System, method, and apparatus for a complete mortgage solution for borrowers, mortgage brokers, mortgage bankers, and investors

• US 20050273423A1
• Filed: 05/27/2005
• Published: 12/08/2005
• Est. Priority Date: 05/28/2004
• Status: Abandoned Application

• Current Assignee: Amir Kiai, Raja Epsilon
• Original Assignee: Amir Kiai, Raja Epsilon
• Inventors: Kiai, Amir, Epsilon, Raja
• Application Number:
  US11/140,566
• Publication Number:
  US 20050273423A1
• Time in Patent Office: Days
• US Class Current: 705/38
• CPC Class Codes: G06Q 30/08 Auctions
• 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
• CPC Class Codes: G06Q 50/16 Real estate

Abstract

The system and method provide a complete solution for borrowers, brokers, mortgage bankers, and investors in the mortgage industry. The embodiments provide a centralized Internet system that auctions mortgage loans—a system for auctioning loans in the primary market and another for auctioning loans in the secondary market. There is a third auctioning system for auctioning leads (information about potential borrowers) to brokers. The latter system feeds the primary loan auction system while at the same time increasing a borrower'"'"'s opportunity to obtain a satisfactory loan package. The primary loan auction system encourages optimum rebate values for brokers, provides an improved opportunity to borrowers to obtain the best loan program with the lowest rate available, and feeds the secondary loan auction system with loan packages. The secondary loan auction system encourages optimum rebate values for mortgage bankers and provides improved opportunities to investors to access a large pool of loans matching their requirements.

Claims

1. An electronic marketplace method for loans, the method comprising:

receiving, via an electronic interface, mortgage loan information, the loan information comprising social security information;

retrieving credit information using, at least in part, the social security information;

generating a credit score based upon the retrieved credit information;

transmitting, via an electronic interface, the generated credit score to a plurality of brokers;

auctioning to the brokers, via an electronic interface, access to the received mortgage loan information;

wherein the auctioning to the brokers comprises;

setting an initial value for a broker bid and a bid increment;

automatically receiving bids from the plurality of brokers; and

automatically determining one of the bids based upon auction criteria and the broker bid value;

setting an initial value for a service provider bid item based on, at least in part, the loan information;

receiving bids from a plurality of service providers in conjunction with a loan;

automatically determining one of the service provider bids based upon auction criteria and the service provider bid item;

identifying at least one borrowing criteria based on an underwritable loan package;

automatically receiving bids from a plurality of mortgage bankers;

automatically determining one of the bids based upon auction criteria and the borrowing criteria;

receiving one or more secondary underwritten loan packages associated with a banker, the secondary loan packages identifying a secondary loan bid item;

setting an initial value for the secondary loan bid item based on the secondary loan packages;

automatically receiving bids from a plurality of investors; and

automatically determining one of the investor bids based upon auction criteria and the secondary loan bid item.

2. The method defined in claim 1, wherein the auctioning comprises auctioning access to the mortgage loan information of one prospective borrower.

3. The method of claim 1, wherein the auction criteria comprise improving on a valid bid.

4. The method of claim 1, wherein the auction criteria comprise a bid received before an auction end time.

5. The method of claim 1, wherein the service provider bid item comprises an appraisal and an associated cost of the appraisal.

6. The method of claim 1, wherein the service provider bid item comprises a homeowners insurance policy and an associated cost of the insurance policy.

7. The method of claim 1, wherein service provider the bid item comprises a title policy and an associated cost of the title policy.

8. The method of claim 1, wherein the service provider bid item comprises notary service and an associated cost of the notary service.

9. The method of claim 1, wherein the borrowing criteria comprise a predetermined minimum number of criteria.

10. The method of claim 1, wherein the borrowing criteria are entered by the borrower or a broker for the borrower.

11. The method of claim 1, wherein the mortgage bankers do not have access to selected personal information about the borrower until reaching a bidding level.

