DOCUMENTING AND COLLECTING AGRICULTURAL LOANS By Tom Flynn Brick Gentry, P.C Westown Parkway, Suite 100 West Des Moines, IA Phone:
|
|
- Mark Hampton
- 5 years ago
- Views:
Transcription
1 DOCUMENTING AND COLLECTING AGRICULTURAL LOANS By Tom Flynn Brick Gentry, P.C Westown Parkway, Suite 100 West Des Moines, IA Phone: Prepared for Iowa Bankers Agricultural Conference March 17,
2 I. Documenting the Loan A. Types of Borrowers 1. Individuals: Individuals often have variations in their names which begs the question of which name should be used on the UCC Financing Statement (full legal name, nick name, etc.) Much litigation has been generated concerning this issue. In Iowa, as of July 1, 2013, if borrower has an unexpired driver s license use the exact same name as appears on the driver s license. Thus, you need a copy of the borrower s current Driver s License for your file. What if borrower does not have an unexpired driver s license? Answer: the Financing Statement must indicate either (1) the individual name of the debtor or (2) the surname and first personal name of the debtor. What about UCCs for individuals filed prior to July 1, 2013? What if borrower has a driver s license issued by another state? What if the driver s license shows nicknames, misspellings or suffixes? What if the driver s license expires post loan-closing? What if the borrower s name changes on the license? (e.g. women gets remarried or takes maiden name). Does the name of the promissory note need to read exactly as the name on the driver s license/ucc? 2. Corporations: need file-stamped copy of Articles of Incorporation, executed copy of Bylaws and Resolution authorizing borrowing (or guaranty), pledge of assets and who can sign loan documents. 3. Limited Partnerships and Limited Liability Partnerships: need file-stamped copy of Partnership Agreement and Resolution authorizing borrowing (or guaranty), pledge of assets and who can sign loan documents. 4. General Partnership: need executed copy of Partnership Agreement and Resolution authorizing borrowing (or guaranty), pledge of assets and who can sign loan documents. 5. Limited Liability Companies: need file-stamped copy of Articles of Organization, Operating Agreement and Resolution authorizing borrowing (or guaranty), pledge of assets and who can sign loan documents. CAVEAT: If Bank is taking a security interest in the borrower or guarantor s shares or membership units you will probably need the written consent of the entity and other shareholders/members for such pledge. 6. Trusts and Estates: need executed copy of Trust Agreement and Resolution authorizing borrowing (or guaranty), pledge of assets and who can sign loan 2
3 documents. B. Credit Agreements IA Code contains a special statute of frauds applicable to credit agreements, which is intended to protect lenders against claims that there were oral agreements which modified the written loan documents. Credit Agreement is defined to mean any contract made or acquired by a lender to loan money, finance any transaction, or otherwise extend credit for any purpose, and includes all of the terms of the contract, but does not mean a contract to extend credit pursuant to a credit card or pursuant to open-end credit, or pursuant to a home equity line of credit, whether the loan, financing, or credit is for consumer or business purposes, or a consumer rental purchase agreement. i. A credit agreement is not enforceable in contract law by way of action or defense by any party unless a writing exists which contains all of the materials terms of the agreement and is signed by the party against whom enforcement is sought. ii. Unless otherwise expressly agreed in writing, a modification of a credit agreement which occurs after the person asserting the modification has been notified in writing that oral or implied modifications to the credit agreement are unenforceable and should not be relied upon, is not enforceable in contract law by way of action or defense by any party unless a writing exists containing the material terms of the modification and is signed by the party against whom enforcement is sought. This notification can be included among the terms of a credit agreement, can be included on a separate form or together with other disclosures that are provided when the agreement is made, or can be given wholly apart from the agreement and at any time after the agreement has been made. To be effective, the notification and its language must be conspicuous. A person who gives a notification is bound by it to the same extent as the person notified. A notification with respect to any credit agreement is effective with respect to all other credit agreements then in effect between the parties if the notification conspicuously so provides. When a modification is required by this section to be in writing and signed, such requirement cannot be modified except by clear and explicit language in a writing signed by the person against whom the modification is to be enforced. iii. A notification referred to in subsection 2 in the following form in boldface, ten-point type, complies with the requirements of this section: IMPORTANT: READ BEFORE SIGNING. THE TERMS OF THIS AGREEMENT SHOULD BE READ CAREFULLY BECAUSE ONLY THOSE TERMS IN WRITING ARE ENFORCEABLE. NO OTHER TERMS OR ORAL PROMISES NOT CONTAINED IN THIS WRITTEN CONTRACT MAY BE LEGALLY ENFORCED. YOU MAY CHANGE THE TERMS OF THIS AGREEMENT ONLY BY ANOTHER WRITTEN AGREEMENT. 3
4 iv. Notwithstanding subsections 1 and 2, a credit agreement or modification of a credit agreement which is not in writing, but which is valid in other respects, is enforceable if the party against whom enforcement is sought admits in court that the agreement or modification was made, but no agreement or modification is enforceable under this subsection beyond the terms admitted. C. Real Estate Loans i. Mortgages and Deeds of Trust. Mortgages and deeds of trust are provided for in IA Code Chapter 654. They are considered equivalent in substance, with similar rights and remedies, including foreclosure. IA Code Purchase money mortgages have certain priority rights over other liens (e.g. priority over preexisting judgments against the purchaser). Purchase Money Mortgage is mortgage loan that enables purchaser to acquire real estate (or to refinance existing purchase money mortgages by same lender to same purchaser). IA Code B. All real estate documents to be recorded must be properly acknowledged to be effective against third parties. ii. Homesteads. a. Waiver on Mortgage. A mortgage against an agricultural homestead of 40 acres or more must contain the boldface homestead exemption waiver signed and dated by the borrower as provided in Iowa Code Section Failure to include the required disclosure invalidates an agricultural mortgage. b. Spousal Signatures. Regardless of whose name the property is titled, both spouses must sign a mortgage on homestead property, or the mortgage is invalid, unless (i) the nonsigning spouse s interest is terminated by a decree of dissolution of marriage or other order of the court; (ii) the nonsigning spouse s right of recovery is barred by section 614.5; (iii) the encumbrance is a purchase money mortgage as defined in section B; and (iv) a court sitting in equity enters a decree holding that invalidating the conveyance or encumbrance or a contract to convey or encumber the homestead would, directly or indirectly, unjustly enrich the nonsigning spouse. c. Order of Collection. A lender that holds as collateral a debtor's homestead with other non-homestead property (whether real or personal) must collect its debt from the non-homestead property first. d. Truth in Lending Act-Notice of Right to Rescind. A lender that is taking a security interest in the debtor's principal dwelling must give the debtor written notice of his right to rescind the transaction within three days of signing the mortgage documents. If the notice is not given, the debtor may rescind the mortgage at any time within three years. If in 4
