Quality Assurance Procedures Manual

Transitional 10/17/2011

Table of Contents
MERS System Quality Assurance Policy 1
Purpose .................................................................................................................................. 1 Strategy .................................................................................................................................. 1 Monitoring.............................................................................................................................. 2 Annual Report ........................................................................................................................ 2

MERS System Processing Standards

Overview ................................................................................................................................ 3 MERS as Original Mortgagee (MOM) Security Instrument Processing Standards .................... 4 Non-MOM Processing Standards ............................................................................................. 5 iRegistration Processing Standards .......................................................................................... 5 Additional Recordable Documents Processing Standards ......................................................... 5 Security Instrument Processing Standards ............................................................................... 6 Lien Release Processing Standards .......................................................................................... 6 Foreclosure Processing Standards ............................................................................................ 7 Deactivation Processing Standards........................................................................................... 7 Member Information Update Standards .................................................................................. 8 Data Integrity Standards ......................................................................................................... 8 Data Reconciliation Standards ............................................................................................... 10

Appendix A

12

MERS System Quality Assurance Review ............................................................................. 12 Checklist Items ..................................................................................................................... 12 MOM Security Instrument Document Review .............................................................................. 12 Assignment Document Review ...................................................................................................... 13 MERS iRegistrations Document Review ..................................................................................... 13 Lien Release Document Review .................................................................................................... 13 Foreclosure Document Review ...................................................................................................... 14 Data Integrity Standards ................................................................................................................ 15 Member Information Standards ..................................................................................................... 16

Appendix B

17

Sample Documents for MOM Loans and Loans Assigned to MERS ....................................... 17 Sample Changes to Deed of Trust or Mortgage naming MERS as the Original Mortgagee ....... 19 Sample Corrective Affidavit for Assignment .......................................................................... 20 Sample Corrective Affidavit for Security Instrument .............................................................. 21 Sample Loan Security Agreement .......................................................................................... 22 Sample UCC-1 Naming MERS as the Original Secured Party ................................................. 23 Sample UCC-3 Assigning Security Interests to MERS ............................................................ 24 Sample UCC-3 Assigning Security Interests from MERS to a non-MERS entity ...................... 25 Sample of UCC-3 Termination, When Debt is Paid in Full ...................................................... 26

Glossary

27

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MERS System Quality Assurance Policy

Purpose
Membership in the MERS System provides value to your company by eliminating the need to prepare and record assignments when your company sells or buys the beneficial (investor) interest and/or servicing rights to/from another Member. The primary value to the seller is eliminating the cost of preparing and recording assignments. The primary value to the buyer of the beneficial interest is eliminating the cost of tracking and storing assignments, and in providing best execution for the seller. The primary value to the buyer of the servicing rights is reducing post closing, foreclosure and lien release costs due to the grounding of title in the name of Mortgage Electronic Registration Systems (MERS). If the servicer sells the servicing rights in the future to another MERS System Member, it eliminates the cost of preparing and recording assignments. In the case of Ginnie Mae pools, it also eliminates the cost of endorsing the notes to the buyer. So that buyer and seller realize the full value of the MERS System, the Processing Standards are designed to ensure that: A valid MIN is assigned to the loan and affixed in the proper location on the Note, MOM security instrument, or assignment to MERS MERS is accurately recorded in the county land records as mortgagee after loan origination or assignment to MERS The loan information is accurately registered on the MERS System after origination, assignment to MERS, or acquisition of servicing When beneficial or servicing rights are sold to another Member, the seller and buyer update the MERS System to reflect the new ownership interests When a loan is foreclosed, paid off, or servicing is sold to a non-MERS Member, MERS is released in the county land records as the mortgagee of record and the MIN assigned to the loan is affixed in the proper location on the lien release document or assignment from MERS.

Strategy
Your company committed to abide by the MERS System Processing Standards by signing the Member Agreement. The current servicer of a loan for which MERS has been named mortgagee inherits from the seller the responsibility for meeting the Processing Standards. MERSCORP will provide the knowledge, training, and tools (or assistance in creating tools) that ensure the quality of generating MINs, preparing and recording documents, and the information on the MERS System.

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MERSCORP expects your company to integrate the MERS System Processing Standards into your everyday business practices. We expect you to self-audit your performance against the Processing Standards by developing a quality assurance plan that is designed to meet or exceed the standards (you may use a sample MERS System Quality Assurance Plan as a model in creating the plan for your organization). We require that you keep your most recent MERS System Quality Assurance Plan on file with MERSCORP. We expect your company to conduct reconciliations to monitor your performance, and to review your plan at least annually for accuracy and effectiveness. We require an annual report of the control structure of your organizations system to system reconciliation process, reject/warning report process, and adherence to your organizations internal MERS System Quality Assurance Plan.

Monitoring
To monitor the effectiveness of our Members training, tools, and procedures, the MERSCORP Product Performance Department conducts Member data and document reviews. Member compliance reviews may be conducted on-site at MERSCORPs discretion. Please see Appendix A for a sample of the type of information that we typically request during a Quality Assurance Review.

Annual Report
The Annual Report of MERS System Quality Assurance Standards Compliance ensures that each Member Servicer or Subservicer is compliant with MERS System Quality Assurance Standards. This report is signed by your Executive Sponsor, and is required from each Member Servicer or Subservicer each calendar year. It confirms: That all required and applicable conditional fields entered on the MERS System match those values in your internal system, and discrepancies and remediation activities necessary to align the two systems are tracked and monitored on aging reports until cleared That you have in place procedures designed to provide reasonable assurance that reject warning reports are researched and cleared and any new or remaining items are tracked on aging reports until cleared That you have in place procedures designed to provide reasonable assurance of compliance with the MERS System Rules and Procedures applicable to MERS Signing Officers That you have monitored your performance against your Quality Assurance Plan, have reviewed the Plan at least annually for accuracy and effectiveness, and have revised the Plan as necessary

Note: If your organization is subject to a regulator Consent Order, it is your responsibility to ensure that your internal Compliance or Audit division, or an independent third party, has reviewed your procedures and reported any findings to your Executive Sponsor prior to executing the Annual Report.

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MERS System Processing Standards

Overview
As the MERS System was being developed, industry participants agreed there were no industry-wide standards for the processing of assignments and lien releases. Without standards, many assignments and lien releases were not recorded in a timely manner, were improperly recorded, or were never recorded at all. This created a number of problems and costs for buyers and sellers of servicing rights. The majority of mortgage industry participants that helped MERSCORP define standards for processing recording documents believed the entire industry would benefit. Creating recording and lien release processing standards is important because: 1. The ability of MERS System Members to sell mortgage loans to each other without recording assignments is contingent on Mortgage Electronic Registration Systems (MERS) being properly recorded as the mortgagee in the county land records. 2. The accuracy of the information entered into the MERS System affects the ability of MERSCORP to immediately and correctly identify the party to whom service of process should be directed. 3. To benefit consumers, and to avoid the possibility of MERS and MERS System Members being assessed penalties for not having liens released in a timely manner, liens must be released as soon as possible after a loan is paid off. Following are the MERS System standards established for Member processing of MOM security instruments, assignments for non-MOM security instruments, lien releases and data integrity.