12. The method of claim 1, wherein the borrowing criteria comprises a desired interest rate for the loan.

13. The method of claim 1, wherein the borrowing criteria comprises a prepayment penalty term for the loan.

14. The method of claim 1, wherein the borrowing criteria comprises a desired closing cost percentage for the loan.

15. The method of claim 1, wherein the borrowing criteria comprises a loan program period for the loan.

16. The method of claim 1, wherein the borrowing criteria comprises a desired loan term for the loan.

17. The method of claim 1, wherein the borrowing criteria comprises a desired broker rebate for the loan.

18. The method of claim 1, wherein the secondary loan bid item comprises a banker rebate and a value of the rebate.

19. In an apparatus for facilitating issuance of mortgage loans, comprising the computer implemented acts of:

storing a plurality of bid items;

comparing the stored bid items with bids received from mortgage bankers;

automatically determining one of the bids based upon auction criteria and the bid items, wherein the auction criteria comprise improving on a valid bid, wherein the valid bid improves on a predetermined number of bid items of a last valid bid by at least a guideline value, and wherein the auction criteria comprise a lack of banker conditions for the loan;

receiving one or more secondary underwritten loan packages associated with a banker, the secondary underwritten loan packages identifying a secondary loan bid item;

storing an initial value for the secondary loan bid item based on the secondary underwritten loan packages;

comparing the stored secondary loan bid item value with bids received from investors; and

automatically determining one of the bids based upon secondary loan auction criteria and the secondary loan bid item, wherein the secondary loan auction criteria comprise improving on a valid bid, wherein the valid bid improves on a last valid bid by at least a guideline value, and wherein the secondary loan auction criteria comprise a lack of investor conditions for the loan.

20. The method of claim 19, wherein the secondary loan bid item comprises a banker rebate and a value of the rebate.

21. The method of claim 19, wherein the auction criteria comprise a valid bid received before an auction end time.

22. In an apparatus for facilitating issuance of mortgage loans, comprising the computer implemented acts of:

storing a plurality of bid items;

comparing the stored bid items with bids received from mortgage bankers; and

automatically determining one of the bids based upon auction criteria and the bid items, wherein the auction criteria comprise improving on a valid bid, wherein the valid bid improves on a predetermined number of bid items of a last valid bid by at least a guideline value, and wherein the auction criteria comprise a lack of banker conditions for the loan.

23. A computerized method comprising:

receiving, via an electronic interface, mortgage loan information about a plurality of prospective borrowers, the loan information comprising social security information;

retrieving credit information using, at least in part, the social security information;

generating a credit score based upon the retrieved credit information;

transmitting, via an electronic interface, the generated credit score to a plurality of bidders; and

auctioning to the bidders, via an electronic interface, access to the received mortgage loan information.

24. The method defined in claim 23, wherein the auctioning comprises auctioning access to the mortgage loan information of one prospective borrower.

25. The method defined in claim 23, wherein the bidders comprise brokers.

26. The method defined in claim 23, additionally comprising:

receiving, via an electronic interface, mortgage loan information about a plurality of prospective borrowers, the loan information without social security information; and

selling, via an electronic interface, access to the received mortgage loan information without the social security information.

27. The method defined in claim 26, wherein the selling comprises bundling mortgage loan information from a plurality of prospective borrowers for sale to a broker.

28. A computerized method comprising:

receiving, via an electronic interface, mortgage loan information from a plurality of prospective borrowers;

selecting mortgage loan information not having social security information; and

selling, via an electronic interface, access to the selected mortgage loan information.

29. A computerized method comprising:

receiving an underwritable loan package, the underwritable loan package identifying at least one borrowing criteria;

automatically receiving bids from a plurality of mortgage bankers; and

automatically determining one of the bids based upon auction criteria and the borrowing criteria.

30. The method of claim 29, wherein the borrowing criteria comprise a predetermined minimum number of criteria.

31. The method of claim 29, wherein the borrowing criteria are entered by the borrower or a broker for the borrower.

32. The method of claim 29, wherein the mortgage bankers do not have access to selected personal information about the borrower until reaching a bidding level.

33. The method of claim 29, wherein the mortgage bankers must place a bid upon accessing a complete underwritable loan package of the borrower.

34. The method of claim 33, wherein the mortgage bankers place a bid with either certain documentation or funding conditions or with no conditions.

