Wells Fargo Funding Loan Information Wells Fargo Funding Loan number (required): Borrower name: Subject property address: Contact Information for File Company name: Contact for this file: Phone number: Fax number: Email address: The following checklist is designed as a reference tool only to highlight critical documentation requirements needed to underwrite a Non-Conforming Loan for sale to Wells Fargo Funding. Note: This checklist does not include every document required; required documents vary by transaction. Using the checklist does not ensure Loan approval. Refer to Wells Fargo Funding Seller Guide and Newsflash notifications for complete details and policy updates. Credit Reports, Loan Score, and Direct Express SM : Wells Fargo Funding underwrites Non-Conforming Loans based off credit reports/loan Scores obtained from either CoreLogic Credco or Equifax. Sellers may utilize our Direct Express SM feedback tool (optional) to obtain a credit report from those companies. By using Direct Express, Wells Fargo Funding will not pull a separate credit report, and you will receive some initial underwriting feedback. Additional feedback will follow after Wells Fargo Funding underwrites the file. The tool may be accessed through our Wells Fargo Funding website. The Seller must establish an account with Equifax or CoreLogic Credco before utilizing Direct Express. Enter or upload the Loan into Direct Express (not required, but highly recommended). Print the Direct Express Feedback Certificate and Credit Report and include in the file. If Direct Express was not used, obtain a CoreLogic Credco or Equifax credit report and include in the Credit Package. Note: If a CoreLogic Credco or Equifax credit report is not provided in the Credit Package, Wells Fargo Funding will pull a new credit report for use in underwriting the Loan file. Credit Package: Provide a complete credit package. Follow standard Agency guidelines if a subject is not addressed in Seller Guide sections 825 or 820. This list is not intended to be all-inclusive. Complete Fannie Mae 1008/Transmittal Summary Complete Loan Application (1003) Loan Submission Summary Form 1 (LSS) in the Wells Fargo Funding Seller Guide Cover Letter: A cover letter covering the 5C s and 2K s should be included in every Loan submission. This document is essential to understanding the borrower(s), the transaction, the risks and the compensating factors within the transaction. Cover Letter addresses the 5 C s Cash/Capital, Capacity, Credit, Character and Collateral. Cover Letter addresses the 2 K s Know the borrower, and know and understand the transaction. Equifax/CoreLogic Credco and Credit Report Information Verify the Loan Score meets the minimum requirements: 700 for purchase and rate/term fixed rate transactions 740 for investment properties 720 Loan Score requirement for all other transactions Loan Score definition: Selected credit score of the borrower with the highest income and valid credit score is used as the Loan Score. Obtain a letter of explanation from the borrower regarding all inquiries that occurred within the last six months. If any new debt was opened, verify the credit report includes the details. Credit reports with FACTA Alerts: provide Wells Fargo Funding Form 16 or sufficient evidence the alert was cleared in accordance with the Fair Credit Reporting Act requirements. Obtain a letter of explanation from the borrower regarding any adverse credit. Individual unpaid charge offs: < $500 proof of payoff not required > $500 proof of payoff required Bankruptcy, foreclosure, deed-in-lieu, short sale, repossession, Loan modification: refer to section 825.08(b) of the Seller Guide for additional requirements and limitations. 1 of 7
Housing Payment History: Document the most recent 12-month housing payment history for each borrower. VOM, Landlord Verification, and/or 12 months canceled checks with no late payments. If the landlord verification is from a private party, cancelled checks will be required. Income Information Salaried borrowers Verification of Employment OR most recent YTD paystub, dated within 45 days of 1003 and covering one month, a verbal VOE, and W-2 s for the past two years. Bonus Income: Verify two-year history of receipt, the probability of continued receipt, the dollar amount of bonus paid in the last two years, and verification of the frequency of receipt. Commission Income: Provide two yr. tax returns, current paystub, most recent two years W-2 forms and verbal VOE. Self-employed borrowers: Income Calculation: Use the lower of the Wells Fargo Cash Flow Analysis method or Baseline calculation when determining qualifying income. Definition: Borrowers are considered self-employed when their income is derived from a business in which they maintain a majority owner interest or can otherwise exercise control over the business activities. Generally, a 25% or greater ownership interest in the business is considered a majority. There are circumstances where borrowers may be considered self-employed if they own less than 25% of a business. Documentation: W2s, paystub and 1099s. If business returns are more than four months old, provide YTD Profit & Loss Statement and Balance Sheet. Financial statements must be prepared by a certified public accountant, public accountant, or bookkeeper and cannot