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MERS as Original Mortgagee (MOM) Security Instrument Processing Standards

You must name Mortgage Electronic Registration Systems (MERS) as mortgagee in accordance with investor guidelines and include the Servicer Identification System telephone number (888-6796377) in the MERS as Mortgagee language. Sample MOM language is included in Appendix B. Place the Mortgage Identification Number (MIN) in a visible location on the first page of the security instrument, but not in any space reserved for the jurisdictions recorder per jurisdictional requirements. In all cases, county recorder requirements take precedence over the MERS System requirements. Execute and record the security instrument within state requirements and investor guidelines. In accordance with the Rules of Membership, if the jurisdiction doesnt require recording, the security instrument must still be recorded in the county land records. If a loan is registered but does not close, and the Security Instrument is not recorded in the county land records, reverse the registration on the MERS System within ten calendar days of discovering the error.

UNTIL FEBRUARY 26, 2012: For originations, the originator must register the loan with a MOM security instrument on the MERS System within ten calendar days of the Note Date (or Funding Date in escrow states). If a loan with a MOM security instrument is purchased before registration, the buyer must ensure that the loan is registered on the MERS System within ten calendar days of the purchase (funding) date. For originations, the originator must register the loan with a MOM security instrument on the MERS System within seven calendar days of the Note Date (or Funding Date in escrow states). If purchased before registration, the buyer must ensure that the loan is registered on the MERS System within 14 calendar days of the Note Date (or Funding Date in escrow states).

EFFECTIVE FEBRUARY 27, 2012:

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Non-MOM Processing Standards

Prepare the assignment document naming Mortgage Electronic Registration Systems (MERS) as mortgagee. Place the MIN and Servicer Identification System telephone number (888-679-6377) in a visible location on the first page of the assignment, but not in any space reserved for the jurisdictions recorder per jurisdictional requirements. In all cases, county recorder requirements take precedence over the MERS System requirements. A sample of an assignment is included in Appendix B. For all loans assigned to MERS, ensure MERS is named as Assignee in the county land records in accordance with the MERS System document standards. If a loan is registered but does not close, or is never assigned to MERS, and no document reflecting MERS has ever been recorded in the land records, reverse the registration on the MERS System within ten calendar days of discovering the error. Register (or convert from iRegistration to Non-MOM) the loan being assigned to MERS on the MERS System within fourteen calendar days of the effective transfer date. The effective transfer date is the date defined in the Purchase and Sale Agreement on which the buyer begins servicing the loans on its servicing system or, for loans assigned into MERS by the originator or Purchaser, the assignment date. Register (or convert from iRegistration to Non-MOM) the loan being assigned to MERS on the MERS System within seven calendar days of the effective transfer date. The effective transfer date is the date defined in the Purchase and Sale Agreement on which the buyer begins servicing the loans on its servicing system or, for loans assigned into MERS by the originator or Purchaser, the assignment date.

UNTIL FEBRUARY 26, 2012:

EFFECTIVE FEBRUARY 27, 2012:

iRegistration Processing Standards

Ensure MERS is not the current mortgagee or assignee. If MERS is the original mortgagee on the security instrument, ensure an assignment out of MERS has been recorded.

Additional Recordable Documents Processing Standards

Place the MIN and Servicer Identification System telephone number (888-679-6377) in an area that is under or close to your companys loan number on the document, unless that placement is not in compliance with county recorder requirements. In all cases, county recorder requirements take precedence over the MERS System requirements. See Appendix B for sample changes to documents and links to sample documents. Enter the additional loan information (e.g. Assumption, Modification information for CEMA or construction loan, etc.) on the MERS System within seven calendar days of its effective date, or of the Registration Date if later.

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Security Instrument Processing Standards

Note: The current Servicer and Subservicer are responsible for ensuring that all security instrument information is entered. EFFECTIVE FEBRUARY 27, 2012: For MOM loans, you must enter on the MERS System all security instrument information at the time of Registration. o Originating Org ID of the MERS System Member For loans assigned to Mortgage Electronic Registration Systems (MERS), you must enter on the MERS System all security instrument information except Originating Organization at the time of Registration. You must enter Originating Organization on the MERS System within ninety calendar days of the effective transfer date or Assignment date: o Originating Org ID if originated by MERS System Member o Original Note Holder if originated by non-MERS Member For MERS iRegistration loans, you must enter on the MERS System all security instrument information except Originating Organization at the time of Registration. You must enter Originating Organization on the MERS System within ninety calendar days of the Registration date: o Originating Org ID if originated by MERS System Member o Original Note Holder if originated by non-MERS Member

Lien Release Processing Standards

For MOM and Non-MOM loans: o Prepare the lien release document with MERS as mortgagee. Place the MIN and Servicer Identification System telephone number (888-679-6377) in an area that is under or close to your companys loan number on the document, unless that placement is not in compliance with county recorder requirements. In all cases, county recorder requirements take precedence over MERS System requirements. An example of a lien release is included in Appendix B. o Execute and record the lien release document in accordance with state and investor guidelines. In accordance with the Rules of Membership, if the jurisdiction doesnt require recording, the lien release must still be recorded in the county land records.

UNTIL FEBRUARY 26, 2012: o You must change the MIN status to paid in full and enter the Effective Payoff Date on the MERS System within seven calendar days of payoff of the loan on your companys servicing system. EFFECTIVE FEBRUARY 27, 2012: o You must change the MIN status to paid in full and enter the Effective Payoff Date on the MERS System within five calendar days of payoff of the loan on your companys servicing system.

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Foreclosure Processing Standards

Prepare assignment to Servicer and send it for recording before first legal action. Change MIN status to Foreclosure Pending Option 1 for MOM or Non-MOM, or Foreclosure Pending Option 3 for iRegistration, within seven calendar days of when the first legal action is taken. Change MIN status to Foreclosure Complete or Foreclosure Reinstated within seven calendar days of this action taking place. Each Servicer must include in its Quality Assurance Procedures a definition of when it deems a foreclosure complete or reinstated, and hold to it consistently. Change MIN status to Deactivated - Assigned to Servicer for Default, or Foreclosure Pending Option 3 for iRegistration, within five calendar days of when the first legal action is taken. For iRegistrations, and MOM and Non-MOM loans in Pending status, change MIN status to Foreclosure Complete or Foreclosure Reinstated within five calendar days of this action taking place. Each Servicer must include in its Quality Assurance Procedures a definition of when it deems a foreclosure complete or reinstated, and hold to it consistently. UNTIL FEBRUARY 26, 2012:

EFFECTIVE FEBRUARY 27, 2012:

Deactivation Processing Standards

If a deactivation was performed in error, reverse the deactivation on the MERS System within ten calendar days of discovering the error. Change MIN status to deactivation reason on MERS System within seven calendar days of the event that caused the deactivation. For all MOM and Non-MOM loans deactivated for reason of Transfer to non-MERS Member/Status, Default by Servicer, or Default by Subservicer, execute assignment within fourteen calendar days of the Deactivation Date and ensure they are recorded.