35. The method of claim 29, wherein the auction criteria comprises a timeframe for accepting bids.

36. The method of claim 34, wherein the auction criteria comprises a bid without documentation or funding conditions.

37. The method of claim 36, wherein the auction criteria further comprises a bid received before an auction end time.

38. The method of claim 29, wherein the borrowing criteria comprises a desired interest rate for the loan.

39. The method of claim 29, wherein the borrowing criteria comprises a prepayment penalty term for the loan.

40. The method of claim 29, wherein the borrowing criteria comprises a desired closing cost percentage for the loan.

41. The method of claim 29, wherein the borrowing criteria comprises a loan program period for the loan.

42. The method of claim 29, wherein the borrowing criteria comprises a desired loan term for the loan.

43. The method of claim 29, wherein the borrowing criteria comprises a desired broker rebate for the loan.

44. A computerized system comprising:

means for receiving an underwritable loan package, the underwritable loan package identifying at least one borrowing criteria,

means for automatically receiving bids from a plurality of mortgage bankers; and

means for automatically determining one of the bids based upon auction criteria and the borrowing criteria.

45. A computer readable medium containing software that, when executed, causes the computer to perform the acts of:

receiving an underwritable loan package, the underwritable loan package identifying at least one borrowing criteria;

automatically receiving bids from a plurality of mortgage bankers; and

automatically determining one of the bids based upon auction criteria and the borrowing criteria.

46. A computerized method comprising:

receiving an underwritable loan package, the underwritable loan package identifying at least one borrowing criteria;

automatically receiving bids from a plurality of mortgage bankers; and

automatically determining one of the bids based upon auction criteria and the borrowing criteria, wherein the bids include certain documentation or funding conditions or no banker conditions.

47. The method of claim 46, further comprising treating a bid with documentation or funding conditions as an inactive bid.

48. The method of claim 46, further comprising treating a bid with no conditions as an active bid.

49. The method of claim 48, wherein the auction criteria for selecting a bid comprises a bid status being active.

50. A method comprising:

receiving loan information about a borrower, the loan information including at least a unique identifier corresponding to the borrower;

setting an initial value for a bid and a bid increment;

automatically receiving bids from a plurality of mortgage brokers; and

automatically determining one of the bids based upon auction criteria and the bid value.

51. The method of claim 50, wherein the auction criteria comprise improving on a valid bid.

52. The method of claim 51, wherein a valid bid improves on a last valid bid by at least the bid increment.

53. The method of claim 50, wherein the auction criteria comprise a bid received before an auction end time.

54. The method of claim 52, wherein the auction criteria comprise a valid bid received before an auction end time.

55. The method of claim 50, wherein the unique identifier corresponding to the borrower comprises a social security number.

56. The method of claim 50, wherein the unique identifier corresponding to the borrower comprises a nationally recognized identification number.

57. A method comprising:

receiving an underwritable loan package, the underwritable loan package identifying at least one bid item;

setting an initial value for each bid item based on the underwritable loan package;

automatically receiving bids from a plurality of mortgage bankers; and

automatically determining one of the bids based upon auction criteria and the bid items.

58. The method of claim 57, wherein the underwritable loan package is received from a broker.

59. The method of claim 57, wherein the bid items comprise a predetermined minimum number of items.

60. The method of claim 57, wherein the bid items are entered by the borrower or a broker for the borrower.

61. The method of claim 57, wherein the bid items are entered by the borrower and a broker for the borrower collaborating together.

62. The method of claim 57, wherein the bid items comprise an item type and an item value.

63. The method of claim 57, wherein the auction criteria comprise improving on a valid bid.

64. The method of claim 63, wherein the valid bid improves on at least one bid item of a last valid bid by at least a guideline value.

65. The method of claim 57, wherein the auction criteria comprise improving on a valid bid for a predetermined number of bid items.

66. The method of claim 57, wherein the auction criteria comprise a lack of banker conditions for the loan.

67. The method of claim 57, wherein the auction criteria comprise one or more banker documentation or funding conditions for the loan that are met by the borrower or a broker for the borrower.

68. The method of claim 57, wherein the auction criteria comprise a bid received before an auction end time.

69. The method of claim 64, wherein the auction criteria comprise a valid bid with a lack of banker conditions for the loan, the bid received before an auction end time.

70. A computerized system comprising:

means for receiving an underwritable loan package, the underwritable loan package identifying at least one bid item;

means for setting an initial value for each bid item based on the underwritable loan package;

means for automatically receiving bids from a plurality of mortgage bankers; and

means for automatically determining one of the bids based upon auction criteria and the bid items.