be an immediate relative. Sole Proprietorships: a balance sheet is required since the information is not included on Schedule C. Most recent two years personal tax returns. Most recent two years K-1 s for all businesses. Most recent two years business tax returns for each business where the borrower is considered self-employed. Self-employment income not used to qualify: provide a copy of the first page of the most recent individual federal tax return. Rental income (excludes departure residence see page three): Rental income calculation must be based on the lower of the Baseline method or Wells Fargo Cash Flow method: Rental income must be documented if used to qualify: If owned for at least 12 months provide the Borrower s prior year completed and filed Federal Individual Income Tax Return including Schedule E. If owned less than 12 months and is not reflected on the Borrower s most recent filed Federal Individual Tax Return provide the following: Copies of the present signed lease(s) may be used only if the borrower has a two-year history of property management experience as evidenced by the most current two years filed and signed Federal IRS 1040 tax returns, and Three months canceled checks or bank statements verifying receipt of rental income. Schedule E - Commercial Property Rental income: Copies of two years complete and filed federal individual tax returns. Other income: Finite Income: Minimum of 5 years of continuance is required for income types with a finite period of receipt. Verbal Verification of Employment: Verbal Verification of Employment on Wells Fargo s Exhibit 3. 2 of 7
Asset Information: Review Seller Guide Section 825.07 for a list of acceptable assets that can be used for down payment and reserves. Reserves required for one unit primary residences (refer to Seller Guide Section 950 for all other property and transaction types): Combined loan amount $2,000,000 12 months PITI Combined loan amount > $2,000,000 and $4,000,000 24 months PITI Combined loan amount > $4,000,000 36 months PITI When one of the combined mortgages is a HELOC, the outstanding balance (rather than the line limit) is used to determine the combined loan amount. Maximum first mortgage loan amount is $2,000,000 combined loan amount may exceed $2,000,000 Aggregate Financing/Combined Loan Amount: When aggregate financing/combined Loan amount for all properties owned by the borrower exceeds $3,000,000, one of the following is required: Minimum 36 months PITI in reserves, OR Maximum 50% LTV/CLTV Retirement Accounts: Retirement funds may be used to meet up to 50% of the minimum reserve requirement. Tax deferred gross retirement assets must be reduced by 30% to account for tax consequences (less outstanding loan balances). 100% of the vested Roth IRA balances (less outstanding loans). There must be an additional 10% reduction if an early withdrawal penalty exists. Business Funds: Allowed if the borrower has 100% ownership in the business and impact is determined to be minimal. Business average annual cash flow is greater than the amount to be withdrawn for down payment or reserves. Cash on company year-end balance sheet for each of the previous three years is greater than the amount to be withdrawn/reserves. Business bank statements covering the most recent three-month period. Earnest Money: Verification of earnest money deposit: copy of canceled check and bank statement showing funds have cleared or other documentation as applicable. Asset Documentation: Provide all pages of the most recent and consecutive two months asset statements dated within 45 days of the 1003. Document any large deposits. Generally, single deposits that are greater than 50% of the borrower s monthly qualifying income should be explained and documented. Maximum Total Debt to Income Ratios: 43% for primary fixed rate purchases and rate/term refinances 43% for Occupant Borrower s Debt to Income Ratio with Non-Occupant Co-borrower 38% for investment properties 40% for all other transactions Departure Residence: What are the plans for the departure residence? Include the full PITI payment in DTI: Must have the greater of six months PITI for both properties or standard post-closing reserve requirements. Exclude the full PITI payment in DTI: See Seller Guide Section 825.23 for requirements. When the departure residence will not be sold at the time of closing and there is a negative equity position, the following may be required to reduce the overall risk: Additional reserves to cover the negative equity of the departure residence OR Pay down the lien on the departure residence to eliminate the negative equity 3 of 7