5 bankruptcy, a Kansas Bankruptcy court has opined that this means that the debtor can rescind the mortgage, leaving the lender with an unsecured obligation that is discharged in bankruptcy, and the debtor with an unencumbered homestead that is exempt. e. Parceling on Sale. If the homestead is agricultural, the debtor is allowed to parcel the homestead, up to forty acres, and redeem that ground, at fair market value, separate and apart from the remaining land in the tract. f. Pre-Acquisition Debt. A homestead is not exempt as to debts contracted prior to its acquisition. Because a debtor can tack homesteads, preacquisition debt as a practical matter is generally limited to debt incurred before the debtor acquired his first homestead. iii. Real Estate Contracts. Under Iowa law, a seller s interest in a real estate contract constitutes personal property and a lender taking such interest as collateral must perfect by filing a financing statement in accordance with Article 9 of the Uniform Commercial Code. However, because such contract could subsequently be forfeited, thus returning the entire fee simple interest to the seller, a prudent lender should also file a mortgage encumbering the seller s interest in the county where the land is located. The buyer s interest in a real estate contract constitutes real property and a lender taking such interest as collateral must perfect by filing a mortgage in the county where the land is located. Real estate contracts can be forfeited upon thirty (30) days notice of default from the seller to the buyer. IA Code A buyer s mortgagee is also entitled to receive such default notice and thus have an opportunity to cure the default. IA Code iv. Assignments of Leases and Rents An assignment of leases and rents may be contained in the mortgage or deed of trust or by separate instrument and is perfected by filing in the county where the land is located. v. Environmental Laws and Regulations Iowa has fairly extensive statutory and regulatory provisions relating to environmental matters. The majority of the statutory provisions are found in IA Code Chapters 455A-I, Chapter 455K and Chapter 459. The provisions are enforced by the Iowa Department of Natural Resources or, on limited occasions, by the Iowa Attorney General. The Iowa environmental laws include several provisions that impose liens on real estate. These liens relate to the failure to pay an environmental protection charge (IA Code ) or to the potential of recovery by the State of certain underground storage tank payments (IA Code 455G.9(5) and 455G.13(5)). An Environmental Indemnity 5
6 Agreement from the owner of the mortgaged property (and any guarantors of the Loan) should be executed in favor of the Lender. vi. Prepayment Pursuant to IA Code 535.9, a borrower obtaining a loan to purchase and occupy a single-family or two-family dwelling or obtaining a loan which is payable over a term of 5 years or less for the purpose of purchasing agricultural land, cannot be required to pay a prepayment penalty. This also applies to the refinancing of a purchase money loan. vii. Due on Sale or Encumbrance Clauses IA Code 535.8(2)(c) provides that if the purpose of the loan is to enable the borrower to purchase a single-family or two-family dwelling for the borrower's residence, any provision of a loan agreement which prohibits the borrower from transferring the borrower's interest in the property to a third party for use by the third party as the third party's residence, or any provision which requires or permits the lender to make a change in the interest rate, the repayment schedule or the term of the loan as a result of a transfer by the borrower of the borrower's interest in the property to a third party for use by the third party as the third party's residence, shall not be enforceable unless the lender, on reasonable grounds, believes that its security interest or the likelihood of repayment is impaired, based solely on criteria which is not more restrictive than that used to evaluate a new mortgage loan application. viii. Cancellation of Mortgages or Deeds of Trust When the debt secured by a mortgage or deed of trust is paid, the Lender must record a satisfaction of the instrument. IA Code Chapter 655. IA Code provides the mortgagor with a right to damages and attorneys fees if the Lender fails to record such satisfaction within thirty days after request by the mortgagor. ix. Mechanic s Liens Mechanic s liens for labor or materials are provided for in IA Code Chapter 572. A claim of lien must be filed with the state construction registry. Generally, mechanic s liens are prior to any mortgage or other lien except liens of record prior to the original commencement of work or improvements. IA Code Thus, if work has been performed, or materials furnished, to a property site prior to the filing of a mortgage, the mortgagee should obtain a release or subordination from such potential lien holder. 6
7 x. Recordation To be effective against subsequent purchasers or mortgagees in good faith and for a valuable consideration (including a bankruptcy trustee), a mortgage or deed of trust must be recorded in the county where the land is located. IA Code All recorded documents must be acknowledged by a notary public or other appropriate official. IA Code Chapter 9E sets out the Iowa law regarding acknowledgment of recorded documents. Acknowledgments in Iowa are almost always taken before notaries public, although certain other officials are empowered to take them. Iowa has very strict statutory requirements for the formatting of documents to be recorded. See IA Code B. Acknowledgments taken outside the state are acceptable, but only if they meet the requirements of IA Code Chapter 9E. It is generally preferable to use the Iowa forms of acknowledgment for documents to be recorded in Iowa. xi. Title Opinions and Title Insurance For residential mortgages, lenders generally rely on title opinions rendered by Iowa lawyers who have examined the abstract of title pertaining to the subject property. As an adjunct to such title opinion, and particularly for the secondary marketplace, additional guaranties to the title are obtainable through the Iowa Title Guaranty Program. IA Code 16.3(15). A corporation authorized to do business in Iowa cannot sell title insurance on mortgages and deeds of trust on commercial property in Iowa from companies located outside of Iowa. D. Non-Real Estate Loans i. The Security Agreement. The Security Agreement may be an authenticated record (viz. allows the debtor to either sign or to adopt a symbol, or encryption) and must sufficiently describe the collateral. Description by reference to a UCC Article category (e.g. all equipment, inventory, accounts, deposit accounts, farm products and general intangibles ) is deemed sufficient except for commercial tort claims which must be specifically described (e.g. all claims arising out of the explosion occurring at the debtor s fireworks factory on July 4, 2013 would work). Unlike financing statements, a description of collateral in a security agreement may not use a generic statement such as all of debtor s personal property. ii. Perfection: Filing. A. Location of the Debtor. Article 9 provides that the only place to file for substantially all kinds of collateral is the place of the debtor s location. Location is deemed to be: (i) for an entity created by a filing with a state (e.g. corporation or limited liability company), the entity s location is that state. Thus, for a debtor incorporated in Delaware with its chief executive office in Iowa, you would file the 7