UNTIL FEBRUARY 26, 2012:

EFFECTIVE FEBRUARY 27, 2012: Change MIN status to deactivation reason on MERS System within five calendar days of the event that caused the deactivation. For all MOM and Non-MOM loans deactivated for reason of Transfer to non-MERS Status, Default by Servicer, or Default by Subservicer, execute assignments within seven calendar days of the Deactivation Date and ensure they are recorded.

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Member Information Update Standards

On a monthly basis, ensure that all Member Information on MERS System is kept current and accurate. This includes: o Member name (contact MERSCORP to change) o Member address(es) o Member phone and fax numbers o Member URL o Member contact information (names, addresses, phone numbers, and email addresses), including at a minimum: Primary Customer Service contact Primary System Administrator contact Operational contact Accounts Billing contact Executive Sponsor Legal Quality Assurance Officer Technical (required if using system-to-system interface to MERS System)

Data Integrity Standards

These Standards apply to the data on the internal system of the Subservicer if one is named on the MERS System, otherwise to the data on the internal system of the Servicer. Upon registering a loan on the MERS System, ensure a three-way validation occurs between the information on the loan documents (recorded security instrument, and note for borrower information), the MERS System, and your LOS or servicing system. Loan status on the Members system must match the MERS System. The current borrower name(s) or Corporate name(s) on the MERS System must match exactly the borrower name(s) or Corporate name(s) on the Members system (including middle name or initial). For assumed loans, the current borrower name(s) on the MERS System must match the borrower name(s) on your companys servicing system. All borrower social security numbers or tax identification numbers on the MERS System must match the corresponding number on your companys servicing system. Subject property address must match exactly the property address in the Members system. Property County or FIPS code must match the county listed on the Members system. Note Date and Note Amount must match the date and amount on the Members system. MOM Indicator is MOM for loans with MERS as Original Mortgagee (MOM) which have never been assigned out of MERS, Non-MOM for loans assigned into MERS, and iRegistration for loans on which MERS is not the mortgagee. Lien Type on MERS System must match the Members system. Investor identified as the current Investor on the MERS System must be the investor designated on your companys servicing system, if the investor is either an Option 1 or an Option 2 Member Investor. You may identify a non-Member investor by using Org ID 1000002 (Undisclosed Investor).

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Servicer identified as current Servicer on the MERS System must be the servicer designated on your companys servicing system. Subservicer identified as current Subservicer on the MERS System must be the subservicer designated on your Subservicers servicing system. Originating Org ID for MERS System Member, or Original Note Holder for Non-MERS Member, correctly reflects loan originator. Investor Loan Number and Agency ID, if required by the investor, must match those values on your companys servicing system.

If applicable, FHA/VA Case numbers, if required by the Investor, must match those on your companys servicing system. Note: If a specific investors requirements are more stringent than the MERS System requirements, the investors requirements supersede MERS System policy. UNTIL FEBRUARY 26, 2012: Investor Pool Number or Trust Name in Pool Number field on MERS System must match the Members system. When the Investor field contains a securitization trustee, Members are required to populate the Pool field to better define the Investor legal entities holding the note. Enter the pool number for an Agency and the name of the trust otherwise. o Example: ABC Trustee 2010-10 or ABC as Indenture Trustee of 2008HE3-25 Trust The seller must initiate all Transfer of Beneficial Rights transactions within fourteen calendar days of the effective transfer date. The seller must initiate all Transfer of Servicing Rights transactions within fourteen calendar days of the effective transfer date. The effective transfer date is the date defined in the Purchase and Sale Agreement on which the buyer begins servicing the loans on its servicing system.

EFFECTIVE FEBRUARY 27, 2012: When the Investor field contains a securitization trustee, Members are required to populate the Pool field for Agency securitizations only and populate the Securitization Name field otherwise. Investor Pool Number in Pool Number field on MERS System must match the Members system. Securitization Name on MERS System must match the Members system. Example: ABC Trustee 2010-10 or ABC as Indenture Trustee of the 2008HE3-25trust. Owner Occupied flag on MERS System must match the Members system. The seller must initiate all Transfer of Beneficial Rights transactions within five calendar days of the effective transfer date. The seller must initiate all Transfer of Servicing Rights transactions within five calendar days of the effective transfer date. The effective transfer date is the date defined in the Purchase and Sale Agreement on which the buyer begins servicing the loans on its servicing system.

Note: Both buyer and seller are responsible for ensuring that transfers are completed in a timely manner.

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Data Reconciliation Standards

At a minimum, the following fields must be reconciled between your internal system and the MERS System. If you update additional fields on the MERS System, you must reconcile them with your internal system as well.

MERS System Field Name Field Description MIN_NBR MIN_STAT LIEN_TYPE NOTE_AMT NOTE_DT ORGNL_MRGTE_ID NOTE_HLDR_NM SERVR_ORG_ID SUB_SERVR_ORG_ID INVST_ORG_ID (effective 2/27/12) PPC1_ID BORR_CORP_NM BORR_FST_NM BORR_MID_NM BORR_LST_NM BORR_SSN BORR_CORP_NM BORR_FST_NM BORR_MID_NM BORR_LST_NM MIN Number MIN Status Indicator Lien Type Note amount Note date Originating Org ID Original Note Holder Servicer ORG ID Subservicer ORG ID Investor ORG ID Owner Occupied Flag Property Preservation Co 1 Borrower corporate name Borrower first name Borrower middle name Borrower last Name Social Security Number Co-borrower Corporate Name Co-borrower First name Co-borrower Middle name Co-borrower Last name

Required or Conditional Required Required Required Required Required Conditional Conditional Required Conditional Required Required Conditional Conditional Conditional Conditional Conditional Required Conditional Conditional Conditional Conditional

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MERS System Field Name Field Description BORR_SSN PROP_NBR PROP_STRT PROP_UNIT_TYPE PROP_UNIT_NBR PROP_CITY PROP_ST PROP_ZIP PROP_DESCR_VAL SI_IN_MERS INVST_LOAN_NBR FHA_VA_MI_NBR POOL_NBR (effective 2/27/12) AGENCY_NBR ASGNE_NAME ASGNE_ADDR_1 ASGNE_CITY ASGNE_ST ASGNE_ZIP ASGNR_NAME Co-borrower Social Security number Property Street Number Property Street Name Property Unit type Property Unit number Property City Property State Property Zip Property County FIPS Code MOM Indicator Investor Loan number FHA/VA/Mi loan number Pool (or Name of Trust until 2/26/12) Securitization Name Agency ID Assignee Name Assignee Address Assignee City Assignee State Assignee Zip Assignor Name

Required or Conditional Conditional Required Required Conditional Conditional Required Required Required Required Required Conditional Conditional Conditional Conditional Conditional Conditional Conditional Conditional Conditional Conditional Conditional

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Appendix A
MERS System Quality Assurance Review
To ensure compliance with MERS System Quality Assurance standards, MERSCORP performs Member Data Reconciliation quality assurance reviews which may include, but are not limited to, reviewing mortgage documents for MERS System registered loans serviced/originated by the Member and/or data from the Members servicing or loan origination system. MERSCORP may also conduct an on-site review of your MERS System processes, departments, workflow, and procedures, and speak with the staff performing your MERS System functions, to help us understand and improve your MERS System processing. MERSCORP may request a random sampling of documents (for MOMs, non-MOMs and iRegistrations), and/or servicing or loan origination system data to compare the information to the MERS System. This helps ensure that the data on the MERS System is correct, and that the Member is following the MERS System documentation and quality assurance standards. MERSCORP will also request a copy of your most recent MERS System Quality Assurance Plan. The following list identifies the types of documents the Quality Assurance Team reviews and the key data elements that are compared to the MERS System.

