MERS Procedures Rel 23 Final

Procedures Manual
Release 23.0 Effective Date: December 10, 2012
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Contents
INTRODUCTION .......................................................................................................................... 1 PURPOSE .........................................................................................................................................1 STRUCTURE ......................................................................................................................................1 MEMBERSHIP IN THE MERS SYSTEM ......................................................................................... 3 OVERVIEW .......................................................................................................................................3 IMPACT............................................................................................................................................3 BUSINESS PROCEDURE MEMBER INTEGRATION .....................................................................................3 BUSINESS PROCEDURE USING A THIRD PARTY ORIGINATOR ....................................................................4 BUSINESS PROCEDURE MEMBER RESIGNATION .....................................................................................5 REPORTS ..........................................................................................................................................6 SYSTEM SECURITY ...................................................................................................................... 7 OVERVIEW .......................................................................................................................................7 Org ID Overview ......................................................................................................................8 IMPACT............................................................................................................................................8 BUSINESS PROCEDUREMERSCORP HOLDINGS ...................................................................................9 BUSINESS PROCEDUREMEMBER........................................................................................................9 BUSINESS PROCEDUREWHEN USING THIRD PARTY SERVICE PROVIDERS..................................................11 BUSINESS PROCEDURE ASSOCIATED MEMBER ....................................................................................11 REPORTS ........................................................................................................................................12 BUSINESS PROCEDURE MY MERS .................................................................................................12 BUSINESS PROCEDURE TRANSACTION DEFAULT SETTINGS ...................................................................13 REPORTS ........................................................................................................................................14 MEMBER INFORMATION .......................................................................................................... 15 OVERVIEW .....................................................................................................................................15 IMPACT..........................................................................................................................................16 BUSINESS PROCEDUREMEMBER......................................................................................................16
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BUSINESS PROCEDUREMERSCORP HOLDINGS .................................................................................19 REPORTS ........................................................................................................................................20 BUSINESS PROCEDURE - MEMBER LOCKOUT .........................................................................................20 BUSINESS PROCEDURE - MEMBER NOD DISPUTE ..................................................................................20 REPORTS ........................................................................................................................................21 MEMBER CORPORATE NAME CHANGES ................................................................................... 22 OVERVIEW .....................................................................................................................................22 IMPACT..........................................................................................................................................22 BUSINESS PROCEDURE ......................................................................................................................22 REPORTS ........................................................................................................................................23 MORTGAGE IDENTIFICATION NUMBER (MIN) .......................................................................... 24 OVERVIEW .....................................................................................................................................24 IMPACT..........................................................................................................................................25 BUSINESS PROCEDURE FOR CREATING A MIN .......................................................................................25 MOM AND NON-MOM LOAN REGISTRATION ........................................................................... 28 OVERVIEW .....................................................................................................................................28 IMPACT..........................................................................................................................................29 BUSINESS PROCEDURE INITIAL REGISTRATION .....................................................................................30 BUSINESS PROCEDURE POST-CLOSING REGISTRATION ..........................................................................33 BUSINESS PROCEDURE RE-REGISTRATION AFTER REVERSAL ...................................................................34 BUSINESS PROCEDURE RE-REGISTRATION AFTER DEACTIVATION ............................................................35 REPORTS ........................................................................................................................................37 IREGISTRATION......................................................................................................................... 38 OVERVIEW .....................................................................................................................................38 IMPACT..........................................................................................................................................39 BUSINESS PROCEDURE IREGISTRATION ..............................................................................................39 BUSINESS PROCEDURE POST-CLOSING IREGISTRATION .........................................................................42 BUSINESS PROCEDURE IREGISTRATION AFTER REVERSAL .......................................................................43
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BUSINESS PROCEDURE IREGISTRATION AFTER DEACTIVATION.................................................................45 REPORTS ........................................................................................................................................46 CONVERSION FROM IREGISTRATION TO NON-MOM ................................................................ 47 OVERVIEW .....................................................................................................................................47 IMPACT..........................................................................................................................................47 BUSINESS PROCEDURE ......................................................................................................................48 REPORTS ........................................................................................................................................49 PRE-CLOSING REGISTRATION .................................................................................................... 50 OVERVIEW .....................................................................................................................................50 IMPACT..........................................................................................................................................50 BUSINESS PROCEDURE PRE-CLOSING ................................................................................................51 BUSINESS PROCEDURE PRE-CLOSING AFTER REVERSAL .........................................................................53 REPORTS ........................................................................................................................................55 REGISTRATION REVERSAL ......................................................................................................... 56 OVERVIEW .....................................................................................................................................56 IMPACT..........................................................................................................................................56 BUSINESS PROCEDURE ......................................................................................................................57 REPORTS ........................................................................................................................................57 REVERSE MORTGAGE PROCESSING........................................................................................... 58 OVERVIEW .....................................................................................................................................58 IMPACT..........................................................................................................................................58 BUSINESS PROCEDURE ......................................................................................................................58 CONSTRUCTION LOAN PROCESSING ......................................................................................... 59 OVERVIEW .....................................................................................................................................59 IMPACT..........................................................................................................................................59 BUSINESS PROCEDUREONE-STEP CLOSING .........................................................................................59 Closed on a MOM Security Instrument ...................................................................................59 Closed on a Standard Security Instrument and Assigned to MERS .........................................60
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Closed on a Standard Security Instrument and Not Assigned to MERS (iRegistration) ..........61 BUSINESS PROCEDURETWO-STEP CLOSING ..............................................................................62 REGISTERED LOANS IN RATED SECURITIES ................................................................................ 64 OVERVIEW .....................................................................................................................................64 IMPACT..........................................................................................................................................64 BUSINESS PROCEDURE ......................................................................................................................64 REPORTS ........................................................................................................................................65 TRANSFER OF BENEFICIAL RIGHTS ............................................................................................ 66 OVERVIEW .....................................................................................................................................66 TRANSFER OF BENEFICIAL RIGHTS .......................................................................................................67 Overview .................................................................................................................................67
Option 1 ............................................................................................................................................ 67 Option 2 ............................................................................................................................................ 68
Impact.....................................................................................................................................71 Business ProcedureOption 1 ...............................................................................................71 Business ProcedureOption 2 ...............................................................................................72 Processing...............................................................................................................................73 Reports ...................................................................................................................................75 TRANSFER OF BENEFICIAL RIGHTS TO NON-MEMBER INVESTORS..............................................................76 Overview .................................................................................................................................76 Impact ....................................................................................................................................76 Business Procedure .................................................................................................................76 Reports ...................................................................................................................................77 REMOVING INTERIM FUNDER SECURITY INTERESTS ................................................................. 78 OVERVIEW .....................................................................................................................................78 IMPACT..........................................................................................................................................78 BUSINESS PROCEDURETOB OPTION 1 .............................................................................................79 BUSINESS PROCEDURETOB OPTION 2 .............................................................................................79
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REPORTS ........................................................................................................................................80 REMOVING WAREHOUSE/GESTATION LENDER SECURITY INTERESTS ....................................... 81 OVERVIEW .....................................................................................................................................81 IMPACT..........................................................................................................................................81 BUSINESS PROCEDURETOB OPTION 1 .............................................................................................82 BUSINESS PROCEDURETOB OPTION 2 .............................................................................................82 REPORTS ........................................................................................................................................83 TRANSFER OF SERVICING RIGHTS ............................................................................................. 84 OVERVIEW .....................................................................................................................................84 IMPACT..........................................................................................................................................86 FLOW TRANSFER OF SERVICING RIGHTS................................................................................................88
Note Date ......................................................................................................................................... 88 Sale Date/Transfer Date ................................................................................................................... 89 No Investor Confirmation of Flow Transfer of Servicing ................................................................... 89
SEASONED TRANSFER OF SERVICING RIGHTS .........................................................................................89