8 financing statement with the Secretary of State in Delaware, the state of the debtor s formation. Note: if the debtor reincorporates in another state, perfection will lapse after 4 months. (ii) for an entity not created by a filing (e.g. partnership), the entity s location is the state where it has its chief executive office. Note: if the debtor moves its chief executive officer to another state, perfection will lapse after 4 months. (iii) for an individual, the person s location is the state of his/her principal residence. Note: Vehicles (not held in inventory for sale) are still perfected by noting your lien on the title. Notation on each car s title is necessary if the debtor is in the business of leasing, but not selling, cars. Note: Perfection of a security interest in a vehicle occurs upon receipt by the appropriate state official of a properly tendered application for a lien notation. Note: If the vehicle is retitled in another state without your lien being noted, you could lose to a good faith purchaser or new lender. Note: fixtures require a UCC-2 filing or mortgage in the county where the fixtures are affixed to the real estate. iii. The Debtor s Name. Article 9 contains a statutory rule to determine when a mistake in the debtor s name is so incorrect as to make the financing statement ineffective. The financing statement is effective if a computer search run under the debtor s correct name turns up the financing statement with the incorrect name. If it does not, then the financing statement is not effective as a matter of law. The Court supposedly has no discretion to determine that the incorrect name is close enough. As a result the secured party is dependent on the kind of computer search logic used by a particular state s filing office. iv. Generic Description of Collateral. A supergeneric all assets indication of collateral in a financing statement is permitted but a supergeneric description will not suffice in a security agreement. v. Crops. A perfected security interest in crops has priority over an owner or mortgagee of the real estate on which the crops are grown, if the debtor is in possession of, or has an interest of record in, such real estate. vi. Financing the Equipment Lessor. Double-tiered perfection is required, to wit: between the Bank and the lessor, and between the lessor and lessee. As between the Bank and equipment lessor, a lease constitutes chattel paper which Bank can perfect by possession of the lease and/or a UCC filed with the Secretary of State. The equipment to be leased constitutes inventory. If leases are deemed disguised installment sales, Bank needs to make sure that lessor has filed a UCC on equipment in state where lessee is located. vii. Insurance. Bank needs to make sure it is named as loss payee on non-real estate policy and mortgagee loss payee under real estate policy. Giving notice to insurance 8
9 company immediately upon casualty loss is recommended. What about business interruption insurance proceeds? viii. Agricultural Liens. Agricultural liens must be perfected in the state where the farm products are located. An agricultural lien means an interest, other than a security interest, in farm products: (i) which secures payment or performance of an obligation for: (a) goods or services furnished in connection with a debtor s farming operation; (b) rent on real property leased by a debtor in connection with its farming operation; (ii) which is created by statute in favor of a person that: (a) in the ordinary course of its business furnished goods or services to a debtor in connection with a debtor s farming operation; or (b) leased real property to a debtor in connection with the debtor s farming operation; and (iii) whose effectiveness does not depend on the person s possession of the personal property. The following are possible agricultural liens: (i) (ii) (iii) (iv) (v) agricultural supply dealer lien; harvester s lien; cold storage locker lien; vet lien; and custom cattle feedlot lien. ix. Perfection by Control. a. Article 9 permits control of investment property to serve as a method of perfecting a security interest in investment property. For a security entitlement, this requires an agreement between the secured party and securities intermediary that the securities intermediary will comply with entitlement orders originated by the secured party without further consent of the debtor. Present control (and therefore perfection) will not exist if the secured party s future exercise of control requires the consent of the debtor. b. Article 9 provides that a secured party must have control of a deposit account to be perfected as original collateral (viz., filing a financing statement is not sufficient). There are three ways to obtain control over a deposit account: i) if the account is maintained with the secured party, and the debtor has pledged the deposit account in the security agreement, control and hence perfection, is automatic; or 9
10 ii) a control agreement is entered into among debtor, the secured creditor and the institution holding the deposit account (Note: the depository institution is not obligated to enter into the control agreement); or iii) the secured party becomes the depository institution s customer with respect to the deposit account (not very practical). Note: a security interest perfected by control has priority over any security interest not perfected by control. Note: among security interests perfected by control, the automatically perfected security interest of the depository bank has priority over a security interest perfected by a control agreement, regardless of the time of perfection. X. Priority Among Competing Security Interests. General rule. Generally, the first secured party to file a financing statement or to perfect its security interest has priority. However, there are certain exceptions, generally based on the method of perfection. Some of these are described below. a. Filing v. control. A secured party with a security interest in investment property or electronic chattel paper may perfect its security interest by filing or control. A secured party that perfects a security interest in investment property only by filing will not have priority against a secured party that later perfects by control, even if the second secured party knows of the prior perfected security interest. A secured party that does not fear a debtor double-financing its collateral can rely on the simple filing of a financing statement to perfect the security interest and defeat a lien creditor, including a trustee in bankruptcy and debtor in possession. b. Filing v. possession. Similarly, the right to perfect a security interest in an instrument (e.g. promissory note) by the filing of a financing statement does not protect the secured party that perfects by filing against a subsequent secured party that perfects by taking possession of the instrument. Once again, the decision of whether to depend solely on the filing of a financing statement to perfect a security interest will turn on the secured party s level of confidence in the debtor. xi. Purchase-money security interests. Purchase-money security interests have certain priority rights. xii. Enforcement of Lien. There exists much litigation under Article 9 in connection with the enforcement of a security interest. a. Commercial reasonableness. Each aspect of a foreclosure sale must be commercially reasonable. Some debate has occurred over the years on whether the foreclosure sale price itself must satisfy that test. Article 9 indicates that a low price of itself will not make a foreclosure sale commercially unreasonable. However a low price obtained at the foreclosure sale suggests that the court should scrutinize carefully all aspects of a disposition. 10