71. A computer readable medium containing software that, when executed, causes the computer to perform the acts of:

receiving an underwritable loan package, the underwritable loan package identifying at least one bid item;

setting an initial value for each bid item based on the underwritable loan package;

automatically receiving bids from a plurality of mortgage bankers; and

automatically determining one of the bids based upon auction criteria and the bid items.

72. A computerized method comprising:

receiving one or more secondary underwritten loan packages associated with a banker, the secondary underwritten loan packages identifying a bid item;

setting an initial value for the bid item based on the secondary underwritten loan packages;

automatically receiving bids from a plurality of investors; and

automatically determining one of the bids based upon auction criteria and the bid item.

73. The method of claim 72, wherein the bid item comprises a banker rebate and a value of the rebate.

74. The method of claim 72, wherein the auction criteria comprise improving on a valid bid.

75. The method of claim 74, wherein a valid bid improves on a last valid bid by at least a guideline value.

76. The method of claim 72, wherein the auction criteria comprise a lack of investor conditions for the loan.

77. The method of claim 72, wherein the auction criteria comprise one or more investor documentation or funding conditions for the loan that are met by the banker.

78. The method of claim 72, wherein the auction criteria comprise a bid received before an auction end time.

79. The method of claim 75, wherein the auction criteria comprise a valid bid with a lack of investor conditions for the loan, the bid received before an auction end time.

80. A computerized system comprising:

means for receiving one or more secondary underwritten loan packages associated with a banker, the secondary underwritten loan packages identifying a bid item;

means for setting an initial value for the bid item based on the secondary underwritten loan packages;

means for automatically receiving bids from a plurality of investors; and

means for automatically determining one of the bids based upon auction criteria and the bid item.

81. A computer readable medium containing software that, when executed, causes the computer to perform the acts of:

receiving one or more secondary underwritten loan packages associated with a banker, the secondary underwritten loan packages identifying a bid item;

setting an initial value for the bid item based on the secondary underwritten loan packages;

automatically receiving bids from a plurality of investors; and

automatically determining one of the bids based upon auction criteria and the bid item.

82. A method comprising:

receiving loan information about a borrower;

setting an initial value for a bid item based on, at least in part, the loan information;

automatically receiving bids from a plurality of service providers in conjunction with a loan; and

automatically determining one of the bids based upon auction criteria and the bid item.

83. The method of claim 82, wherein the bid item comprises an appraisal and an associated cost of the appraisal.

84. The method of claim 82, wherein the bid item comprises a homeowners insurance policy and an associated cost of the insurance policy.

85. The method of claim 84, wherein the homeowners insurance policy comprises a homeowners association policy or a hazard policy.

86. The method of claim 82, wherein the bid item comprises a title policy and an associated cost of the title policy.

87. The method of claim 82, wherein the bid item comprises notary service and an associated cost of the notary service.

88. The method of claim 82, wherein the auction criteria comprise improving on a valid bid.

89. The method of claim 88, wherein a valid bid improves on a last valid bid by at least a decrement value.

90. The method of claim 82, wherein the auction criteria comprise a lack of provider conditions for the loan.

91. The method of claim 82, wherein the auction criteria comprise one or more provider conditions for the service that are met by the borrower or a broker for the borrower.

92. The method of claim 82, wherein the auction criteria comprise a bid received before an auction end time.

93. The method of claim 89, wherein the auction criteria comprise a valid bid with a lack of provider conditions for the loan, the bid received before an auction end time.

94. A computerized method comprising:

electronically tracking a receipt of each of a plurality of documents in an underwritable loan package in preparation of an electronic auction; and

electronically displaying a status to a broker, the status identifying which of the plurality of documents have been received and which of the documents are missing from the loan package.

95. The method of claim 94, additionally comprising receiving a scanned image of at least one of the plurality of documents.

96. The method of claim 94, additionally comprising receiving a facsimile of at least one of the plurality of documents.

97. The method of claim 94, additionally comprising physically receiving at least one of the plurality of documents.

98. The method of claim 94, wherein the status for each of the plurality of documents comprises complete, in process, or pending.

99. The method of claim 94, additionally comprising displaying the plurality of documents via a network browser.

100. The method of claim 94, wherein the plurality of documents comprises a 1003 loan application, a 1008 summary of loan application, and a credit report.