Note Date ......................................................................................................................................... 89 Sale Date and Transfer Date ............................................................................................................. 90 Investor Confirmation ....................................................................................................................... 90
Involuntary Transfer/Default by ServicerLoans transferred to a MERS System Member 90 Involuntary Transfer/Default by ServicerLoans transferred to a non-Member Servicer ....92 PROCESSING ...................................................................................................................................93 BUSINESS PROCEDURE ......................................................................................................................95 REPORTS ........................................................................................................................................96 TOS/TOB COMBINATION .......................................................................................................... 97 OVERVIEW .....................................................................................................................................97 IMPACT..........................................................................................................................................97 TRANSFER DATES .............................................................................................................................98 BUSINESS PROCEDURE ....................................................................................................................100
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REPORTS ......................................................................................................................................101 DEACTIVATIONS ..................................................................................................................... 103 OVERVIEW ...................................................................................................................................103 DEFAULT BY SERVICER ....................................................................................................................103 Impact ..................................................................................................................................103 Business Procedure ...............................................................................................................104 Reports .................................................................................................................................104 FORECLOSURE AND BANKRUPTCY ......................................................................................................105 Overview ...............................................................................................................................105
MOM and Non-MOM Loans ........................................................................................................... 105 iRegistration Loans ......................................................................................................................... 106 Foreclosure and MIN Deactivation ................................................................................................. 107
Impact ..................................................................................................................................107 Business Procedure ...............................................................................................................108 Reports .................................................................................................................................108 PAID IN FULL (INCLUDES SHORT SALES, DEEDS IN LIEU, AND CHARGE OFFS NOT ASSOCIATED WITH A FORECLOSURE
COMPLETION) ...............................................................................................................................109
Overview ...............................................................................................................................109 Impact ..................................................................................................................................109 Business ProcedurePaid in Full .......................................................................................110 Reports .................................................................................................................................110 TRANSFER TO NON-MERS STATUS ...................................................................................................111 Overview ...............................................................................................................................111 Impact ..................................................................................................................................111 Business ProcedureTransfer to Non-MERS Status ............................................................111 Reports .................................................................................................................................112 DEACTIVATION REVERSALS..................................................................................................... 113 OVERVIEW ...................................................................................................................................113
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IMPACT........................................................................................................................................113 BUSINESS PROCEDURE ....................................................................................................................114 REPORTS ......................................................................................................................................114 MODIFICATION AGREEMENTS ................................................................................................ 115 OVERVIEW ...................................................................................................................................115 IMPACT........................................................................................................................................115 BUSINESS PROCEDURE ....................................................................................................................116 REPORTS ......................................................................................................................................116 CONSOLIDATION, EXTENSION, AND MODIFICATION AGREEMENT (CEMA) ............................. 117 OVERVIEW ...................................................................................................................................117 IMPACT........................................................................................................................................118 BUSINESS PROCEDURE ....................................................................................................................119 REPORTS ......................................................................................................................................120 ASSUMPTION OF MORTGAGE ................................................................................................ 121 OVERVIEW ...................................................................................................................................121 IMPACT........................................................................................................................................121 BUSINESS PROCEDURE ....................................................................................................................122 REPORTS ......................................................................................................................................122 PROPERTY PRESERVATION ..................................................................................................... 123 OVERVIEW ...................................................................................................................................123 IMPACT........................................................................................................................................124 BUSINESS PROCEDURE ....................................................................................................................124 REPORTS ......................................................................................................................................125 REPORTING ............................................................................................................................ 126 OVERVIEW ...................................................................................................................................126 IMPACT........................................................................................................................................127 BUSINESS PROCEDURE RETRIEVING REPORTS....................................................................................128 BUSINESS PROCEDURE REQUESTING A PORTFOLIO ANALYSIS REPORT ....................................................128
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REPORTS ......................................................................................................................................130 MERSCORP HOLDINGS MAIL SERVICES ................................................................................... 131 OVERVIEW ...................................................................................................................................131 IMPACT........................................................................................................................................132 BUSINESS PROCEDURE ....................................................................................................................132 REPORTS ......................................................................................................................................134 MERSCORP HOLDINGS HELP DESK .......................................................................................... 135 OVERVIEW ...................................................................................................................................135 IMPACT........................................................................................................................................136 BUSINESS PROCEDUREHELP DESK..................................................................................................136
Initiate Problem Resolution ............................................................................................................ 137