11 b. Notices. A secured party must give enforcement notices to other secured parties, as well as the debtor. c. Guarantors. A guarantor of an obligation subject to Article 9 is entitled to the same notices and protections as the debtor and may not waive those rights before default to the extent the debtor could not waive them. b. Rebuttable Presumption Rule. The courts have long debated whether a failure to meet the notice or commercial reasonableness requirements of Article 9 would: bar all deficiencies (the absolute bar rule ), or reduce the secured party s deficiency to the extent that the failure to comply affected the price obtained at the foreclosure sale (the rebuttable presumption rule ). Except in consumer transactions, Article 9 establishes by statute the rebuttable presumption rule. II. Collecting the Loan. A. INITIAL ACTION TO BE TAKEN CONCERNING A PROBLEM LOAN. 1. Examine your loan documents to determine if they have been adequately prepared. a. Is the Borrower correctly described? b. Is your collateral adequately described? c. UCC filing in correct place? Has it been timely continued? d. Lien notations on vehicles timely made? e. Proper mortgage acknowledgments? f. Signer(s) for borrower conform to articles or resolutions? g. Have you noticed buyers of borrower s farm products? h. Is your collateral insured and are you the loss payee? i. How well will your dragnet clause drag? 2. Are there any adverse smoking guns in the your files? 3. Update lien search to determine conflicting liens (UCC and county land records) are there any other creditors with prior perfected liens? 4. Review file for notices of purchase money security interests. 5. Can Borrower s landlord assert a lien superior to yours? 6. Federal or state tax liens filed? 11
12 7. Have you expressly or impliedly authorized the borrower to sell your collateral without remitting the proceeds to you? (i.e. course of dealing ) 8. Get a credit report. 9. Are there lawsuits pending or threatened against the borrower? 10. Where is your collateral and what is it worth quick sale v. orderly liquidation. What is the risk to the collateral value if it is retained by borrower? Is any collateral non-essential to borrower s on-going business? 11. Any unusual activity by borrower (e.g. repayment of loans to insiders, preferred vendors, transfer of assets, accounts at other institutions)? 12. Level of cooperation to date from the borrower. B. GIVING THE DEFAULT NOTICE/MEDIATION. 1. For loans secured by agricultural real estate, you must send a default notice by certified mail giving the borrower 45 days to cure the default. The notice must meet the requirements of Iowa Code 654.2A and 654.2B. Further, Iowa Code 654.2C requires that if the debt is in excess of $20,000.00, you must go to mediation and get a release before you commence foreclosure (unless a court determines that the time delay required for mediation would cause the bank irreparable harm). Therefore, you should request mediation at the same time as you send the default notice. 2. For loans secured by non-agricultural, one and two family homesteads, Iowa Code 654.D requires that you must send a default notice (either by delivering notice to the borrower or mailing notice to the borrower s residence) giving the borrower 30 days to cure the default. 3. For loans secured by non-agricultural, non-homestead assets, there is no statutory notice requirement, although, pursuant to Iowa Code you may not be able to recover your attorneys fees unless you first gave the borrower a reasonable opportunity to cure the default (e.g. a 10-day cure notice is probably sufficient); 4. A creditor who holds a claim against an agricultural borrower of $20, or more must get a mediation release before levying or taking other action against agricultural property. 654A.4. Agricultural property is defined in 654.A.1 as agricultural land primarily used for farming and personal property that is used as security to finance a farm operation or used as part of a farm operation, including equipment, crops, livestock and proceeds of security. 5. For consumer loans (viz. primarily for personal, family or household purposes which do not exceed $25,000.00), Iowa Code and require a 20 day cure notice and compliance with certain requirements therein (either by delivering notice to the borrower or mailing notice to the borrower s 12
13 residence). The borrower has a cause of action against the bank for failure to comply with the notice provision ($100 to $1,000 plus attorneys fees); C. COLLECTING DEBTS SECURED BY REAL ESTATE. 1. Judicial Foreclosure. a. Decree. b. Sheriff s Sale (borrower can delay sale) c. Redemption period, if applicable. d. Deed. 2. Non-judicial Foreclosure (two ways) a. All types of real estate ( ) (i) (ii) (iii) (iv) Written agreement between parties; Conveyance from borrower to lender; Waiver of deficiency; Notice to junior lienholders. - OR - b. Non-agricultural Real Estate (Chapter 655A) (i) (ii) (iii) (iv) Lender waives deficiency; Notice of default to borrower; Notice to junior lienholders; If default not cured within 30 days, foreclosure is effectuated. 3. Deed In Lieu of Foreclosure. 4. Receiverships. D. COLLECTING DEBTS SECURED BY PERSONAL PROPERTY. 1. Replevin (Chapter 643). 2. Specific Attachment (Chapter 640). Collateral has been or is about to be sold, concealed or removed from the state. 3. General Attachment (Chapter 639). For use when lender doesn t have a security interest. 4. Remedies Under UCC. a. Foreclosure via judicial process; 13
14 b. Repossession without breaching peace; c. Dispose of property in commercially reasonable manner - public or private sales - must give at least 10 days notice to borrower, guarantors and junior lienholders; d. Lender can disclaim warranties to buyer. e. Retention of collateral in full satisfaction of debt. f. Setoff of bank account (be aware of 90 day improvement in position factor and IRS levy factor). E. COLLECTING DEBTS WHEN YOU HAVE A JUDGMENT BUT NO SECURITY INTEREST. 1. Execution v. non-exempt real estate. 2. Execution v. non-exempt personal property. 3. Garnishment (normally wages and bank accounts) effective for 70 days - then must be renewed. 4. Judgment Debtor Examinations. F. THE GUARANTOR S DEFENSES. 1. No consideration. This defense is usually not successful when the credit is extended contemporaneously with the Guaranty. But when the credit has already been extended (e.g. loan is in default), you need to show the bank s forbearance of its remedies, etc. 2. Statute of limitations. 3. Conditions precedent to liability. (e.g. must pursue primary obligor and/or collateral first) 4. Revocation of Guaranty. 5. Impairment of collateral. Failure to document loan correctly (lien perfection) thus increasing Guarantor s exposure. 6. Negligent administration of the loan. 7. Failure to give Guarantor notice of sale of collateral. 8. Failure to conduct a commercially reasonable sale of collateral. 9. Material alteration of underlying debt. (e.g. creditor extends maturity date or payment terms or amount of loan or purpose of loan). 10. Release of co-guarantors. 11. Regulation B violations. 14
Chapter VII SECURED TRANSACTIONS IN PERSONAL PROPERTY CONDENSED OUTLINE
Chapter VII SECURED TRANSACTIONS IN PERSONAL PROPERTY CONDENSED OUTLINE I. METHODS USED BEFORE UNIFORM COMMERCIAL CODE A. In General. B. Pledge. C. Trust Receipt. D. Chattel Mortgage. E. Conditional Sale.
More information, Note (the Note ) made by Borrower in the amount of the Loan payable to the order of Lender.
, 201 Re:, Illinois (the Project ) Ladies and Gentlemen: We have served as [general] [special] [local] counsel to (A), a partnership ( Beneficiary ), the sole beneficiary of ( Trustee ), as Trustee under
More informationBasics of UCC Article 9 -- Your Guide to Security Interests
Basics of UCC Article 9 -- Your Guide to Security Interests June 28, 2018 Panelists: James C. Schulwolf (moderator), Shipman & Goodwin LLP, Hartford, CT R. Marshall Grodner, McGlinchey Stafford, Baton
More informationPersonal Property Security Agreement