Other Information (Seller to provide): All mortgage loans require a fully amortized principal and interest calculation for qualifying. See Seller Guide Section 825.09. Purchase and sale agreement signed by all parties (including all attachments and addendums) Complete 4506-T form for all borrowers and businesses where income was used to qualify. Fully executed IRS Form 4506-T for each business tax return used in the Loan decision (box 6 must include the tax return form number and box 6a and 6c must be checked). IRS tax transcripts for the most recent year Preliminary Title with a 24-month chain of title Property or assets held in a Trust complete trust documentation or Trust Certification, depending on the State Flood zone certification Document the Benefit to Borrower Preferred Payment Plan : This is an automatic payment plan option that allows the borrower to receive a.250 interest rate reduction, while the Seller maintains the base price at the non-reduced rate. Refer to Seller Guide Section 505.08 for further details. Verify the borrower is interested in the program and has a Wells Fargo checking or savings account. When the property is located in one of 17 non-wells Fargo bank states, an account at a financial institution other than Wells Fargo is acceptable to qualify for the discount: Arkansas, Hawaii, Illinois, Kansas, Kentucky, Louisiana, Maine, Massachusetts, Michigan, Missouri, New Hampshire, Ohio, Oklahoma, Rhode Island, Tennessee, Vermont, and West Virginia. 1 If the borrower does not have a Wells Fargo account, but would still like to enroll in the program, contact Wells Fargo at 855-856-0477 to open an account. When a Wells Fargo account is used, a Wells Fargo Funding underwriter will verify the account listed on the Preferred Payment Plan SM Enrollment Form (Exhibit 2 in the Seller Guide). When a non-wells Fargo account is used, one of the following types of documentation is required: (1) one month s bank statement, (2) voided check or deposit slip imprinted with the borrower s name and address, (3) online bank printout signed by a banker or (4) VOD. There are two options to apply the interest rate discount: Option 1: Prior to the loan being submitted to Underwriting, Lock the Loan online at the non-reduced interest rate and then call Priceline at 1-800-262-5291 option 2 to apply the.25% interest rate reduction. This will enable Sellers to view their loans in their pipeline with the rate improvement. Option 2: Submit the Prior Approval Credit Package to Wells Fargo Funding underwriting. The underwriter will adjust Wells Fargo s pricing to match the lower interest rate upon receipt of the required documentation. The Notice of Underwriting Approval sent to the Seller will reflect the lower interest rate. Notes: Both options require approval of the required documentation to receive the.25% rate reduction. If the Loan is not Locked and the Credit Package has been submitted to Wells Fargo Funding, the underwriter will condition to verify the borrower s participation in the program. Obtain borrower consent for automatic withdrawal by completing the Preferred Payment Plan Enrollment Form. Print a copy of the Preferred Payment Plan Enrollment Form. Fully complete the form, including routing number and account information, obtain borrower s signature on the form and submit the form in the underwriting Credit Package. Submit the executed Note and first payment letter at the reduced interest rate with the standard Closed Loan Package. 1 Due to daily pricing variations between products, customers should work with their lender to determine that the pricing available is the most advantageously priced home financing option for them. These non-conforming loan interest rates reflect a discount for having a Wells Fargo personal or small business checking or savings account (except for the states listed in the footnote above) and using Wells Fargo s Preferred Payment Plan options, which includes a requirement that the borrower agree to monthly payments via preauthorized electronic funds transfer. Non-conforming loan interest rates are higher for borrowers who do not meet these criteria, but otherwise qualify for a non-conforming mortgage loan product. Limitations apply. 4 of 7
Property and Appraisal Requirements: The number of appraisal products is determined by the total loan amount provided by Wells Fargo Funding, the combined Loan to value and the median home price multiplier (median home price can be found on Exhibit 4 of the Seller Guide). Valuation products ordered by the Seller must be obtained from an AMC authorized to provide valuation products for Non-Conforming Program Loans. Refer to the following Seller Guide Sections and exhibits: - Section 800.10 for authorized AMCs and ordering requirements. - Exhibit 7 for PartnerConnect, ClearCapital, Rels Valuation, and ServiceLink contact and additional ordering information. Total Loan Amount Provided by Wells Fargo CLTV <4 times Median Home Price Appraisal Documentation Required Median Home Price Multiple >4 <10 times Median Home Price >10 times Median Home Price $1,000,000 All >$1,000,000 $1,500,000 >$1,500,000 $2,000,000 <70% >70% <80% All >$2,000,000 All appraiser 2 and a Residential Valuation Services (RVS) Interior Field appraiser 2 and a Residential Valuation Services (RVS) Interior Field certified appraiser 2 and a Residential Valuation Services (RVS) Desk appraiser 2 and a Residential Valuation Services (RVS) Interior Field appraiser 2 and a Residential Valuation Services (RVS) Interior Field 1. A full appraisal is one prepared on form 1004/70, 2090, or 1073. A PIA/PIW, 2055, 1075 or 2095 Summary Report is not acceptable. 2. Seller must notify the AMC that the appraisal must be certified appraiser and, upon receipt of the appraisal, must confirm the appraisal was certified appraiser. 3. RVS review products will be ordered by Wells Fargo Funding. LTV/CLTV will be based on the lower of the reviewed value or the sales price. 5 of 7