BUSINESS PROCEDURE - MERS SERVICERID ......................................................................................137 BUSINESS PROCEDURE - SERVICER IDENTIFICATION SYSTEM (SIS)............................................................138 BUSINESS PROCEDUREMERS LINK ...............................................................................................139 BUSINESS PROCEDUREXML INQUIRY .............................................................................................140 BUSINESS PROCEDUREBATCH INQUIRY ...........................................................................................141 REPORTS ......................................................................................................................................142 CORPORATE RESOLUTION MANAGEMENT SYSTEM (CRMS) ................................................... 143 OVERVIEW ...................................................................................................................................143 IMPACT........................................................................................................................................144 BUSINESS PROCEDURE - INITIAL REQUEST FOR MERS CORPORATE RESOLUTION ........................................144 BUSINESS PROCEDURE - MERS SIGNING OFFICER CERTIFICATION ...........................................................146 BUSINESS PROCEDURE - VIEW ONLY CONTACTS...................................................................................149 BUSINESS PROCEDURE - PASSWORD CHANGES AND RESETS ...................................................................149 BUSINESS PROCEDURE - MERS SIGNING OFFICER RECERTIFICATION........................................................151 BUSINESS PROCEDURE - MAINTAINING MERS SIGNING OFFICER INFORMATION........................................153 Removing a MERS Signing Officer from a CR .......................................................................153 Updating a MERS Signing Officers Information...................................................................154
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Adding a MERS Signing Officer .............................................................................................154 BUSINESS PROCEDURE - UPDATING THE MERS PROJECT MANAGER ......................................................156 BUSINESS PROCEDURE SIGNING AUTHORITY AGREEMENTS..................................................................157 BUSINESS PROCEDURE RULE 3 EXCEPTIONS......................................................................................159 BUSINESS PROCEDURE STATUS CHANGES.........................................................................................160 Change to Resigned Status................................................................................................160 Reactivation after Resigned Status ...................................................................................160 QUARTERLY ATTESTATION REQUIREMENT...........................................................................................161 MERS CORPORATE SEALS ...............................................................................................................162 SIGNING OFFICER BEST PRACTICES ....................................................................................................163 REPORTS ......................................................................................................................................164 QUALITY ASSURANCE POLICY ................................................................................................. 165 OVERVIEW ...................................................................................................................................165 IMPACT........................................................................................................................................165 STRATEGY ....................................................................................................................................166 QUALITY ASSURANCE PLAN .............................................................................................................166 MONITORING ...............................................................................................................................167 ANNUAL REPORT ...........................................................................................................................168 Requirements: ......................................................................................................................169 QUALITY ASSURANCE STANDARDS ......................................................................................... 171 OVERVIEW ...................................................................................................................................171 MERS AS ORIGINAL MORTGAGEE (MOM) SECURITY INSTRUMENT PROCESSING STANDARDS .....................171 NON-MOM PROCESSING STANDARDS ..............................................................................................172
IREGISTRATION PROCESSING STANDARDS ...........................................................................................173
ADDITIONAL RECORDABLE DOCUMENTS PROCESSING STANDARDS .........................................................173 LOAN INFORMATION PROCESSING STANDARDS ....................................................................................173 LIEN RELEASE PROCESSING STANDARDS .............................................................................................174
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FORECLOSURE PROCESSING STANDARDS ............................................................................................174 BANKRUPTCY PROCESSING STANDARDS..............................................................................................175 DEACTIVATION PROCESSING STANDARDS............................................................................................175 MEMBER INFORMATION UPDATE STANDARDS.....................................................................................175 SERVICE OF PROCESS STANDARDS .....................................................................................................176 CORPORATE RESOLUTION MANAGEMENT SYSTEM (CRMS) UPDATE STANDARDS ......................................176 DATA INTEGRITY STANDARDS ...........................................................................................................177 DATA RECONCILIATION STANDARDS ..................................................................................................179 Loan Information ..................................................................................................................179 Member Information on the MERS System ........................................................................181 MERS Signing Officer Information on the CRMS: .................................................................181 Loans reflected on the MINs for the Same Primary Borrower SSN, Property and First Lien Monthly (RI) Report: .............................................................................................................182 Member Reconciliation Extract (MRE) .................................................................................182 Quarterly Reconciliation Extract (QRE).................................................................................183 Reconciliation of MINs Naming a Resigning Member ..........................................................183 QUALITY ASSURANCE REVIEW ................................................................................................ 185 CHECKLIST ITEMS ...........................................................................................................................185 MOM Security Instrument Document Review ......................................................................185 Non-MOM Document Review...............................................................................................186 iRegistration Document Review ...........................................................................................186 Lien Release Document Review ............................................................................................187 Foreclosure Document Review .............................................................................................187 Bankruptcy Document Review..............................................................................................188 ADDITIONAL LEGAL-SPECIFIC GUIDELINES FOR DOCUMENT REVIEWS .....................................189
MERS Signing Officer Name ............................................................................................................ 189 MERS Signing Officer Title............................................................................................................... 190 Date Discrepancies ......................................................................................................................... 190
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MERS is Accurately Described in the Document ............................................................................. 191 MERS Corporate Seal ...................................................................................................................... 191 If the Document is an Assignment .................................................................................................. 192
DATA INTEGRITY REVIEW .........................................................................................................192 MEMBER INFORMATION REVIEW...............................................................................................193 Sample Documents for MOM Loans and Loans Assigned to MERS ....................................194 SAMPLE CHANGES TO DEED OF TRUST OR MORTGAGE NAMING MERS AS THE ORIGINAL MORTGAGEE (MOM DOCUMENT) .............................................................................................195 Sample Documents ...............................................................................................................196 GLOSSARY .............................................................................................................................. 197
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Introduction
Purpose
This manual serves as an overview of how business processes in mortgage banking are affected by the MERS System policies and procedures, and details the MERS System requirements for Quality Assurance. This information will help you assess the impact of the MERS System on your own business and business processes. Use this manual in conjunction with other sources of instruction and guidelines, including, but not limited to the following: MERS OnLine User Guide Gives step-by-step instruction for using MERS OnLine MERS Integration Handbook, Volume I Provides detailed information on becoming MERS Ready MERS Integration Handbook Volume II Provides the technical specifications for interacting with the MERS System. This manual is of most use to Members that send flat file or EDI X12 transmissions. MERS System Reports Handbook Provides descriptions of available MERS Reports MERS EDI Implementation Guide For Members who are using the EDI X12 interface
These documents are available from the MERSCORP Holdings, Inc. (MERSCORP Holdings) member website members.mersinc.org. Note that the Servicer named on the MERS System is responsible for compliance with all MERS System Procedures. If the Servicer names a Subservicer on the MERS System, the Subservicer must also comply with all MERS System Procedures; however, the Servicer remains responsible for compliance.
Structure
Each chapter contains four parts:
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Overview. The overview gives a brief description of the process or function and how it relates to the MERS System. Impact. The impact states what types of organizations the process affects. Business Procedures. The business procedure gives a stepby-step view of the process, including business-related steps and general MERS System instruction. The business procedure lists information that can be entered onto the MERS System, as well as what information is required by the MERS System Quality Assurance Standards. Specific system instruction, including systemrequired fields, is found in the MERS OnLine User Guide, Chapter 18 - Reports. This section lists reports produced during the business process. For a detailed description of each report, see the MERS System Reports Handbook.
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Introduction 2
Membership in the MERS System