Personal Property Security Agreement (This form is intended for use in Washington State consumer transactions and for related personal property specified in Exhibit A; it is not intended for general use
More informationEXPANDED COVERAGE RESIDENTIAL LOAN POLICY For a one-to-four family residence Issued By BLANK TITLE INSURANCE COMPANY
EXPANDED COVERAGE RESIDENTIAL LOAN POLICY For a one-to-four family residence Issued By BLANK TITLE INSURANCE COMPANY Any notice of claim and any other notice or statement in writing required to be given
More informationToday s Presenter. The SBA Authorization Wisconsin SBA Lenders Conference May 19, SBA Loan Closing: Proper Documentation & Pitfalls
2016 Wisconsin SBA Lenders Conference May 19, 2016 SBA Loan Closing: Proper Documentation & Pitfalls Today s Presenter Nick Jellum, Anastasi Jellum P.A. 14985 60 th Street North, Stillwater, MN 55082 Phone:
More informationPrinciples of Business Credit
Principles of Business Credit National Education Department 8840 Columbia 100 Parkway, Columbia, MD 21045-2158 Fax: 410-740-5574 Email: education_info@nacm.org Eighth Edition UCC ARTICLE 2 SALES OFFER
More informationSecured Transactions Professor Keith A. Rowley William S. Boyd School of Law University of Nevada Las Vegas Fall 2010
Secured Transactions Professor Keith A. Rowley William S. Boyd School of Law University of Nevada Las Vegas Default and Post-Default Article 9 Remedies I. Default Under Article 9 A. Typical Payment Terms
More informationUnited Auto Credit Securitization Trust Automobile receivables-backed notes series
Standard & Poor s Ratings Services 17g-7(N) Representations & Warranties Disclosure Report JAN. 14, 2016 SEC Rule 17g-7(N) SEC Rule 17g-7(N) requires an NRSRO, for any report accompanying a credit rating
More informationFORMULARY INTERCREDITOR SUBORDINATION AGREEMENTS
FORMULARY INTERCREDITOR SUBORDINATION AGREEMENTS Materials Prepared By: R. Marshall Grodner 14 th Floor, One American Place Baton Rouge LA 70825 Telephone: (225) 383-9000 Facsimile: (225) 343-3076 E-mail:
More informationDEED OF TRUST AND ASSIGNMENT OF RENTS SAN FRANCISCO POLICE IN THE COMMUNITY LOAN PROGRAM (PIC)
Free Recording Requested Pursuant to Government Code Section 27383 When recorded, mail to: Mayor's Office of Housing AND Community Development of the City and County of San Francisco One South Van Ness
More informationMINNESOTA REAL ESTATE FORECLOSURES: 21 COMMON QUESTIONS & ANSWERS
MINNESOTA REAL ESTATE FORECLOSURES: 21 COMMON QUESTIONS & ANSWERS Our Creditors Remedies attorneys answer the most asked questions from their clients. Practice Area: CREDITORS REMEDIES, BANKRUPTCY & WORK-OUT
More informationChapter 14 Real Estate Financing: Principles
Chapter 14 Real Estate Financing: Principles OUTLINE: I. Mortgage Law A. A mortgage is a voluntary lien on real estate, given by the mortgagor to secure the payment of a debt or the performance of an obligation
More informationLOAN SERVICING AND EQUITY INTEREST AGREEMENT
LOAN SERVICING AND EQUITY INTEREST AGREEMENT THIS LOAN SERVICING AND EQUITY INTEREST AGREEMENT ( Agreement ) is made as of, 20 by and among Blackburne & Sons Realty Capital Corporation, a California corporation
More informationAmerican Land Title Association Revised 10/17/92 Section II-1 POLICY OF TITLE INSURANCE. Issued by BLANK TITLE INSURANCE COMPANY
POLICY OF TITLE INSURANCE Issued by BLANK TITLE INSURANCE COMPANY SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, BLANK
More informationGuaranty Agreement SLS SAMPLE DOCUMENT 07/11/17
Guaranty Agreement SLS SAMPLE DOCUMENT 07/11/17 Guarantor name: Guarantor address and contact information: Borrower name: Guarantor relationship to Borrower: Sole member and manager Loan Agreement to which
More informationUCC Financing Statements
Rich Maxwell Woods Rogers PLC Greg Feldmann Skyline Capital Strategies, LLC UCC Financing Statements Perfection of Liens Filing in the Right Location Getting the Name of the Debtor Correct Standard search
More informationLoan Enforcement Improving the Odds of Recovery. By Michael A. Campbell Polsinelli Shughart PC
Loan Enforcement Improving the Odds of Recovery By Michael A. Campbell Polsinelli Shughart PC Copyright 2009 Contents 1. Good Underwriting 2. Speed and its Effect on Recoveries 3. Pre-Enforcement Asset
More informationForm 3927 ( ) REAL PROPERTY ACT (MANITOBA) SET OF STANDARD CHARGE MORTGAGE TERMS COLLATERAL MORTGAGE (PERSONAL LENDING)
REAL PROPERTY ACT (MANITOBA) SET OF STANDARD CHARGE MORTGAGE TERMS COLLATERAL MORTGAGE (PERSONAL LENDING) A C K N O W L E D G M E N T The undersigned, the Mortgagor(s) named in a Mortgage of Land to Royal
More informationSubordinate Mortgage
PREPARED BY AND RECORDATION REQUESTED BY: THE AFFORDABLE HOUSING CORPORATION OF LAKE COUNTY 1590 S. MILWAUKEE AVENUE, STE. 312 LIBERTYVILLE, IL 60048 WHEN RECORDED MAIL TO: THE AFFORDABLE HOUSING CORPORATION
More informationREVOLVING CREDIT MORTGAGE
REVOLVING CREDIT MORTGAGE WHEN RECORDED, MAIL TO: 1 2 3 PARCEL ID NUMBER: 4 SPACE ABOVE THIS LINE FOR RECORDER'S USE THIS MORTGAGE CONTAINS A DUE-ON-SALE PROVISION AND SECURES INDEBTEDNESS UNDER A CREDIT
More informationHAZARDOUS MATERIALS INDEMNITY AGREEMENT (Unsecured)
HAZARDOUS MATERIALS INDEMNITY AGREEMENT (Unsecured) THIS INDEMNITY ( Indemnity ) is given on and effective ( date ), by (each an Indemnitor and collectively the Indemnitors ) to WELLS FARGO BANK, NATIONAL
More informationMinimizing Risk on Problematic Ag Loans
Minimizing Risk on Problematic Ag Loans November 3, 2015 Today s Presenters: Lynn W. Hartman (319) 896-4083 lhartman@simmonsperrine.com Eric W. Lam (319) 896-4018 elam@simmonsperrine.com Christopher K.
More informationCROP LOAN GUARANTEE PROGRAM
CROP LOAN GUARANTEE PROGRAM LENDER MANUAL 1 P age Contents ABOUT THIS MANUAL... 3 WHO TO CONTACT... 3 ELIGIBILITY... 4 A. ELIGIBLE LENDERS... 4 B. ELIGIBLE BORROWERS... 5 C. ELIGIBLE LOANS... 6 D. ELIGIBLE
More informationDEED OF TRUST AND ASSIGNMENT OF RENTS FIRST RESPONDERS DOWNPAYMENT ASSISTANCE LOAN PROGRAM (FRDALP)
Free Recording Requested Pursuant to Government Code Section 27383 When recorded, mail to: Mayor's Office of Housing and Community Development of the City and County of San Francisco 1 South Van Ness Avenue,
More informationForm 3928 ( ) LAND TITLES ACT (ALBERTA) SET OF STANDARD FORM MORTGAGE TERMS COLLATERAL MORTGAGE (PERSONAL LENDING)
LAND TITLES ACT (ALBERTA) SET OF STANDARD FORM MORTGAGE TERMS COLLATERAL MORTGAGE (PERSONAL LENDING) TABLE OF CONTENTS SECTION 1 TERMS YOU NEED TO KNOW...1 SECTION 2 - HOW THE MORTGAGE WORKS...4 SECTION
More informationREAL PROPERTY ACT (P.E.I.)
REAL PROPERTY ACT (P.E.I.) ROYAL BANK OF CANADA (PERSONAL LENDING) (Fixed Rate) COLLATERAL MORTGAGE TABLE OF CONTENTS SECTION 1 AMOUNTS SECURED BY THE MORTGAGE AND INTEREST RATE...2 SECTION 2 - TERMS YOU
More informationSecured Transactions Professor Keith A. Rowley William S. Boyd School of Law University of Nevada Las Vegas Fall Article 9 Priorities (Revised)
Secured Transactions Professor Keith A. Rowley William S. Boyd School of Law University of Nevada Las Vegas Article 9 Priorities (Revised) I. The Concept: If the value of collateral is insufficient to
More informationCHAPTER 244 FORECLOSURE AND REDEMPTION OF MORTGAGES*
CHAPTER 244 FORECLOSURE AND REDEMPTION OF MORTGAGES* *selected sections relating to foreclosures by sale Section 1 Foreclosure by entry or action; continued possession Section 1. A mortgagee may, after
More informationOHIO FORECLOSURE PROCESS AND TIMELINE
OHIO FORECLOSURE PROCESS AND TIMELINE Ohio utilizes the process of judicial foreclosure in connection with the enforcement of both commercial and residential mortgages and liens on real property. 1 In
More informationCDBG PIGGYBACK PROGRAM GAP FINANCING NOTE
CDBG PIGGYBACK PROGRAM GAP FINANCING NOTE US $, 200 FOR VALUE RECEIVED, the undersigned ( Borrower ) jointly and severally and in solido (if more than one) promises to pay to the order of THE STATE OF
More informationLAND TITLES ACT (N.W.T.)
