Bulletin: FL000083

Date:
July 07, 1999
To:
All Florida Offices and Agents
RE:
New Bulletin - Flip Transactions/Recent Transactions

Dear Associates:

We continue to see Flip Transactions take place notwithstanding prior bulletins. This is to reiterate and expand upon all prior bulletins issued by this office on this subject.

No agent in the state of Florida is to perform a flip transaction without the written approval of one of our state designated underwriting counsel, meaning myself, Mark Johnson, Barry Scholnik, or Suzanne Zimmerman. That approval shall be in writing and the agent shall fax to underwriting counsel a brief description of the transaction including a copy of the commitment to be issued prior to its release and shall obtain a written acknowledgment and a written approval in response.

There are some transactions that are permissible and for which approval may be given. On those transactions, the following standards will be applied:

1. The commitment must show on Schedule A the name of the current titleholder. This means the current titleholder of record, not someone who is on the contract nor holding a non-recorded instrument.

2. Schedule B must show clearly that two separate deeds are required to complete the transaction, those deeds being the deed from the present owner to the intermediary owner, the second deed being from the intermediary to the ultimate owner.

3. There must be a separate HUD-1 on each transaction and each HUD-1 and related disbursement must accurately reflect the transaction. The funds from the second transaction may not be used to fund the first transaction unless there is a written escrow agreement signed by all parties, including the lender.

4. All disbursements made must be accurately reflected in the HUD-1

5. Many lender closing instructions today prohibit closing a transaction if there is an additional pending transaction at the time of the closing or if there has been a transaction closed within the prior six months. The lender closing instructions must be received in advance and must be attached to the request for permission to conduct the flip transaction.

6. See other lender closing instructions. They are to be followed explicitly.

7. Any transaction in which the difference in the purchase price between the first transaction and the second transaction is significant will be considered suspect. The larger the differential, the more suspect the transaction appears.

Please govern yourselves accordingly.

THIS BULLETIN IS FURNISHED TO INFORM YOU OF CURRENT DEVELOPMENTS. AS A REMINDER, YOU ARE CHARGED WITH KNOWLEDGE OF THE CONTENT ON VIRTUAL UNDERWRITER  AS IT EXISTS FROM TIME TO TIME AS IT APPLIES TO YOU, AS WELL AS ANY OTHER INSTRUCTIONS. OUR UNDERWRITING AGREEMENTS DO NOT AUTHORIZE OUR ISSUING AGENTS TO ENGAGE IN SETTLEMENTS OR CLOSINGS ON BEHALF OF STEWART TITLE GUARANTY COMPANY. THIS BULLETIN IS NOT INTENDED TO DIRECT YOUR ESCROW OR SETTLEMENT PRACTICES OR TO CHANGE PROVISIONS OF APPLICABLE UNDERWRITING AGREEMENTS. CONFIDENTIAL, PROPRIETARY, OR NONPUBLIC PERSONAL INFORMATION SHOULD NEVER BE SHARED OR DISSEMINATED EXCEPT AS ALLOWED BY LAW. IF APPLICABLE STATE LAW OR REGULATION IMPOSES ADDITIONAL REQUIREMENTS, YOU SHOULD CONTINUE TO COMPLY WITH THOSE REQUIREMENTS.

References

Bulletins Replaced:
None
Related Bulletins:
FL000068 Flip Transactions
 
FL000075 Flip Transactions
 
FL000079 Flip Transactions
Underwriting Manual:
None
Exceptions Manual:
None
Forms:
None