Overview
Participants from all sectors of the real estate finance industry have varying levels of access to and use of the MERS System. These participants include lenders, investors, servicers, brokers, custodians, and title companies. Some participants are Members; some are not, depending on their needs. Each Member goes through an application and approval process, which is outlined in the following pages, to become a Member of the MERS System.
Impact
This process has potential impact on all new MERS System Members.
Business Procedure Member Integration

For more detailed information regarding technical requirements and network connectivity, refer to the MERS Integration Handbook Volume II , which is available on our member website at
1. Submit a completed MERS System application to MERSCORP Holdings, Inc. Offices. You will be assigned an Org ID The MERSCORP Holdings Membership Team will work with you on preliminary steps to get you ready for your MERS System integration, including: o Identify an implementation Project Manager o Form an integration team o Notify technology vendors of your intention to become a MERS System Member o Notify investors, document custodians, and warehouse gestation lenders of your intentions to become a MERS System Member o Set a target implementation date o Determine if new business partner agreements are needed Once these preliminary steps are done, the Membership Manager will recommend your company for integration.
members.mersinc.org. The
MERS EDI Implementation Guide
is also available on the website.
2.
During integration, you will:

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3.
Confirm your implementation date Confirm your document preparation system has appropriate language regarding Mortgage Electronic Registration Systems, Inc. (MERS) Confirm you can generate a valid MIN Document your revised MERS System process flows Determine your system access and security levels in accordance with your line of business and transaction requirements Install system interfaces to the MERS System, if needed Develop the required servicing or origination system and document preparation enhancements, if needed Test the required servicing or origination system enhancements, if needed Develop and implement a quality assurance program for the MERS System, and submit your MERS System quality assurance plan to MERSCORP Holdings Attend a MERS OnLine training session Train your staff on the use of the MERS System
After integration, you will: Be given access to the Corporate Resolution Management System (CRMS) to propose officers of your company as MERS Signing Officers Complete the Customer Integration survey
Business Procedure Using a Third Party Originator

Any broker or affiliate originating MERS as Original Mortgagee (MOM) loans must be a MERS System Member. You may register the loans on the MERS System for your broker or affiliate, but must enter their Org ID in the Originating Org ID field. If you buy closed loans from a broker or affiliate who is not a MERS System Member, you can have the originator assign each loan to Mortgage Electronic Registration Systems, Inc. and you
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will need to register the loans on the MERS System as NonMOM, entering the non-Member originators name in the Original Note Holder field. If you purchase a MOM loan that closed after March 31, 2012 by an originator who has not yet completed the membership process or the system will not accept the Org ID that you are trying to enter, you can use a value of 1011001 (Originating Org ID Exception) in the Originating Org ID field as a placeholder to register the loan, but you must update the loan with the correct Org ID within 60 calendar days. This placeholder Org ID is considered an exception for reconciliation and data reviews.
Business Procedure Member Resignation