LAND TITLES ACT (N.W.T.) ROYAL BANK OF CANADA COLLATERAL MORTGAGE (Personal Lending) (Fixed Rate) TABLE OF CONTENTS SECTION 1 AMOUNTS SECURED BY THE MORTGAGE AND INTEREST RATE...2 SECTION 2 - TERMS YOU
More information4. equipment: catch all ; goods other than inventory, farm products, and consumer goods; used or bought for use primarily in business
Secured Transactions Prof. Payne Chapter 1. Goods: all things that are movable when a security interest attaches 1. consumer goods: goods that are used or bought for use primarily for personal, family
More informationLOAN SERVICING AND EQUITY INTEREST AGREEMENT
LOAN SERVICING AND EQUITY INTEREST AGREEMENT THIS LOAN SERVICING AND EQUITY INTEREST AGREEMENT ( Agreement ) is made as of, 20 by and among Cushman Rexrode Capital Corporation, a California corporation
More informationNC General Statutes - Chapter 39 Article 3A 1
Article 3A. Uniform Voidable Transactions Act. 39-23.1. Definitions. In this Article, the following definitions apply: (1) Affiliate. Any of the following: a. A person that directly or indirectly owns,
More informationAMERICAN EXPRESS CREDIT ACCOUNT MASTER TRUST
AMERICAN EXPRESS CREDIT ACCOUNT MASTER TRUST RECEIVABLES PURCHASE AGREEMENT between AMERICAN EXPRESS BANK, FSB and AMERICAN EXPRESS RECEIVABLES FINANCING CORPORATION IV LLC Dated as of April 16, 2004 DOCSNY1:1033088.4
More informationAmerican Land Title Association Adopted OWNER S POLICY OF TITLE INSURANCE Issued by [TITLE INSURANCE COMPANY]
OWNER S POLICY OF TITLE INSURANCE Issued by [TITLE INSURANCE COMPANY] Any notice of claim and any other notice or statement in writing required to be given to the Company under this Policy must be given
More informationAMERICAN EXPRESS ISSUANCE TRUST
Execution Copy AMERICAN EXPRESS ISSUANCE TRUST AMENDED AND RESTATED RECEIVABLES PURCHASE AGREEMENT between AMERICAN EXPRESS CENTURION BANK and AMERICAN EXPRESS TRAVEL RELATED SERVICES COMPANY, INC. Dated
More informationUCC Article 9 & Other Lien-Related Legislation Includes Tax Lien, Judgment Lien, Real Estate Lien and Fraudulent Filing Bills
For further information please contact: UCC Article 9 & Other Lien-Related Legislation Includes Tax Lien, Judgment Lien, Real Estate Lien and Fraudulent Filing Bills Paul Hodnefield Associate General Counsel
More informationDEED OF TRUST. a resident of the Commonwealth of Virginia, whose full residence or business address is. , and
"THIS DEED OF TRUST SHALL NOT WITHOUT THE CONSENT OF THE SECURED PARTY HEREUNDER BE SUBORDINATED UPON THE REFINANCING OF ANY PRIOR MORTGAGE." Return To: Tax Map Reference #: Prepared by: RPC/Parcel ID
More informationGeorgia Civil Code. This English translation has been generously provided by, the IRIS Centre, University of Maryland. Important Disclaimer
Georgia Civil Code This English translation has been generously provided by, the IRIS Centre, University of Maryland. Important Disclaimer This does not constitute an official translation and the translator
More informationDeed of Trust. a resident of the Commonwealth of Virginia, whose full residence or business address is
"THIS DEED OF TRUST SHALL NOT, WITHOUT THE CONSENT OF THE SECURED PARTY HEREUNDER, BE SUBORDINATED UPON THE REFINANCING OF ANY PRIOR MORTGAGE." Return To: Tax Map Reference #: RPC/Parcel ID #: Prepared
More informationTITLE LOAN AGREEMENT
Borrower(s): Name: Address: Motor Vehicle: Year Color Make TITLE LOAN AGREEMENT Lender: Drivers License Number VIN Title Certificate Number Model Date of Loan ANNUAL PERCENTAGE RATE The cost of your credit
More informationUCC Article 9 & Other Lien-Related Legislation Includes Tax Lien, Judgment Lien, Real Estate Lien and Fraudulent Filing Bills
For further information please contact: UCC Article 9 & Other Lien-Related Legislation Includes Tax Lien, Judgment Lien, Real Estate Lien and Fraudulent Filing Bills Paul Hodnefield Associate General Counsel
More informationAPPLICATION / MASTER NOTE / SECURITY AGREEMENT
(A) LOAN REQUEST (B) APPLICANT INFORMATION APPLICATION / MASTER NOTE / SECURITY AGREEMENT $ Individual Legal Name [must be the same as driver s license] Loan requires at least one Individual Social Security
More informationTrends in Lender Liability and Protections for Environmental Matters. Ren Hayhurst (Irvine, CA) ;
Trends in Lender Liability and Protections for Environmental Matters Ren Hayhurst (Irvine, CA) 949-223-7125; rrhayhurst@bryancave.com Overview of Program Highlights "Lender Liability" encompasses a broad
More informationCDFI BOND GUARANTEE PROGRAM ALTERNATIVE FINANCIAL STRUCTURE TERM SHEET
NOTE: The attached form document is provided for illustrative purposes only and should not be revised or relied on for any other purpose and is subject to further modification by the CDFI Fund. The exact
More informationNEGOTIABLE INSTRUMENTS. Common Law of Contracts: reasonable expectations
NEGOTIABLE INSTRUMENTS LESE Spring 2002 O'Hara 1 Common Law of Contracts: reasonable expectations Old Common Law all assignments and delegations violate the parties reasonable expectations. New Common
More informationDEED OF TRUST NOTICE: THIS LOAN IS NOT ASSUMABLE WITHOUT THE APPROVAL OF THE DEPARTMENT OF VETERANS AFFAIRS OR ITS AUTHORIZED AGENT.
WHEN RECORDED MAIL TO: SPACE ABOVE THIS LINE FOR RECORDER'S USE DEED OF TRUST NOTICE: THIS LOAN IS NOT ASSUMABLE WITHOUT THE APPROVAL OF THE DEPARTMENT OF VETERANS AFFAIRS OR ITS AUTHORIZED AGENT. The
More informationLesson 12: Real Estate Financing 311
Real Estate Principles of Georgia 1 of 97 Lesson 12: Real Estate Financing 311 Economics of Real Estate Finance For a lender, a loan is an investment. Interest paid on loan is lender s return. Riskier
More informationResidential Mortgage. Mortgage Memorandum Memorandum number 2007/4241
Residential Mortgage These are the terms and conditions which form part of your mortgage. As this is an important document, please store it in a safe place. Mortgage Memorandum 0100 Memorandum number 2007/4241
More informationSUBORDINATED NOTE PURCHASE AGREEMENT 1. DESCRIPTION OF SUBORDINATED NOTE AND COMMITMENT
SUBORDINATED NOTE PURCHASE AGREEMENT This SUBORDINATED NOTE PURCHASE AGREEMENT (this Agreement ), dated as of the date it is electronically signed, is by and between Matchbox Food Group, LLC, a District
More informationBA MASTER CREDIT CARD TRUST II SECOND AMENDED AND RESTATED RECEIVABLES PURCHASE AGREEMENT. among BANK OF AMERICA, NATIONAL ASSOCIATION,
EXECUTION COPY BA MASTER CREDIT CARD TRUST II SECOND AMENDED AND RESTATED RECEIVABLES PURCHASE AGREEMENT among BANK OF AMERICA, NATIONAL ASSOCIATION, BANC OF AMERICA CONSUMER CARD SERVICES, LLC and BA
More informationDEED OF TRUST WITH REQUEST FOR NOTICE
RECORDING REQUESTED BY: When Recorded Mail Document To: APN: SPACE ABOVE THIS LINE IS FOR RECORDER S USE DEED OF TRUST WITH REQUEST FOR NOTICE HIS DEED OF TRUST is made this day of among the Trustor, (herein
More informationQuestions and Answers About Farm Debt
Revised October 2003 Agdex 817-14 Questions and Answers About Farm Debt This factsheet addresses some of the common, and some not-so-common, questions asked by farmers about the legal implications of debt.