Appraisal Submission Notes: Sellers must also share their final valuation products electronically for Non-Conforming Loans with Wells Fargo Funding using the share functionality in PartnerConnect or on Rels Valuation s website (for orders placed directly with Rels Valuation). We recommend that Sellers use the share functionality at the same time as the Prior Approval Credit Package is uploaded to wellsfargofunding.com. The appraisal needs to be uploaded to wellsfargofunding.com, as you do today. RVS Reviews: RVS Reviews when needed will be ordered by the Wells Fargo Funding underwriter after written verification is received from the Seller to accept the charges. RVS Review charge is $110 per review. RVS Interior Field Reviews range from $395-$960 for property values <$5,000,000. For property values that exceed $5,000,000, contact Wells Fargo for an RVS fee schedule. Additional Notes: A high dollar appraisal addendum is required when the total Loan amount provided by Wells Fargo is greater than $2,000,000 and the property value is greater than $2,500,000 million as evidenced by the purchase price or the owner s estimate of value stated on the application. Seller Guide Resources: Refer to Exhibit 7 for PartnerConnect, ClearCapital, Rels Valuation, and ServiceLink contact and additional information. Refer to Exhibit 4 in the Seller Guide for median home prices. Refer to Section 825.11 for High Dollar Appraisal Addendum information. Include written certification in the file to accept charges for the RVS Desk Review Share the final version of your valuation products electronically for Non-Conforming Program Loans with Wells Fargo Funding using the share functionality in PartnerConnect or Rels Valuation s website. Condos: Include completed HOA Certification form (Wells Fargo Form 24 or 25). Additional documentation may be required depending on the answers given by the HOA on the HOA Certification. Refer to Seller Guide Section 820.14(b) for additional information. Co-ops: Property location: Loan amount < $650,000 allowed in New York and New Jersey (Bergen and Hudson counties). Loan amount > $650,000 to $3,000,000 allowed in New York City (Bronx, Brooklyn, Staten Island, Manhattan, Queens and counties of Nassau, Rockland, Suffolk, and Westchester). Obtain co-op project approval by submitting the Cooperative Project Approval and Validation Request form to the Wells Fargo Co-op Project Approval Team (CPAT): E-mail CPATPremier@wellsfargo.com or fax 866-708-2131 (phone 866-708-2131) Subordinate financing on co-ops is only allowed on properties located in the state of New York. LTV/CLTV Matrix: Refer to the matrices in the Seller Guide Section 950 for details. Primary Residences, Second Homes, and Investment Properties Purchase, Rate/Term Refinance, and Cash-Out Refinance Fixed Rate (15 30 year) ARMs (5/1, 7/1 and 10/1 LIBOR ARMs) Market Classification and/or median home value may impact LTV/CLTV. For the Wells Fargo Market Classification List, refer to Exhibit 20, and for the Wells Fargo Value Based Median Home Price Classification List, refer to Exhibit 4 in the Seller Guide. 6 of 7
Turn Time Expectations: Wells Fargo Funding has a dedicated group of underwriters for the Non- Conforming product. Due to the increased complexity of these transactions and the higher Loan amounts allowed, additional reviews are required. Standard turn time: Our standard turn time for completing the initial underwriting of the Credit Package and subsequent conditions can be obtained by accessingwellsfargofunding.com, or by calling (800) 328-5074, option 5, option 1. Additional review time will be required based on unique circumstances, including those noted below. Please set the proper expectations with your team and your borrower(s). 4506T Audit: Once a fully completed 4506T is received from the Seller, Wells Fargo Funding will also request the transcripts from the IRS. It can take approximately two to three business days to receive the results from the IRS. The Wells Fargo underwriter will review the results and verify they match the tax returns in the file. Loan requiring an exception to standard guidelines and/or a Loan amount > $1.5 million Second level review will begin after all prior to close conditions are submitted and cleared by the underwriter. The review takes two to four business days in addition to our posted standard turn times. Quality Control audit (all Non-Conforming Loans) Review will begin after all prior to close conditions are submitted and cleared by the underwriter. Audit takes 2 business days, in addition to our posted standard turn times. Notes: Depending on the results of the review/audit, additional conditions may apply. Follow the standard process for submission of the Closed Loan Package. The package should contain all atclose conditions outlined in the Underwriting Approval Notification in addition to the documents required by the Wells Fargo Funding Seller Guide. Questions? Please contact a member of your regional sales team. This information is for use by mortgage professionals only and should not be distributed to or used by consumers or other third-parties. Information is accurate as of date of printing and is subject to change without notice. Wells Fargo Funding is a division of Wells Fargo Bank, N.A. 2015 Wells Fargo Bank, N.A. All Rights Reserved. NMLSR ID 399801 Current as of: 8/03/15 7 of 7