1. Member wishing to resign their membership provides written notification of the members intent to resign. Request may be mailed, e-mailed, or faxed to: MERSCORP Holdings, Inc. 1818 Library Street, Suite 300 Reston, VA 20190 resignation@mersinc.org Fax: (703) 748-0183 If the resigning companys membership was never activated and no active loans reflect its Org ID on the MERS System, the resignation will be finalized within 10 days of receipt of the written request. 2. MERSCORP Holdings advises resigning Member of active loans on the MERS System still listing their Org ID as a rights holder. 3. For all active loans listing the resigning Org ID as Servicer or Subservicer, within 30 calendar days the resigning Member either:
Sells the loan to a MERS System Member and completes the transaction(s) on the MERS System to reflect the transfer or Assigns the mortgage/deed of trust out of the name of Mortgage Electronic Registration Systems, Inc.
(MERS) by preparing and recording an assignment in the applicable land records, and deactivates the loan from the MERS System using a Transfer to NonMERS Status deactivation transaction. 4. For all active loans listing the resigning Org ID in any other rights holder field, the resigning Member contacts the Servicer/Subservicer of those loans to remove resigning Member as a rights holder within 30 calendar days. 5. If Member is still named as a rights holder on any active loan after 30 days, MERSCORP Holdings may update the MERS System on behalf of the resigning member by locating the servicer and/or investor related to the applicable mortgage loans. Any costs associated with finding this information are charged to the resigning Member. 6. Until the resignation process is complete, the resigning Member remains responsible for all annual membership fees. 7. To complete the resignation process, Member must pay all outstanding balances, including any costs associated with transfer or deactivation transactions or external research. 8. The resigning Member remains responsible for responding to any service of process forwarded to their organization as a result of mail received by the MERSCORP Holdings Mail Center on their behalf. 9. Members wishing to claim loans registered to the resigning Member may use the certificate process described in Reconciliation of MINs Naming a Resigning Member section.
Reports
No reports are associated with obtaining or resigning your MERS System membership.
System Security
Overview
There are three levels of identity validation within the MERS System security scheme: Org ID User ID User Password Any attempt to access the MERS System is denied unless all three tiers of security have been satisfied. MERSCORP Holdings assigns your Org ID, which identifies your organization, when your membership application is approved. At the Org ID level, the MERS System stores your Member Information (lines of business, contact information, etc.). Your Lines of Business (LOBs) under Member Information determine which of the MERS System functions you will be able to access. For example, a Custodian can only view loans for which it is the Custodian, and cannot access transfer of beneficial rights or loan modifications. Your MERS System Administrator is responsible for establishing and maintaining the security that controls access to the MERS System and specific processes within the MERS System. Your System Administrator establishes User IDs and Passwords and assigns users to specific roles that enable certain levels of access in the MERS System. The System Administrator also resets passwords, reactivates User IDs, and deletes unused User IDs. See the MERS OnLine User Guide for complete instructions on setting up and maintaining User IDs and security roles. As defined by a contractual agreement, your organization may grant security access to a third party to process specific transactions (e.g., the MERS System Members that are known as Registrars may be authorized by you to perform registrations, transfers, updates and deactivations on your behalf) by setting up a Vendor relationship, but you may assign User IDs only to persons within your organization.
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Org ID Overview
Your Org ID is one of the critical levels of identity validation in the MERS System security scheme. One of the primary uses of the Org ID value is in the Originating Org ID field where it identifies the Member that originated a MOM loan. Note: The Original Note Holder field identifies the loan originator if the originator is not a MERS System member. The MERS System enforces the following validations on the Org ID value entered into the Originating Org ID field: It is a required value on all MOM MINs registered after March 31, 2012. It must be a valid MERS System Org ID. In Registration and Update transactions for MOM, NonMOM, and iRegistration MINs, the Org ID must belong to a Member that is assigned to least one of the following LOBs: Originator Servicer Investor Third Party Originator (TPO) Subservicer Originating Org ID Exception
In MOM Registration and Update transactions where the Originating Org ID belongs to a Member whose Line of Business is exclusively a Third Party Originator, the Member's Status must be "Active". As a result of this change, attempts to submit an inactive TPO Org ID in the Originating Org ID field either at Registration or via MIN Update will reject.
Impact
The security process affects the following organizations: All MERS System Members MERSCORP Holdings Offices
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Business ProcedureMERSCORP Holdings

Your Business Integration Resource (BIR) enters the following information on the MERS System regarding your organization. Org ID Company Name Corporate Address Phone Fax Corporate website address Parent company, if applicable FHA approved indicator (Notify MERSCORP Holdings if this information changes; only MERSCORP Holdings can change this indicator on the MERS System) Agency ID(s) (Notify MERSCORP Holdings if this information changes; only MERSCORP Holdings can change Agency IDs on the MERS System) Organizations Line(s) of Business Contact information Membership date Your BIR also provides the MERSCORP Holdings Help Desk and Mail Room with the email address you provide for official notices, including service of process we receive on your behalf. If this email address changes, you must notify the Help Desk immediately.
Business ProcedureMember
1. Your MERS System Project Manager identifies a MERS System Administrator, who is responsible for the following tasks: Assigning each user within your organization a unique User ID on the MERS System. Assigning a security role to each User ID. Resetting passwords, deactivating User IDs and deleting User IDs and Security Roles no longer needed.
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Providing access to the appropriate individual(s) in your organization who will maintain your Member Information section of MERS OnLine including Address, Phone/Fax numbers, URL Address and Contact List. Giving authority to third party providers so they can perform specific functions on behalf of your company by setting up a Vendor relationship, but no third party may be provided a User ID under your Org ID.
2. After your Business Integration Resource (BIR) has set up and activated your company on the MERS System, your Operational Contact (or other designated party) is responsible for maintaining the accuracy of your data, and notifying MERSCORP Holdings if certain information changes. 3. Your organization is responsible for keeping the following information current once your organization is activated on the MERS System: Company Name (Notify MERSCORP Holdings if this information changes; only MERSCORP Holdings can change Company Name on the MERS System) Corporate Address (Also notify MERSCORP Holdings if this changes) Phone (Also notify MERSCORP Holdings if this changes) Fax (Also notify MERSCORP Holdings if this changes) Corporate website address Investor Alternate Address and Indicator Servicer/Subservicer Alternate Address and Indicator Contact information (Also notify MERSCORP Holdings if primary contact changes.)
For the items where it states to notify MERSCORP Holdings, do so by using the Company Information Change Request form available on the corporate website.
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If the email address to which official notices for your organization should be sent changes, you must notify the Help Desk immediately.
Business ProcedureWhen Using Third Party Service Providers