Checklist Items
MOM Security Instrument Document Review

Approved MOM language used Correct MIN and SIS Number placed on documents MIN positioned in correct location on required documentation Security Instrument recorded in accordance with state and investor guidelines; however, should the jurisdiction not require recordation, MERS System rules state Mortgage Electronic Registration Systems (MERS) must be named in the county land records MOM indicator is set to MOM in MERS System

UNTIL FEBRUARY 26, 2012: Security Instrument registered on MERS System within ten calendar days of Note Date (or Funding Date in escrow states). EFFECTIVE FEBRUARY 27, 2012: Security Instrument registered on MERS System within seven calendar days of Note Date (or Funding Date in escrow states).

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Appendix A - 12

Assignment Document Review

Approved Mortgage Electronic Registration Systems (MERS) as Mortgagee language used Correct MIN placed on Assignment MIN positioned in correct location on Assignment Correct SIS Number placed on Assignment SIS Number positioned in correct location on Assignment Assignee (when assigning to MERS) or Assignor (when assigning from MERS) name and address indicated on the MERS System match the executed assignment MOM indicator is set to Non-MOM in MERS System MERS Signing Officer signature is valid o Signing Officer is present on approved Signing Officer list for that Org ID and date o Signing Officer is proven to be an officer of the company with that Org ID on that date

UNTIL FEBRUARY 26, 2012: Loan registered or converted from iRegistration to Non-MOM within fourteen calendar days of Transfer Date or Assignment Date Assignment executed and sent for Recording within fourteen calendar days of Registration Date EFFECTIVE FEBRUARY 27, 2012: Loan registered or converted from iRegistration to Non-MOM within seven calendar days of Transfer Date or Assignment Date Assignment executed within seven calendar days of Registration Date and recorded

MERS iRegistrations Document Review

No MERS language used, or assignment out of MERS recorded before registration as iRegistration loan MOM indicator is set to iRegistration in MERS System

Lien Release Document Review

Approved MERS as Mortgagee language used Correct MIN and SIS number placed on documents MIN positioned in correct location on required documentation Lien Release recorded MERS Signing Officer signature is valid: o Signing Officer is present on approved Signing Officer list for that Org ID and date o Signing Officer is proven to be an officer of the company with that Org ID on that date

UNTIL FEBRUARY 26, 2012: MIN status on MERS System is updated to reflect Paid in Full within seven calendar days of payoff EFFECTIVE FEBRUARY 27, 2012: MIN status on MERS System is updated to reflect Paid in Full within five calendar days of payoff

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Foreclosure Document Review

Foreclosure documentation matches foreclosure status transacted on MERS System Member supplies proof that assignment, if applicable, was executed and sent for recording before first legal action Member supplies proof of first legal action Pending option in MERS System matches documentation Assignment out of Mortgage Electronic Registration Systems (MERS) contains: o Correct MIN placed on Assignment o MIN positioned in correct location on Assignment o Correct SIS Number placed on Assignment o SIS Number positioned in correct location on Assignment o Valid MERS Signing Officer signature:

Signing Officer is present on approved Signing Officer list for that Org ID and date

Signing Officer is proven to be an officer of the company with that Org ID on that date If property went to sale, MERS was not left in title on sale documentation (unless in a state where this is temporarily allowed) If title was deeded to MERS temporarily, provide subsequent deed immediately removing MERS from title

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Data Integrity Standards

MOM Indicator correctly reflects MERS as Mortgagee status Original Borrower Name(s) on MERS System match Members system. Current Borrower Name(s) on MERS System match current borrower(s) on Members servicing system All Borrower Social Security or Tax ID numbers on MERS System match Members servicing system Property address matches the address on the Members system Property County or FIPS code matches the legal description on the Members system Note Date matches Members system Note Amount on MERS System matches Members system Lien Type on MERS System matches Members system Investor on MERS System matches Members servicing system Servicer on MERS System matches Members servicing system Subservicer on MERS System matches Members servicing system Originating Org ID for MERS System Member, or Original Note Holder for Non-MERS Member, correctly reflects loan originator. Pool Number on MERS System matches Members servicing system Investor Loan # and Agency ID (if required) match Members servicing system If applicable, FHA/VA case numbers match Members servicing system Pool Number field on MERS System for MINs in rated securities: o Contains pool number if securitization trustee is an Agency o Contains trust name otherwise Pool Number field on MERS System for MINs in rated securities contains pool number if securitization trustee is an Agency Securitization Name field on MERS System for MINs in rated securities contains trust name if securitization trustee is not an Agency Securitization Name on MERS System matches Members system Owner Occupied flag on MERS System matches Members system

UNTIL FEBRUARY 26, 2012:

EFFECTIVE FEBRUARY 27, 2012:

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Appendix A - 15

Member Information Standards

All Member Information (including Contact Information) on MERS System is current and accurate. o Member name reflects legal name (contact MERSCORP to change) o Member addresses are current and complete o Member phone and fax numbers are current o Member URL is current o Contact information is present and accurate for all the following contact types: Accounts Billing Primary System Administrator Primary Customer Service Legal Operational Quality Assurance Officer Executive Sponsor Technical (if using system-to-system interface to MERS System) o Contact information for required contacts includes at a minimum: Name Address Telephone number Email address

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Appendix A - 16

Appendix B
Sample Documents for MOM Loans and Loans Assigned to Mortgage Electronic Registration Systems (MERS)
MERSCORP does not mandate specific language changes to mortgage loan documents. However, the following three requirements must be satisfied for MOM loans and loans assigned to MERS: 1) Legal title to the mortgage lien or the lien of other security agreements must be vested in Mortgage Electronic Registration Systems, Inc., a Delaware stock corporation with an address and telephone number of P.O. Box 2026, Flint, MI 48501-2026, tel. (888) 679-MERS. 2) The 18-digit mortgage identification number (MIN) required for each loan registered on the MERS System, as well as the SIS telephone number, must be placed on the cover page (or first page if there is no cover page) of each of the following documents: (a) mortgage or deed of trust, (b) other security instruments, (c) assignment of security instruments to or from MERS, (d) lien releases or reconveyances and (e) any other instruments recorded in the public land records in which MERS has a legal interest. Placement of the MIN on other loan documentation is optional for the Lender. 3) Notices provisions in the mortgage, deed of trust and other security instruments should be modified to add Mortgage Electronic Registration Systems, Inc. MERSCORP is not rendering legal advice to Lenders. The following materials are provided to give Lenders guidance on the changes that may be appropriate to achieve our requirements. Specific state or local recording laws, and agency or investor requirements, may require other changes to the documents. Lenders and their counsel are free to make other changes that they believe are necessary or appropriate to conform their documents to the requirements of the MERS System. Following are sample changes to these documents:

MOM Deed of Trust or Mortgage Corrective Affidavit for Assignment Corrective Affidavit for Security Instrument Loan Security Agreement
For Co-ops: o o o

UCC-1 Naming MERS as the Original Secured Party UCC-3 Assigning Security Interests to MERS UCC-3 Assigning Security Interests from MERS

o UCC-3 Termination Agreement

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Appendix B - 17

Sample documents are available on the corporate website at www.mersinc.org:

Sample MOM Deed of Trust Sample MOM Mortgage Sample Assignment of Mortgage to MERS Sample Assignment of Mortgage from MERS Sample Lien Release Sample Loan Modification Agreement Sample Consolidation, Extension and Modification Agreement Sample California Assignment MERS to MERS Sample Subordination Agreement Sample Subordination of Lien Sample Security Deed

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Appendix B - 18

Sample Changes to Deed of Trust or Mortgage naming MERS as the Original Mortgagee (MOM Document)
The MERS 18-digit MIN must be visible on the Security Instrument. Place the MIN to the right of the form title, but not within the top recording margin or on the right margin. The specific language and placement may vary from state to state. Below is just a generic sample of what changes may need to be made. Please check with your documentation preparation vendor for state specific forms.

In the Definitions section:

MERS as Grantee/Mortgagee language; e.g. MERS is Mortgage Electronic Registration Systems, Inc. MERS is a separate corporation that is acting solely as a nominee for Lender and Lenders successors and assigns. MERS is the [grantee/beneficiary/mortgagee] under this Security Instrument. MERS is organized and existing under the laws of Delaware, and has an address and telephone number of P.O. Box 2026, Flint, MI 485012026, tel. (888) 679-MERS.

In the granting clause:

MERS noted as grantee solely as nominee for lender; e.g. This Security Instrument secures to Lender: (i) the repayment of the Loan, and all renewals, extensions and modifications of the Note; and (ii) the performance of Borrowers covenants and agreements under this Security Instrument and the Note. For this purpose, Borrower does hereby [mortgage,] grant and convey to MERS (solely as nominee for Lender and Lenders successors and assigns) and the successors and assigns of MERS, with power of sale, the following described property located in or The beneficiary of this Security Instrument is MERS (solely as nominee for Lender and Lender's successors and assigns) and the successors and assigns of MERS. This Security Instrument secures to Lender: (i) the repayment of the Loan, and all renewals, extensions and modifications of the Note; and (ii) the performance of Borrower's covenants and agreements under this Security Instrument and the Note. For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of sale, the following described property located in Add Borrower consent sentence; e.g. Borrower understands and agrees that MERS holds only legal title to the interests granted by Borrower in this Security Instrument, but, if necessary to comply with law or custom, MERS (as nominee for Lender and Lenders successors and assigns) has the right: to exercise any or all of those interests, including, but not limited to, the right to foreclose and sell the Property; and to take any action required of Lender including, but not limited to, releasing and canceling this Security Instrument.

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Appendix B - 19

Sample Corrective Affidavit for Assignment

MORTGAGEES AFFIDAVIT
Beneficiary if using a Deed of The undersigned, _______________________, does hereby depose and say as follows: Trust 1. That I am an authorized officer of the mortgagee (or assignee), Mortgage Electronic Registration Systems, Inc. 2. That this Affidavit refers to the Assignment from (insert name of Assignor) to Mortgage Electronic Registration Systems, Inc., in relation to property located at (insert property address, city and state), dated _________________ and recorded at the (insert name of recording office) at Book ________, Page __________. 3. That the Mortgage Identification Number (MIN) was either omitted or incorrect on said Mortgage (or assignment). 4. That the correct MIN for the mortgage (or assignment) is MIN _______________________, and that the MERS telephone number to call for information when using this MIN is (888) 679-6377. Signed this _______ day of ___________, 200_ (signature line_______________) APPLICABLE STATE NOTARY CLAUSE

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Appendix B - 20

Sample Corrective Affidavit for Security Instrument

Beneficiary if using a Deed of Trust

MORTGAGEES AFFIDAVIT
The undersigned, _______________________, does hereby depose and say as follows: 5. That I am an authorized officer of the mortgagee (or assignee), Mortgage Electronic Registration Systems, Inc. 6. That this Affidavit refers to the Mortgage from (insert name of borrower) to Mortgage Electronic Registration Systems, Inc. as nominee for (insert name of lender, it successors and assigns), in relation to property located at (insert property address, city and state), dated _________________ and recorded at the (insert name of recording office) at Book ________, Page __________. 7. That the Mortgage Identification Number (MIN) was either omitted or incorrect on said Mortgage (or assignment). 8. That the correct MIN for the mortgage (or assignment) is MIN _______________________, and that the MERS telephone number to call for information when using this MIN is (888) 679-6377. Signed this _______ day of ___________, 200_ (signature line_______________)

APPLICABLE STATE NOTARY CLAUS

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Appendix B - 21

Sample Loan Security Agreement

Lenders Loan Number: XXXXXXXX
MIN: 1000XXX-XXXXXXXXXX-X MERS Phone: 1-888-679-6377

I. 1.

2.

II.

III.

1. 2. 3.

4.

Loan Security Agreement THIS AGREEMENT, made DATE XXXXX, between ABC LENDER CORPORATION, incorporated under the laws of the State of __________, and having any office at LENDERS ADDRESS, (the BANK) and BORROWER AND COBORROWER, (Debtor) residing at: BORROWERS ADDRESS Representations of Debtor: Debtor owns XXX shares of capital stock of XYZ VILLAGE OWNERS, INC. (the Corporation) as evidenced by Certificate Number XXXXXX of the Corporation (the Stock) allocated to Apartment (the Apartment) XXXXXXX in the building known as XXXXXXX, CityXXXX, ST, ZIP. And is the tenant under the occupying proprietary lease (the Lease) of the Apartment. As evidenced by a note (the Note) dated simultaneously with this Agreement, Debtor is obligated to pay to the Bank the principal amount with interest as provided in the Note (which Principal amount and interest and any sums advanced the Bank pursuant to the terms of this Agreement are called the debt). Debtor hereby covenants and agrees as follows: Language, as indicated on the UCC-I or UCC-3 Security: Debtor has simultaneously with this Agreement deposited with the Bank, the Stock, and the Lease and as security for the payment of the debt, Debtor hereby grants to Mortgage Electronic Registration Systems, Inc., solely as nominee For the Bank, its successors and assigns, a security interest in, and a general lien upon, said Stock and Lease and all personal property and fixtures (other than household, furniture and furnishings) of debtor, now or hereinafter attached to, or used in connection with, the apartment (collectively called the Security). Defaults: The whole of the principal sum and interest shall become due at the option of the Bank upon the occurrence of any of the following events of default: Failure to Pay. Debtor fails to make any payment required under the Note within thirty (30) days after the date the payment become due; or Default Under Lease. Debtor does not cure any default under the Lease within the time periods, if any specified within a reasonable time; or Cancellation, Surrender or Assignment of Lease. Debtor attempts to cancel, surrender or assign the Lease prior to maturity of the Note, or notice is given by the Corporation that the Lease is to be cancelled or terminated; or Failure to Deliver Security Instruments. Debtor fails to execute and deliver any instrument required by the Bank to perfect or protect its security interest in the Security or to pay any filing or recording fees owing in connection with the perfection of the security interest; or . .