More informationCredit Enhancements: Beyond the Personal Guaranty. Thomas R. Fawkes and Brian J. Jackiw Goldstein & McClintock LLLP
Credit Enhancements: Beyond the Personal Guaranty Thomas R. Fawkes and Brian J. Jackiw Goldstein & McClintock LLLP Warning Signs of Impending Default Deviations in the manner or timing of counterparty
More informationCONTRACTS: LEARNING FROM THE EXPERIENCE OF DIFFICULT ECONOMIC TIMES IOWA PORK CONGRESS
CONTRACTS: LEARNING FROM THE EXPERIENCE OF DIFFICULT ECONOMIC TIMES IOWA PORK CONGRESS Jan. 28, 2010 Eldon McAfee Beving, Swanson & Forrest, P.C. Des Moines, Iowa CONTRACT DEFAULT Communicate with the
More informationDFI FUNDING BROKER AGREEMENT Fax to
DFI FUNDING BROKER AGREEMENT Fax to 916-848-3550 This Wholesale Broker Agreement (the Agreement ) is entered i n t o a s o f (the Effective Date ) between DFI Funding, Inc., a California corporation (
More informationASSET BASED LENDING IN CANADA CANADIAN PRIMER ON ASSET BASED FINANCING. based on ASSET BASED FINANCING: A TRANSACTIONAL GUIDE
ASSET BASED LENDING IN CANADA CANADIAN PRIMER ON ASSET BASED FINANCING based on ASSET BASED FINANCING: A TRANSACTIONAL GUIDE Alison M anzer Howard Ruda LexisNexis* TABLE OF CONTENTS Preface About thè Authors
More informationRetail Collateral Mortgage
Page 1 Retail Collateral Mortgage Form 15.1 Land Titles Act, S.N.B. 1981, c.l-1.1, s.25 Standard Forms of Conveyances Act, S.N.B. 1980, c.s-12.2, s.2 Parcel Identifier: Mortgagor: PID name address AND
More informationMezzanine Financing Endorsements to Title and UCC Insurance Policies
Mezzanine Financing Endorsements to Title and UCC Insurance Policies By John C. Murray 2003 As a result of the increased securitization of real estate and the packaging of pools of loans for sale into
More informationLaw for Mortgage on Immovable Property in Banking Transactions
Law for Mortgage on Immovable Property in Banking Transactions Necessity of Creation of Law Article one: Chapter 1 General Principals This Law is created to regulate business and banking transactions that
More informationSecured Transactions Law School Legends Professor Michael I. Spak
Secured Transactions Law School Legends Professor Michael I. Spak Introduction What Article 9 is NOT: 99.99% of all sales. E.g., I sell you my tie for $1 down and $1 a month for 9 months. You stop making
More informationCO-OPERATIVE APARTMENT LOAN SECURITY AGREEMENT
CO-OPERATIVE APARTMENT LOAN SECURITY AGREEMENT THIS SECURITY AGREEMENT made the day of, 20, between and, residing at (referred to in this Security Agreement as the Borrower ) and (referred to in this Security
More informationStandard Mortgage Terms
These mortgage terms shall be deemed to be included and form part of every mortgage. The terms of this set of standard mortgage terms may be modified by additions, amendments or deletions in the schedule
More informationNEW JOBS TRAINING AGREEMENT PART I
NEW JOBS TRAINING AGREEMENT PART I 1. College means Community College,,, Michigan. Notices, requests, or other communications directed to the College under this Agreement shall be addressed as follows:
More informationSecurity over Collateral. USA PENNSYLVANIA Eckert Seamans Cherin & Mellott, LLC
Security over Collateral USA PENNSYLVANIA Eckert Seamans Cherin & Mellott, LLC CONTACT INFORMATION Jay T. Blount Louis J. Moraytis Eckert Seamans Cherin & Mellott, LLC U.S. Steel Tower 600 Grant Street,
More informationRemedies Outside the Box: Enforcing Security Interests Under Article 9 of the Uniform Commercial Code
August 2012 1 > Click to view this issue online Remedies Outside the Box: Enforcing Security Interests Under Article 9 of the Uniform Commercial Code By Kathy Cabral and Teresa Wilton Harmon The phone
More informationUCC Article 9 & Other Lien-Related Legislation Includes Tax Lien, Judgment Lien, Real Estate Lien and Fraudulent Filing Bills
For further information please contact: UCC Article 9 & Other Lien-Related Legislation Includes Tax Lien, Judgment Lien, Real Estate Lien and Fraudulent Filing Bills Paul Hodnefield Associate General Counsel
More informationPage 1 of 26 EXHIBIT 10.1 EXECUTION COPY ASSET PURCHASE AND FORWARD FLOW AGREEMENT AMONG JEFFERSON CAPITAL SYSTEMS, LLC, SELLER, MIDLAND FUNDING LLC, BUYER AND ENCORE CAPITAL GROUP, INC. ASSET PURCHASE
More informationTitle 33: PROPERTY. Chapter 9: MORTGAGES OF REAL PROPERTY. Table of Contents
Title 33: PROPERTY Chapter 9: MORTGAGES OF REAL PROPERTY Table of Contents Subchapter 1. GENERAL PROVISIONS... 3 Section 501. FORMS... 3 Section 501-A. "POWER OF SALE"... 3 Section 502. ENTRY BY MORTGAGEE...
More informationSecured Transactions Professor Keith A. Rowley William S. Boyd School of Law University of Nevada Las Vegas Fall 2011
Secured Transactions Professor Keith A. Rowley William S. Boyd School of Law University of Nevada Las Vegas Perfecting the Security Interest (Final Cut) I. The Concept: Perfection determines the relative
More informationAPPLICATION FOR PARTICIPANT LOAN
APPLICATION FOR PARTICIPANT LOAN Name of Applicant: Address: Company: Sample Company, Inc. Plan # 001 Requested Loan Amount [ ] $ [ ] The Maximum nontaxable amount available Desired Term Of Loan months
More informationRECORDING COVER SHEET. Title of Document: Date of Document: Grantors: Grantee(s): Mailing Address(es): Reference Book and Page: Doc.