Your organization may grant security access to the MERS System to third parties to process transactions on your behalf. Your System Administrator sets up this security through the Member Information Relationships section of MERS OnLine by adding Vendor relationships. The transactions that may be processed by these vendors are: Registrations Transfers Deactivations Updates Inquiries
You may not set up a User ID under your Org ID for a third party.
Business Procedure Associated Member

The MERS System provides all Associated Members a central point to obtain information on a MIN (i.e. current Servicer, current Investor, Assignment information) with which they are associated. Any Member can be identified as an Associated Member on a MIN, provided it is an active MERS System Member with a valid Org ID. The following Lines of Business (LOBs) define Associated Members on the MERS System: Collateral Agent FHLB/FRB Government Housing Agency Master Servicer Mortgage Insurance Co. Trustee Warehouse/Gestation Lender
Property Preservation Company Other
At the MIN level, the Servicer or Subservicer may identify the following types of Associated Members:

Collateral Agent FHLB/FRB Government Housing Agency Master Servicer Mortgage Insurance Company Trustee Warehouse/Gestation Lender Alternate Custodian 1-4 Participation Investor 1-4 Other 1-4 Property Preservation Company 1-4
Reports
The following reports will list Associated Member interest on MINs from updates received from both batch processing (Flat File/X12) and MERS OnLine. For detailed descriptions of these reports, see the MERS System Reports Handbook:

Change Notification Report (VB) MIN Milestone Report (VA) Registration Rejects/Warning Report (RG) Seasoned Registration Rejects/Warning Report (RB) Maintenance Rejects/Warning Report (MB)
Business Procedure My MERS

The MERS System provides you the ability to customize the list of organizations that appear within the pop-up lists on the Registration, Transfer of Beneficial Rights, Transfer of Servicing Rights and MIN Information windows through the use of My MERS. This enables you to see only the list of organizations with which you currently do business. To customize the pop-up lists, you must define those relationships within your profile and turn on the My MERS option.
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Within the Relationships section of the Member Information, you can select which relationship to view, create or delete. The different types will appear at the top of the Relationships page in alphabetical order and include: Collateral Agent Custodian FHLB/FRB Government Housing Interim Funder Investor Master Servicer Mortgage Insurance Company Other Property Preservation Company Servicer Subservicer Trustee Vendor (also included to incorporate Third Party security functionality) Warehouse/Gestation Lender Active Members with a line of business equal to the selected Relationship Type will appear in the pop-up list. (Inactive Members will not appear in the pop up list.) The MERS System Lite Members will not show on pop-up Org ID lists on a registration or transfer transaction because it is unlikely another Member will name a Lite Member. Lite Members can, however, be named in these transactions. When you have defined your Member Information Relationships, use the Member Information My MERS option to turn on this option. The system will not allow you to turn on the My MERS functionality if your organization has a Vendor Line of Business.
Business Procedure Transaction Default Settings

