be completed and executed by a customer for completion of a mortgage loan agreement, said documents comprising a format and instructions, said format and said instructions providing specific guidance to said customer for completing and executing said closing documents.

100. The closing package of claim 99, wherein said instructions comprise:

a detailed description of steps necessary for completing said closing package and for filling out and executing said closing documents contained in said closing package; and

instructions for a notary.

101. The closing package of claim 99, further comprising a return-addressed envelope.

102. The closing package of claim 99, further comprising a checklist for said customer to review said closing package.

103. The closing package of claim 99, further comprising a note and a mortgage.

104. The closing package of claim 99, wherein said closing package comprises:

a bound set of documents;

at least one processing notation attached to said closing package; and

a means for removing a document on at least a portion of at least one of said documents, whereby said bound set of documents with said processing notation and said means for removing a document provides for accelerated processing of said closing package.

105. The closing package of claim 104, wherein said processing notation comprises a bar code.

106. The closing package of claim 104, wherein said closing package comprises a bound set of documents for a lender and a bound set of documents for a customer.

107. The closing package of claim 99, wherein said closing package is tailored to state regulations and closing practices.

108. The closing package of claim 107, further comprising a disclosure document containing more than one disclosure to cover more than one state requirement.