The True Lender Issue May Be An Open Door Now

THE FOLLOWING ARTICLE IS NOT A LEGAL OPINION UPON WHICH YOU CAN RELY IN ANY INDIVIDUAL CASE. HIRE A LAWYER.

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In an article published by Morgan, Lewis & Bockius LLP, it appears that the evasive true lender argument received new life in an ancillary proceeding before a Federal District Judge in California. By holding that a tribal bank originating loans for a non-bank lender was not a “true lender.” The effects on foreclosure litigation are obvious. Most loans were originated by parties acting not as banks but as sales organizations or mortgage brokers. The money came from an entity created to mask the fact that the funding for the loan came from a dark pool of investor money instead of either a bank lender or a non bank lender. Hence the “table-funded” lender was not a lender any more than the originator.

In this case the finding of the court means that usury laws apply which might be something to look at especially in adjustable rate mortgage loan papers executed in favor of a non-lender who was acting on behalf of a non-lender and certainly nobody in the alleged chain was acting in its capacity as a bank lender unless they actually made the loan. remedies for usury law violations range widely among the states. In some, the remedy is loss of the debt and three times the debt in statutory damages.

The most important part of this decision as I see it is that if a party has no risk or money in the loan, then it is not a lender.

The ultimate effect of this decision might well bring down the foreclosure marketplace. If the originator and the party behind the curtain were not bank lenders, then they might not be lenders at all. Hence transfers from parties who were neither bank lenders nor nonbank lenders might have stumbled into the ultimate argument that the loan contract was never consummated.

https://www.vcita.com/v/lendinglies to schedule CONSULT, leave message or make payments. Or call 202-838-6345

California Court Weighs in on “True Lender” Issue as CFPB Expands its UDAAP Enforcement Authority

Thursday, September 8, 2016

In a significant decision, on August 31, the US District Court for the Central District of California held that a tribal bank originating loans for a non-bank lender was not the “true lender”—making the loans subject to state usury limits.

Background

In December 2013, the Consumer Financial Protection Bureau (CFPB) commenced litigation against CashCall (a payday lender in a partnership with a tribal bank) and other defendants, claiming that they had violated the federal law prohibition on unfair, deceptive, or abusive acts or practices (UDAAP) for financial services providers by servicing and collecting on loans that were wholly or partially void or uncollectible under state law.

The CFPB alleged that

  • CashCall (a non-bank payday lender) and not the tribal bank that partnered with CashCall was the “true lender” because only CashCall had money at risk;
  • there was no reasonable basis for the choice of tribal law as the governing law for the loan contract and, therefore, in the absence of an effective contractual choice-of-law provision, the law of the borrower’s state governed the contracts;
  • because the loan contracts charged interest rates in excess of the usury limits in the sixteen states identified by the CFPB, the contracts were wholly or partially void and/or uncollectible under applicable state law in those states;
  • therefore, by collecting on the loan contracts and attempting to collect on the same, CashCall’s actions were deceptive and violated the federal UDAAP statute.

The court granted the CFPB’s motion for partial summary judgment on all four elements of its liability theory.

This case is the latest in a number of cases brought against CashCall that have raised “true lender” questions and have caused uncertainty for marketplace lending and other non-bank lenders that use a bank partnership model for the origination of consumer loans. However, the court’s decision is particularly significant for a number of reasons, most notably the following:

  • The CFPB’s argument that a state law violation can be a predicate for a federal UDAAP violation represents a significant potential expansion of the agency’s authority. As the court noted, state law violations have been used, with some limitations, as predicates for finding deceptive practices violations of the Fair Debt Collection Practices Act’s prohibitions against misrepresenting the “legal status” (that is, the collectability) of a debt, which often depends on state law, but this appears to be the first significant application of that theory to the general Dodd-Frank Act UDAAP prohibition.
  • In deciding the “true lender” issue, the court essentially adopts the holding in CashCall, Inc. v. Morrisey, 2014 WL 2404300 (W.Va. May 30, 2014), a West Virginia state law case, holding that the proper test for determining the “true lender” is the “predominant economic interest” of the parties. Varying slightly from Morrisey, the court finds that the “key and most determinative factor” is whether the bank “placed its own money at risk at any time during the transactions, or whether the entire money burden and risk of the loan program was borne by CashCall.” Therefore, although the court uses the term predominant economic interest, the court’s holding could be read to establish that the bank does not have to have more economic interest in the transaction than the non-bank partner. Rather, the bank would be found to be a “true lender” if the bank has any of its own funds at risk for any period of time.
  • The court dismisses without comment the holdings in other federal cases that looked to the contractual relationships between the parties to determine the “true lender,” such as Sawyer v. Bill Me Later, Inc., 23 F. Supp. 3d 1359 (D. Utah 2014).
  • Typically, “true lender” issues are raised by private litigants or state regulatory authorities tasked with enforcing state law. In this case, the CFPB, a federal agency that has no apparent authority to enforce state law, has used state law as a predicate for a federal law violation.
  • According to the court, CashCall relied on the advice of counsel that the tribal bank partnership did not require CashCall to obtain state lending licenses or subject the loans to state laws. However, reliance on counsel did not absolve CashCall—or its CEO and owner—from liability for the UDAAP statute and other violations.