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Appendix B - 22

Sample UCC-1 Naming MERS as the Original Secured Party

Name MERS as Secured Party

18-digit MIN and Servicer Identification System Phone Number

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Appendix B - 23

Sample UCC-3 Assigning Security Interests to MERS when MERS is Not Named as the Original Secured Party

Current Secured Party of Record

18-digit MIN and Servicer Identification System Phone Number

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Appendix B - 24

Sample UCC-3 Assigning Security Interests from MERS when transferred to a non-MERS entity

Name and address of new Secured Party

18-digit MIN and Servicer Identification System Phone Number

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Appendix B - 25

Sample of UCC-3 Termination, When Debt is Paid in Full

18-digit MIN and Servicer Identification System Phone Number

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Appendix B - 26

Glossary
Acquisition Date Agency ID Assignment Associated Member Assumption
The date of acquisition recognized in the books and records of the Purchaser. A number assigned by a government agency to uniquely identify a mortgage company. A transfer to another of any property, real or personal, or of any rights or estates in said property. A MERS Member that has been granted inquiry only access to loan information by the Servicer/Subservicer of a mortgage registered on MERS. Taking over by one party of an obligation that was originally incurred by another. In MERS System, this results in replacement of the Primary Borrower and all Co-Borrowers. A group of one of more MINs identified to be included in a Transfer of Beneficial or Servicing Rights transaction. A system-to system transaction used to update the MERS System. Transaction used to look up information on loans matching search criteria entered using a flat file format. A transfer of the security interest under the mortgage or deed of trust. These transfers are tracked for MERS Members on the MERS System. Business Integration Resource. The MERS employee who assists you in incorporating the MERS System into your business processes. The process of transferring the servicing rights of multiple loans on the MERS System in a one-time transaction. Consolidation, Extension, and Modification Agreement. Also known as MECA The final digit of the 18-digit Mortgage Identification Number (MIN), which is calculated using the MOD 10 Weight 2 algorithm. The first borrower listed on the Security Instrument is the Primary Borrower for that loan on the MERS System. Each additional borrower listed on the Security Instrument is a Co-Borrower for that loan on the MERS System. Names listed on the Note but not the Security Instrument should be entered as Co-Borrowers on the MERS System. Names listed on the Security Instrument but not the Note should not be entered on the MERS System. The transaction used by an Investor, Servicer, or Subservicer to indicate if a pending transfer transaction should be accepted or rejected.

Batch Batch File Batch Inquiry Beneficial Rights Transfer BIR Bulk Transfer CEMA Check digit Co-Borrower

Confirmation

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Contact Types

Conversion

Accounts Billing (mandatory) Person from the Members organization designated to receive MERSCORP monthly invoices. IMPORTANT: There can only be one individual designated for this contact type. Any discrepancies should be directed to the MERSCORP Accounting Department at [email protected]. Compliance Officer An Officer, who is responsible for regulatory internal requirements for MERS System Member. Customer Service Primary (mandatory) Contact from the Members organization for handling public requests for MERS System Members Customer Service Secondary Back-up for Customer Service Primary contact. eRegistry (mandatory for eRegistry Members) Person who is a contact for MERS eRegistry questions. Executive Sponsor (mandatory) The senior executive within the Members organization under whose management the MERS System operation falls. Legal (mandatory) Designated individual at Members organization responsible for coordinating communication between the MERSCORP Law Department and the Members internal law department regarding litigation and other legal issues. Mail Room Contact responsible for handling MERS System mail for Member. Operational (mandatory) Person(s) from the Members organization responsible for overseeing or conducting the day-to-day MERS System functions. This contact-type appears on Member Search on the corporate website at www.mersinc.org, and in the Member Summary on MERS OnLine, and MERS Link. Property Preservation Contact for handling property preservation for MERS System Members. This contact-type appears on Member Summary in MERS OnLine and MERS Link. Quality Assurance Officer (mandatory) Officer from the Members organization responsible for MERS System Quality Assurance. System Administrator Primary (mandatory) Person from the Members organization responsible for setting up unique User ID(s) for each person at your company needing access to MERS OnLine. This person maintains your organizations User IDs and Roles, including password resets, and keeps your Member Information current. System Administrator Secondary Back-up for System Administrator Primary. Technical (mandatory for Members using System to System connectivity) Person from the Members organization responsible for providing technical support to ensure system compatibility with the MERS System. The process by which an iRegistration loan is converted to a Non-MOM loan if it is assigned to MERS. Uses the Registration transaction.

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Deactivation

Deactivation Reversal DTD

When a loan becomes inactive on the MERS System for one of the following reasons: Paid in Full (includes payoff, deed in lieu, short sale, etc.) Transfer to non-MERS Status Involuntary transfer/default by Servicer Involuntary transfer/default by Subservicer Foreclosure Complete Reinstated or modified (option 1), not assigned back to MERS EFFECTIVE FEBRUARY 27, 2012: Deactivated - Assigned from MERS for Default or Bankruptcy The process for reactivating a MIN that was deactivated in error. Document Type Definition. A file that defines the markup language that will be used to describe the data. It defines and names the elements that can be used in the document, the order in which the elements can appear, the element attributes that can be used, and other document features. Electronic Data Interchange. The system-to-system exchange of business transactions between one or more business partners in a standard format. A Transferable Record as defined by E-SIGN or UETA, whichever is applicable. Electronic Signatures in Global and National Commerce Act. A federal statute that establishes the legal validity and enforceability of electronic signatures, contracts, and other records in interstate and foreign commerce transactions, if not superseded by certain state laws otherwise authorizing such activities. Electronic Tracking Agreement. An agreement that is used when a mortgage originator pledges mortgages to a warehouse lender as collateral through a line of credit or other financing arrangement. The code assigned by the Federal Information Processing Standards (FIPS) Publications issued by the National Institute of Standards and Technology (NIST) to represent a county or other entity treated as an equivalent legal and/or statistical subdivision of the 50 states, District of Columbia, and the possessions and freely associated areas of the United States. This is the optional proprietary format for system-to-system input to the MERS System. Members that are not X12 capable can use this format. A loan registered on the MERS System 270 days or less after the note date. MERS defines flow as a Transfer Date 270 days or less after the Note Date. There is no fee for this transaction nor limitations to the number of times a MIN can be included in Flow Transactions.