You can also define default values for the rights holders and option selections that appear on the Registration, Create TOS, and Create TOS/TOB pages in MERS OnLine, using the Member Information Transaction Default Settings option.
Registration Settings allow you to enter the lien type, MOM indicator, Pre-Closing indicator, rights holder Org IDs, and Originating Organization information you usually enter during Registration. Once entered in Registration Settings, this information appears whenever you initiate a new registration, so you dont need to enter it for each loan. To enter different information for a particular loan, just enter it as you would if you hadnt used Registration Settings. TOS Settings allow you to enter the rights holder Org IDs you usually enter when creating a Transfer of Servicing Rights (TOS) or Transfer of Servicing and Beneficial Rights (TOS/TOB) transaction. There is also a Delete Current Custodian Option. Once entered in TOS Settings, this information appears whenever you initiate a new transfer transaction, so you dont need to enter it for each transfer. To enter different information for a particular transfer, you just enter it the same way you would if you hadnt used TOS Settings.
Reports
There are no reports associated with the My MERS or Transaction Default Settings process.
System Security 14
Member Information
Overview
Your organization is required to maintain certain portions of your Member Information to define processing options, billing information, document handling, and contact information. Your MERS System Administrator also maintains information that controls system access and security. Some portions of the Member Information screens can only be changed by MERSCORP Holdings. You may change the information within your Member Information at any time; however, MERSCORP Holdings recommends that you designate one person as a contact for these changes, generally your Operational Contact. Besides maintaining your Member Information on the MERS System, you are responsible for notifying MERSCORP Holdings when there is a change to your corporate name, address, telephone or fax number. You can use the Company Information Change Request form available on the corporate website to notify MERSCORP Holdings of these changes. You are also responsible for notifying the Help Desk if your email address for document images and official notices needs to be changed. Notification requirements for corporate name changes are described in the Member Corporate Name Changes chapter. Your notification of address changes should include: Org ID Organization Name Member Type (General, Lite, or Patron) Other Org IDs affected by change Name, title, and email address of contact submitting notification Old address New address Which offices/contacts are affected Effective Date
Member Information 15
If email address is changing: o Old email address o New email address o Effective Date If telephone or fax number is changing: o Old number o New number o Effective Date
Impact
The maintenance of the Member Information affects all MERS System Members.
Business ProcedureMember
1. You can update the following general information in your Member Information: Official Corporate Address (Used in the Member Summary for your organization) You must also notify MERSCORP Holdings directly if this information changes Regular Address (Used by the MERSCORP Holdings Mail Center to distribute original mortgage documents received for your organization) Overnight Address, carrier and account information (Used by the MERSCORP Holdings Mail Center to distribute original mortgage documents received for your organization if you have chosen to have them delivered via overnight delivery) Investor Alternate Address and Telephone Servicer/Subservicer Alternate Address and Telephone Toll Free Phone number Corporate Fax number Corporate Web address Relationships
Your organization is responsible for keeping all contact names, addresses, email addresses and telephone numbers current, and for notifying MERSCORP Holdings if your corporate name, address, or notification email address changes.
2. You must maintain the following contact information in your Member Information: Title Name Phone number and extension Email address Pager number Fax number Address City State Zip code Contact Type o Accounts Billing* Contact designated to receive monthly invoices and respond to billing inquiries o Primary System Administrator* Person responsible for setting up unique User ID for each person at your company needing access to MERS OnLine, maintaining your organizations User IDs and Roles, and resetting passwords (MERSCORP Holdings Help Desk refers user security requests for your organization to this contact). o Secondary System Administrator Back-up for Primary System Administrator o Primary Customer Service* Contact who handles public requests for information about loans registered on the MERS System o Secondary Customer Service Back-up for Primary Customer Service o Legal* Contact responsible for coordinating communication between the MERSCORP Holdings Law Department and the Members internal law
You can designate multiple contacts for all contact types except Accounts Billing, Primary Customer Service and Primary System Administrator.
department regarding litigation and other legal issues o Operational* Person(s) responsible for overseeing or conducting the day-to-day MERS System functions and keeping your Member Information (including Contacts) current. Appears in the Member Summary available from Member Search at members.mersinc.org, MERS OnLine, and MERS Link (at least one is required if only one contact of this type remains, it can be updated but not deleted) o Property Preservation Contact responsible for handling property preservation for your organization. Appears on Member Summary in MERS OnLine and MERS Link for the MERS System Members and MERS Link Subscribers to contact regarding property maintenance issues o Quality Assurance Officer* Contact responsible for the MERS System Quality Assurance o Mail Room Contact responsible for handling mail received by MERSCORP Holdings Mail Center for your organization o Executive Sponsor* The senior executive within your organization under whose management the MERS System operation falls o Compliance Officer Contact responsible for regulatory internal requirements for your organization o Technical Person responsible for providing technical support to ensure compatibility of your internal system(s) with the MERS System (Required if using system-to-system interface)
o eRegistry Contact for MERS eRegistry questions (required for MERS eRegistry Members) *Required contact may be updated, but not deleted. 3. You must maintain the following option information in your Member Information. Number of Password Expiration Days. The number of days before a users password expires. XML Password. The password used to submitting XML Registration transactions.
Business ProcedureMERSCORP Holdings

MERSCORP Holdings maintains a portion of your organizations profile as well. You can view this information, but you cannot update it. Contact ppd@mersinc.org if you need MERSCORP Holdings to update this information. Member Name (MERSCORP Holdings requires official notification to update; see Member Corporate Name Changes) Parent Org ID Lines of business FHA approval flag Investor Options Servicer Options Subservicer Options Agency IDs Document Handling Instructions Registration by Others flags (May be used to block other Members from registering a loan showing your organization as Investor, Servicer, or Subservicer.) Automated Password Reset flag (Allows users to establish challenge questions to be used to log into the system if they forget their password) eRegistry and eDelivery Options

If Overnight Mail is requested, you must provide MERSCORP Holdings with your Corporate Airbill Number.
Reports
No reports are associated with maintaining the Member Information.
Business Procedure - Member Lockout

One of the sanctions available to MERSCORP Holdings for violations of the Rules of Membership or Procedures is Member Lockout. While the Org ID is locked out: Member is not able to log on to MERS OnLine Member cannot perform any transactions on the MERS System, including X12 or flat file transactions Access to the CRMS and authorization of the MERS Signing Officer(s) appointed with respect to the Members existing MERS Loans are not affected Other MERS System Members may not perform a transaction on a MIN for which the locked out Member is named
Business Procedure - Member NOD Dispute

In the event an Investor is involved in a dispute with a Warehouse Lender, Servicer or Subservicer, the Investor can request that MERSCORP Holdings take action to prevent activity on the disputed MINs by that Servicer/Subservicer. 1. The Investor will notify MERSCORP Holdings in writing of the dispute with the Servicer/Subservicer or Warehouse Lender, and produce proof of ownership. 2. MERSCORP Holdings will process the request within five business days of receipt. 3. MERSCORP Holdings can process a lockout at any of several levels: Lockout all activity for an Org ID Lockout all activity for a specified LOB for an Org ID
4. Regardless of the lockout level, all Org IDs associated with impacted MINs can view MIN information. Also, a transfer transaction will be allowed if it transfers the MIN out of the relationship between the Member in troubled status and the disputing Member. 5. The Investor will notify MERSCORP Holdings when the dispute is settled and when the restriction to system or MIN access for that Servicer/Subservicer can be reactivated.
Reports
Error messages appear on the following reports for processing that was stopped due to a Servicer being locked out. For detailed descriptions of these reports, see the MERS System Reports Handbook:

Seasoned Registration Rejects /Warnings (RB) Registration Rejects/Warnings (RG) Transfer of Beneficial Rights Rejects (BF) Physical Transfer of Servicing Rights (SC) Foreclosure Reject Report (DF) Payoff Reject Report (DP) Transfer to Non-MERS Status Reject Report (DQ) Default by Servicer to Non-Member Rejects Report (DR) Assumption Rejects/Warnings (AB) Maintenance Rejects/Warnings (MB)
Member Corporate Name Changes