RECORDING COVER SHEET Title of Document: Date of Document: Grantors: Grantee(s): Mailing Address(es): Legal Description: See Exhibit A Reference Book and Page: Doc. # Book at Page DEED OF TRUST THIS DEED,
More informationSenate Bill No. 818 CHAPTER 404
Senate Bill No. 818 CHAPTER 404 An act to amend Section 2924 of, to amend and repeal Sections 2923.4, 2923.5, 2923.6, 2923.7, 2924.12, 2924.15, and 2924.17 of, to add Sections 2923.55, 2924.9, 2924.10,
More informationMEZZANINE PLEDGE AND SECURITY AGREEMENT
Last Revised: 5/14/03 Loan Number: MEZZANINE PLEDGE AND SECURITY AGREEMENT This MEZZANINE PLEDGE AND SECURITY AGREEMENT ( Pledge Agreement ) dated as of is from., a [limited partnership/limited liability
More informationROBBINS, SALOMON & PATT, LTD. Attorneys at Law DUE DILIGENCE CHECKLISTS FOR COMMERCIAL REAL ESTATE TRANSACTIONS
R S P ROBBINS, SALOMON & PATT, LTD. Attorneys at Law COMMERCIAL REAL ESTATE From the Desk of: R. Kymn Harp (312) 456-0378 rkharp@rsplaw.com DUE DILIGENCE CHECKLISTS FOR COMMERCIAL REAL ESTATE TRANSACTIONS
More informationPRACTICE CHECKLISTS MANUAL
LAW SOCIETY OF BRITISH COLUMBIA SECURITY AGREEMENT INTRODUCTION Purpose and currency of checklist. This checklist is designed to be used with the CLIENT IDENTIFICATION AND VERIFICATION PROCEDURE (A-1)
More informationMango Bay Properties & Investments dba Mango Bay Mortgage
WHOLESALE BROKER AGREEMENT This Wholesale Broker Agreement (the Agreement ) is entered into on this day of between Mango Bay Property and Investments Inc. dba Mango Bay Mortgage (MBM) and ( Broker ). RECITALS
More informationSECOND AMENDED AND RESTATED RECEIVABLES CONTRIBUTION AND SALE AGREEMENT. between BANK OF AMERICA, NATIONAL ASSOCIATION. and
EXECUTION COPY SECOND AMENDED AND RESTATED RECEIVABLES CONTRIBUTION AND SALE AGREEMENT between BANK OF AMERICA, NATIONAL ASSOCIATION and BANC OF AMERICA CONSUMER CARD SERVICES, LLC Dated as of October
More informationTitle 35-A: PUBLIC UTILITIES
Title 35-A: PUBLIC UTILITIES Chapter 29: MAINE PUBLIC UTILITY FINANCING BANK ACT Table of Contents Part 2. PUBLIC UTILITIES... Section 2901. TITLE... 3 Section 2902. FINDINGS AND DECLARATION OF PURPOSE...
More informationCommercial Lender Policy
Commercial Lender Policy Commercial Lender Policy Stewart Title Limited s Commercial Lender Policy will insure you subject to the terms and conditions of the Policy against your actual loss resulting from
More informationacceleration adjustable rate mortgage amortization amortization table annual percentage rate
acceleration A demand for immediate payment of all amounts remaining unpaid on a loan or extension of credit by a mortgage lender or carryback seller. Also known as calling the loan. adjustable rate mortgage
More information/05/ Applicability.
4060 03/05/2018 Master Securities Lending Agreement for Interactive Brokers LLC Fully-Paid Lending Program This Master Securities Lending Agreement ("Agreement") is entered into by and between Interactive
More informationINTERCREDITOR/ SUBORDINATION AGREEMENTS. R. Marshall Grodner McGlinchey Stafford
INTERCREDITOR/ SUBORDINATION AGREEMENTS R. Marshall Grodner McGlinchey Stafford mgrodner@mcglinchey.com INTRODUCTION Types of Subordination Types of Lien Subordination Players General Definition Issues
More informationINTERCOMPANY SUBORDINATION AGREEMENT
10 The indebtedness evidenced by this instrument is subordinated to the prior payment in full of the Senior Indebtedness (as defined in the Intercreditor and Subordination Agreement hereinafter referred
More informationMaster Securities Loan Agreement
Master Securities Loan Agreement 2017 Version Dated as of: Between: and 1. Applicability. From time to time the parties hereto may enter into transactions in which one party ( Lender ) will lend to the
More informationThe following set of additional terms and conditions form part of Canadian Imperial Bank of Commerce. Contents
Page 1 of 23 Consumer General Collateral Mortgage Additional Terms and Conditions The following set of additional terms and conditions form part of Canadian Imperial Bank of Commerce. Contents 1. Definitions...
More informationLIENS OUTSIDE ARTICLES 9 AND 8 OF THE UNIFORM COMMERCIAL CODE
Conflicting security interests in property has been a major source of litigation in the lending industry since common law times. With respect to real estate, early recording statutes went a long way towards
More informationPROMISSORY NOTE TERM TABLE. BORROWER S PRINCIPAL (manager):
PROMISSORY NOTE TERM TABLE PRINCIPAL (loan amount): ORIGINATION DATE: BORROWER: INTEREST (annualized): MATURITY DATE: BORROWER S PRINCIPAL (manager): ADDRESS: LIEN: First priority lien. Second priority
More informationGeorgia 2012 Legislative Update. End of Session Update Issued April 13, 2012
Georgia 2012 Legislative Update End of Session Update Issued April 13, 2012 The second session of the 2011-2012 Georgia General Assembly ended Thursday, April 5, 2012. The bills that did not pass during
More informationPORTFOLIO MANAGEMENT AGREEMENT
PORTFOLIO MANAGEMENT AGREEMENT THIS PORTFOLIO MANAGEMENT AGREEMENT (this Agreement ) is effective as of November, 2018 (the Effective Date ), by and among CIC MEZZANINE INVESTORS, L.L.C., an Illinois limited
More informationBANK FINANCE AND REGULATION Multi-Jurisdictional Survey SECURITY OVER COLLATERAL. CHILE Claro & Cia.
BANK FINANCE AND REGULATION Multi-Jurisdictional Survey SECURITY OVER COLLATERAL CHILE Claro & Cia. CONTACT INFORMATION José María Eyzaguirre B. Claro & Cia. Apoquindo 3721, piso 13 Las Condes, Santiago,
More informationCommercial and Farm Mortgage
Commercial and Farm Mortgage These are the terms and conditions which form part of your mortgage. As this is an important document, please store it in a safe place. Memorandum number 2007/4242 Commercial
More informationREVISED ARTICLE 9 AND IOWA CHAPTER 570 LANDLORD LIENS
REVISED ARTICLE 9 AND IOWA CHAPTER 570 LANDLORD LIENS By: Jason M Finch, M.B.A., J.D., LL.M. Norelius & Nelson, P.C. 1317 Broadway P.O. Box 278 Denison, Iowa 51442 (712) 263-4245 1-888-669-2942 Prepared
More informationTHE BANK OF NOVA SCOTIA
Mortgage of Land Freehold Leasehold (Check one box) 1. This Mortgage is made on between (the Mortgagor ) - and - THE BANK OF NOVA SCOTIA (the Mortgagee ) 2. You agree that, in consideration of the sums
More informationSTANDARD MORTGAGE TERMS. Filed By: CMLS Financial Ltd. Filing Date: February 8, Filing Number: MT121004
STANDARD MORTGAGE TERMS Filed By: CMLS Financial Ltd. Filing Date: February 8, 2013 Filing Number: MT121004 These STANDARD MORTGAGE TERMS shall be deemed to be included in every Mortgage which incorporates
More informationTRUE NORTH MORTGAGE INC. The Skinny STANDARD CHARGE TERMS
Page 1 TRUE NORTH MORTGAGE INC. The Skinny STANDARD CHARGE TERMS The following set of Standard Charge Terms will be deemed to be included in every Mortgage in which this set of Standard Charge Terms is
More informationA good working knowledge of the UCC is critical to your auction business.
A good working knowledge of the UCC is critical to your auction business. The Uniform Commercial Code ( UCC ), in conjunction with state specific laws, and your contracts, govern the rights and obligations
More informationLand Registration Reform Act. Filing No filed by CMLS Financial Ltd. STANDARD CHARGE TERMS
Land Registration Reform Act Filing No. 201304 filed by CMLS Financial Ltd. STANDARD CHARGE TERMS These STANDARD CHARGE TERMS shall be deemed to be included in every Charge/Mortgage which refers to them
More information