EDI eNote ESIGN

ETA FIPS Code

Flat File Format Flow Loan Registration Flow Transfer

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Foreclosure Status

The field reflecting the current status of a MIN in foreclosure on the MERS System. Foreclosure Complete, Reinstated or modified (option 1), not assigned back to MERS-deactivate, and Assigned from MERS for Default or Bankruptcy statuses deactivate the MIN. The following is a list of MERS foreclosure statuses: Foreclosure pending (option 2), retained on the MERS System* Foreclosure pending (option 3), iRegistration Reinstated or modified (option 1), assigned back to MERS Reinstated or modified (option 1), not assigned back to MERS-deactivation Reinstated or modified (option 1), not assigned back to MERS- iRegistration Reinstated or modified (option 2)** Reinstated or modified (option 3) Foreclosure complete Foreclosure status reset UNTIL FEBRUARY 26, 2012: Foreclosure pending (option 1), assigned to Servicer EFFECTIVE FEBRUARY 27, 2012: Assigned from MERS for Default or Bankruptcy * This option is no longer available. **This option is only available as an update to a loan in pending (option 2) status. File Transfer Protocol Funding Date is defined as the date the borrower becomes obligated for the debt and interest starts to accrue. In some states, this may be different from the date the borrower signs the note, or the date the note is drawn. Refers to any non-MERS Member who requests information. Only selected information will be accessible through an automated servicer identification system and the customer must provide required information to activate and release requested information. The process by which a Member completes procedural changes, training, and system testing of transactions prior to being live in the MERS System. Organization with an interim financial interest on a loan prior to the sale of the loan to the permanent Investor, who has chosen to have their secured interest in each loan represented in a way that only they can release on the MERS System . The financial interest on a loan that an organization has prior to the sale of the loan to the permanent Investor. Examples of organizations are warehouse lenders, Wall Street firms, and other parties that extend interim funding to originators. The owner of the beneficial interest in a loan. Loan registered on the MERS System for information only, where MERS is not the mortgagee. iRegistration loans may be included in transactions (e.g. TOS, TOB, deactivation, foreclosure), but assignment information is optional. The payee on the note. An instrument releasing the security interest recorded in the county land records (also discharge, satisfaction, reconveyance). The types of business in which a Member is active on the MERS System. These are listed in the Members Member Profile. Refers to all organizations whose signed MERS Membership Application has been submitted and approved, and whose fees are current. MERS-specific information about a MERS Member that is required at the time of initial setup. The member profile indicates the Members MERS business process preferences, billing, and other information.

FTP Funding Date General Public

Integration Interim Funder Interim Funder Interest Investor iRegistration Lender Lien Release Line of Business (LOB) Member Member Profile

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Glossary - 30

MERS

MERSCORP, Inc., which owns and operates the MERS System, the MERS eRegistry, and MERS eDelivery; and Mortgage Electronic Registration Systems, Inc., its wholly owned subsidiary, which acts as the mortgagee of record in the public land records and as nominee for the lender and its successors and assigns. A complete online solution to achieve MERS Ready status for Lenders that sell loans servicing-released. Through interfaces with approved document preparation companies, it generates a MIN to be presented on a MOM security instrument or assignment. It also warehouses data to pre-populate the fields on the MERS Registration page, thereby eliminating approximately 80% of the required data entry. The date servicing of the loans is transferred in the MERS database. This date will be the same as the servicing Transfer Date unless the buyer does not confirm the transfer on time. A secure method for distributing eMortgage packages from one MERS eRegistry Member to another, using the existing MERS eRegistry infrastructure and transaction security requirements. An electronic note registry that serves as the system of record to identify the current controller and location of the authoritative copy of an electronic note. Provides support of MERS systems and procedures, via telephone and email, to MERS Members. An initiative to provide more transparency regarding residential mortgage loans. Uses information entered on the MERS System to generate a Notice of New Creditor required by the Helping Families Save Their Homes Act of 2009 when a TOB is completed for a MOM or Non-MOM loan. Investors who have developed their own notification process can opt out of MERS InvestorID. Browser-based access to the MERS System to retrieve information about the current Servicer of a mortgage registered on the MERS System. If supported by the Servicer, it may have a hot link to the Servicers website for Customer Service information. MERS Link also can be accessed via the American Land Title Association web site or through a subscription to the service A lender that has signed a MERS Member Agreement solely so that it can sell loans with MERS as the nominee for the lender on the security instrument to other MERS Members. This type of Member sells servicing-released within 30 days of loan closing. Browser-based access to the MERS System, found at www.mersonline.org. Browser-based access to servicer contact information for loans registered on the MERS System. Available to the public at www.mers-servicerid.org. An electronic registry that tracks changes in loans servicing and beneficial ownership rights. Member companies update the registry via MERS OnLine (the browser-based interface) or through batch file or XML interfaces. Mortgage Identification Number. The MIN is an 18-digit number composed of the 7-digit Organization ID, the 10-digit sequence number, and the check digit. The process that removes MINs that have been deactivated on the MERS System. Limited information is still available on the MIN. The field reflecting the reason for current status of a loan on the MERS System. MERS as the Original Mortgagee. Language written into security instruments that establishes MERS as the Original Mortgagee and nominee for the Lender, its successors and assigns.

MERS 1-2-3

MERS actual Transfer Date MERS eDelivery MERS eRegistry MERS Help Desk MERS InvestorID

MERS Link

MERS Lite Member

MERS OnLine MERS Servicer ID MERS System MIN MIN Archival MIN Status MOM

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Mortgage Loan Transfer Notice My MERS Non-MOM Note Date Option 1 (beneficial rights)

A Notice of New Creditor required by the Helping Families Save Their Homes Act of 2009. Generated automatically when a TOB is completed for a MOM or Non-MOM loan, using the information entered on the MERS System, unless the New Investor has opted out of MERS InvestorID. The MERS OnLine functionality that allows Members to create a list of frequently used Org IDs. A loan for which MERS is the mortgagee through an assignment. Note Date is the date on the Note. In some states, the date the borrower signs the note, or the date the note is drawn, may or may not be the actual date on which interest begins to accrue (see Funding Date). The lender/seller of the beneficial interest initiates the transfer of beneficial rights outside of MERS (e.g., using MIDANET or MORNET). The Investor sends confirmation of the transfer to MERS through an X12 transaction. Once the X12 file is submitted, it cannot be canceled. Interim funding interests are released automatically when the X12 transaction is processed by the MERS System. The automated transaction that reprocesses MINs that have been rejected due to reason of non-registration, when delivery has been attempted to an Option 1 Investor. The cycle and reprocess occurs for 10 calendar days from the effective Transfer Date. An Option 1 Investor may use this transaction to reflect a transfer of servicing on that Investors loans to another MERS Member Servicer due to default by the previous MERS Servicer. This transaction is billed to the Investor, and leaves the loan active on the MERS System. In the Option 2 process, the current Investor, Servicer, or Subservicer creates a beneficial rights transfer transaction. Then the new Investor confirms the transfer. Interim funding interests must be released separately. See Flat File format. A MERS assigned seven-digit number uniquely identifying a Member of MERS. The seven digits of the Org ID comprise the first seven digits of the 18-digit MIN. The entity listed as the borrower on the original note. May be different from the current borrower on a loan if the loan has been assumed. The loan originator, if not a MERS Member. Displayed as Originating Organization. The Org ID of the loan originator. This organizations Org ID and Name are displayed as Originating Organization. The originator of the loan. If the originator is a MERS Member, that Members Org ID is entered in the Originating Org ID field, and its Org ID and Name are displayed for Originating Organization. If the originator is not a MERS Member, the originators name is entered in the Original Note Holder field and displayed for Originating Organization. Relationship established by MERS on the MERS System for Members who execute a Parent/Child Agreement. Only the parent Org ID is billed Membership fees, and transactions reflecting seasoned servicing transfers between the Org IDs named in the relationship are billed as Intracompany Transfer rather than Seasoned Servicing Transfer fees. An Option 2 Investor that is a Member of MERS but does not actively confirm transfers to or from it on the MERS System. The number assigned to a grouping of loans by the Investor; required for securitization.