Key Takeaways

The combination of using state law as a predicate for a UDAAP violation and rejection of the advice of counsel defense makes this decision noteworthy. The legal theory implicit in the CFPB’s approach is that, in attempting to collect a debt, a creditor makes an implied representation that that debt is enforceable or, conversely, a material omission that the debt is unenforceable. In rejecting the advice of counsel defense, the CFPB successfully took the position that the objective falsity of this implied representation or omission is “deceptive” in violation of the UDAAP statute regardless of the creditor’s subjective belief that the debt was collectible. Under that combination of theories, a creditor’s failure to “disclose” any violation of state law that the CFPB concludes is “material”—even if the creditor reasonably believes that its practices comply with state law—may give rise to a federal “deception” charge.

One can expect the CFPB to use a similar “bootstrap” approach to relying on other state law violations as a predicate to its UDAAP enforcement authority in future litigation, and reliance on the advice of counsel regarding state law compliance will not afford a consumer financial services provider a safe harbor from accusations of wrongdoing by the CFPB. Given the CFPB’s active and aggressive approach to UDAAP enforcement, consumer financial services providers would be well-advised to evaluate their state law compliance programs and scrutinize very closely bank partnership models. We also believe that other federal agencies such as the Federal Trade Commission (FTC) and Federal Communications Commission (FCC), which have longstanding authority similar to the CFPB’s UDAAP authority, could view this decision as judicial encouragement to exercise their authority in this space as well.

The decision presumably will be appealed to the US Court of Appeals for the Ninth Circuit, where CashCall’s prospects for success are unknown at this time.

Copyright © 2016 by Morgan, Lewis & Bockius LLP. All Rights Reserved.

4 Responses

  1. CFPB needs to go after servicers for lack of standing to service the alleged loans held by BONY in their so called trusts. Assignments to these trust are fatally defective that were done by B of A and therefore they are null and void. When are the homeowners going to get a commonsense answer for fraudulent assignments of mortgages when they pay big fines to the government and homeowners get nothing or something negligent?

  2. @ Hammertime,

    Yes, by all means please repost my posts.

    TYVM, btw.

    David Belanger uncovered “Residential Capital= RESCAP”.

    The lawyers describe assets (homeowner titles, within pools of “loans”) found within “REMIC Trusts”, as “RES”.

    David, I find is correct. Not only does my “loan” (never a “loan”, in the first place) first show in the MERS. It also shows in “Residential Capital”, or, “RESCAP”.

    Judge Sweeny now knows F&F were kidnapped and she is releasing some of the 11,000 documents Matt Taibbi wrote about:

    http://www.rollingstone.com/politics/news/why-is-the-obama-administration-trying-to-keep-11,000-documents-sealed-20160418

    It is all fraud. Visit the “Fairholme Action”. Tim Howard has a blog about it:

    https://timhoward717.com/2016/04/12/truth-unleashed-governments-scheme-exposed-full-unsealeddocument-release-enclosed/

    I have said it to the point of exhaustion: “There are 1200 Trillion owed to these criminal behaviors”.

    These 1200 Trillion hinge upon “Naked Short Sale Bets” the banks can take your home using phony “Trusts” (the REMICS), counterfeit title (the MERS) and forgery (robo-signing).

    http://stopforeclosurefraud.com/2013/08/31/michael-keane-i-personally-destroyed-thousands-of-mortgage-documents-through-the-same-process-using-a-desk-top-scanner/

    The banks “end-game” is to re-capitalize using American Property and phony titles to that property, while employing the courts as their strong-arm to complete and compel the extortion.

    I believe Justice Scalia was killed, not because of Tila and Jesinoski, but, because he and his court reduced retention times between
    Servicing Banks” claiming “ownership rights” to American Mortgages…

    This essentially allowed more criminal bankers to log phony “ownership” and thereby pile on after a “Market was made” through dual tracking, even as that is how they identified which properties to log a phony interest in.

    I believe the MERS tracks their bets, through phony PSAs and I believe the only way we will ever learn the number of Trillions lodged against forged and counterfeit titles is the day we compel the criminals to expose derivatives listed on the DTC and DTCC.

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