Option 1 MIN Cycling

Option 1TOS (Default by Servicer) Option 2 (beneficial rights) Optional EDI Format Organization Identification Number (Org ID) Original Borrower Original Note Holder Originating Org ID Originating Organization

Parent/Child Relationship

Passive Investor Pool Number

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Pre-Closing

Loan registered on the MERS System before the note date with a status of PreClosing (not active). May be registered as an active iRegistration, MOM, or NonMOM when the loan closes, but a Pre-Closing may not be updated or included in any other transaction except Registration Reversal. Transaction used to activate a loan previously registered as a Pre-Closing on the MERS System when the loan closes. The first borrower listed on the Note is the Primary Borrower for that loan on the MERS System. Each additional borrower listed on the Note is a Co-Borrower for that loan on the MERS System. MERS Member with which a Servicer or Subservicer contracts to maintain a property. Contact for inquiries about maintenance of properties. The process of activating a previously deactivated MIN for the same borrower, property, and lien type. MINs deactivated by Paid in Full or Foreclosure Complete cannot be reactivated. The act of recording the loan assignment and/or security instrument in the public land records. A company to whom a Member has contracted business activities such that the Registrar would be the initiator of the business activity that triggers a transaction to the MERS System. The process of entering required information into the MERS System to report to MERS that a loan exists with MERS as the Mortgagee, or to reflect an iRegistration. The process of reversing a loan that was registered in error. In a servicing transfer, the date the contractual servicing rights are transferred from seller to buyer. This date is stipulated in the Purchase and Sale Agreement. A loan registered on the MERS System more than 270 days after the note date. MERS defines seasoned as Transfer Date more than 270 days after the note date. A seasoned loan transfer fee is charged to the seller for seasoned servicing transfers. A formal legal document securing repayment of a debt (e.g. mortgage or deed of trust). The 10-digit number assigned by the MERS Member to uniquely identify a loan. The 10 digits of the sequence number comprise the 8th through 17th digits of the 18-digit MIN. The entity that has the contractual right to service a loan and responsibility for the servicing of the loan for the Investor. In some cases the Servicer contracts with a Subservicer. If so, both the Servicer and the Subservicer must be MERS Members to register the loans on the MERS System. Telephone-based access to the MERS System. It allows anyone to query the system to obtain information on the current servicer on a MERS-registered loan. This system was previously named the Voice Response Unit (VRU). Also the name of the browser-based system available to the public (MERS Servicer ID). The ownership rights of the current Servicer for servicing loans.

Post-Closing Primary Borrower Property Preservation Company Property Preservation Contact Reactivation Recordation Registrar Registration Registration Reversal Sale Date (servicing rights) Seasoned Loan Registration Seasoned Transfer Security Instrument (SI) Sequence Number Servicer

Servicer Identification System (SIS)

Servicing Rights

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Servicing Rights Transfer SIS Number Standard EDI Format Subservicer System to System TOB TOS

The sale of servicing rights from the current Servicer to a new Servicer. These transfers are tracked for MERS Members on the MERS System.
Servicer Identification System number: 888-679-MERS(6377)

Accredited Standards Committee X12 standard. The entity with whom the Servicer has contracted to service its loans. The Subservicer is not the legal owner of servicing rights. An alternative to using MERS OnLine, its a method of transmitting information directly from a Member or vendor system to the MERS System. This includes flat files and EDI X12 transmissions. Transaction used to reflect a Transfer of Beneficial rights on the MERS System. See Beneficial Rights Transfer. Transaction used to reflect a Transfer of Servicing rights on the MERS System. See Servicing Rights Transfer. Transaction used by an Option 1 Investor to reflect a Transfer of Servicing Rights on the MERS System due to default by servicer. Transaction used to reflect a simultaneous transfer of beneficial rights and servicing rights to an Option 2 Investor. Both flow and seasoned loans may be included in this transfer. The date the transfer transaction is canceled on the MERS System if all MIN confirmations and rejections are not received. The date that the transfer transaction is initiated on the MERS System. The date beneficial ownership of a loan is transferred from one Investor to another. In most cases this will be concurrent with the funding date by the new Investor. According to the Purchase and Sale Agreement between the buyer and the seller, the date the responsibility for servicing the loans passes from seller to buyer. Transaction used to deactivate a loan on the MERS System when it is assigned out of MERS, transferred to a Non-MERS Member, and/or the Member no longer wishes to track it as an iRegistration on the MERS System. Uniform Electronic Transaction Act. A uniform form of statute that various states have enacted to establish the legal validity and enforceability of electronic signatures, contracts, and other records within the enforcing state; when enacted by a state, it may take the place of the provisions of ESIGN. A change to information outside of a previously defined business process (corrections, updates to previously null fields, etc.) A MERS Member who performs various transactions on the MERS System on behalf of another Member under a contractual agreement. Associated Member with an interim financial interest on a loan prior to the sale of the loan to the permanent Investor. Their interest in each loan is released automatically when servicing is transferred. The Warehouse/Gestation Lender has view only access to the loan on the MERS System. A predefined non-proprietary layout at a transaction set level. This is the recommended format for system-to-system transmissions to the MERS System. Extensible Markup Language. XML is a markup language designed specifically for delivering information over the World Wide Web. In creating an XML document, the user creates and assigns the element names.

TOS Option 1 (default by servicer)

TOS/TOB Combo Transfer Cancellation Date Transfer Creation Date Transfer Date (beneficial rights) Transfer Date (servicing rights ) Transfer to Non-MERS Status UETA

Update Vendor Warehouse/Gestation Lender X12 Format XML

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XML Inquiry

Transaction used to look up information on loans matching search criteria entered using an XML request.

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Revision History: Revised 6/5/06 for Release 12.0 (see draft for changes) Revised 6/4/07 for Release 14.0 (see draft for changes) Revised 12/9/07 for Release 15.0 (see draft for changes) Revised 6/16/08 for Release 16.0 (see draft for changes) Revised 12/8/08 for Release 17.0 (see draft for changes) Revised 6/9/09 for Release 18.0 (see draft for changes) Revised 6/14/10 for Release 19.0 (see draft for changes) Revised 6/20/11 for Releases 20.0 and 21.0 Revised 7/25/11 for Rule 8 changes Revised 9/6/11 for Release 20.0 Revised 10/12/11 for Annual Report requirements changes

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Glossary - 36