Overview
Because of mergers, acquisitions and other business events, your corporate name as recorded in the MERS System may need to be changed. Please review the MERS System Membership Application, Rules of Membership, and Terms and Conditions for policies pertaining to these events. You must notify MERSCORP Holdings in writing at least 30 days before a name change becomes effective, and may be required to notify MERSCORP Holdings earlier if the change is due to a merger with or acquisition by a non-Member. MERSCORP Holdings will make the change on the MERS System.
Impact
This process has potential impact on all MERS System Members.
Business Procedure
1. MERSCORP Holdings requires official written notification for all corporate name changes. Use the Company Information Change Request form available on the corporate website. The notification must be completed by an officer of your company and sent to MERSCORP Holdings no less than thirty (30) calendar days before the effective date. The notification must include the following information: Member Org ID Old corporate name New corporate name (Must be unique within the MERS System) Effective date of the name change Reason for name change (e.g. merger)
Member Corporate Name Changes 22
Member Type (General, Lite, or Patron) Other Org IDs affected by change Name, title, and email address of company officer submitting notification
2. MERSCORP Holdings updates your corporate name in the MERS System on the effective date specified. 3. The new corporate name appears anywhere your member name is linked to its Org ID. For example, on all pop up lists in the MERS System, registered loans and batch transactions in the system, and reports produced thereafter will show the new name. However, the Assignee and Assignor fields are free-form fields and are not linked to the Members Org ID; therefore, the name change will not appear in those fields. 4. If MERS has previously issued your organization a MERS Corporate Resolution, you will need to request an updated MERS Corporate Resolution that reflects your new company name via the Corporate Resolution Management System (CRMS).
Reports
No reports are associated with changing Member Information.
Member Corporate Name Changes 23
Mortgage Identification Number (MIN)

Overview
A MIN in X12 file or flat file format does not include dashes between the components.
The Mortgage Identification Number (MIN) is the unique 18-digit number permanently assigned to a mortgage registered on the MERS System. To process information on the MERS System, you must enter the MIN. A MIN consists of a three section, 18 digit string in the following format:
Component 1: Seven-digit organization identification number (Org ID) of the organization that generated the MIN*. You will be notified by MERSCORP Holdings of your Org ID. Like the rest of the MIN, the Org ID never changes, regardless of servicing transfers. For example, in the MIN 9594567-0123456789-8, the Org ID is 9594567. *The exception to this is MINs generated through MERS 1-2-3, which begin with 1230000.
Component 2: 10-digit sequence number assigned by you. You can use existing numbers, such as loan numbers, as the sequence number, or you can use randomly generated sequence numbers, as long as you never re-use the number. For example, in the MIN 9594567-0123456789-8, the sequence number is 0123456789. Component 3: One numeric check digit calculated by you using the Mod 10 Weight 2 Algorithm, listed in the Business Procedure of this section. For example, in the MIN 9594567-0123456789-8, the check digit is 8.
A MIN is unique and must never be reused. However, it can be reactivated if it was deactivated because servicing was sold to a
MERS System Procedures Manual Release 23.0 12/10/2012 Mortgage Identification Number (MIN) 24
non-Member Servicer then transferred back to a MERS System Member. The new Servicer would then register the MIN to reactivate it. The MERS System validates MINs at registration by checking for duplicate MINs, ensuring the check digit is properly calculated, and that the first seven digits of the MIN match an Org ID set up in Member Information in the MERS System.
Impact
This process has potential impact to the following types of organizations: Servicers Subservicers Originators Third-Party Originators Investors Document Custodians Associated Members
Business Procedure for Creating a MIN

1. The seven numeric digits of your Org ID will be assigned by MERSCORP Holdings.
Your company assigns the unique 10-digit sequence number. You can never re-use a sequence number. Your company may have a utility that automatically calculates the check digit for you. Your companys LOS or Servicing system may generate your MINs, or you may use a third party application.
2. Determine the 10-digit sequence number. 3. Determine the check digit, using the MOD 10 Weight 2 Algorithm. The calculation follows:
A. The units (i.e., the rightmost) position and every alternate position of the base number (from right to left) are multiplied by two. Any carry is added to the product of the next multiplication operation. If there is a carry on the last multiplication operation, it is immediately added to the product. B. The digits in the products and the digits in the base number not multiplied by two are added together.
Mortgage Identification Number (MIN) 25
C.
The total is subtracted from the next higher number ending in zero. If the total ends in zero, the number is subtracted from itself.
D. The difference is the check digit. Example: Org ID = 9594567 Sequence # = 0123456789
Base Number:
9 5 9 4 5 6 7 0 1 2 3 4 5 6 7 8 9
Alternate Positions Times 2:
9 x2
9 x2
5 x2 1
7 x2 4
1 x2 2
3 x2 7
5 x2 1
7 x2 5
9 x2 8
(1+8+1) 9
Digits Not Multiplied: 5
Cross-Footed: + 8= 82
10 +5 + 9 + 4 + 1+ 6 + 4 + 0 + 2 + 2 + 7 + 4 + 1 + 6 + 5 + 8
Next Higher Number Ending in Zero:

See Quality Assurance Standards for the location of the MIN on documents. However, individual county recording requirements may vary. If there is a conflict with county requirements, comply with the county requirements.
90 82 8
Minus Cross-Footed Total: Check Digit:
4. The MERS System validates the MINs at registration by checking for duplicate MINs, and ensuring the check digit is properly calculated, and that the first seven digits of the MIN match an Org ID set up in Member Information on the MERS System.
DOCUMENT Mortgage or Deed of Trust PROCESS Loan registered at origination REQUIREMENT The MIN and Servicer Identification System (SIS) number (888-679-MERS) are required on the security instrument for MOM loans. The MIN is highly
For blanket assignments, the corresponding MIN must appear with each security instrument covered by the blanket assignment.
DOCUMENT
PROCESS
REQUIREMENT recommended on non-MOM security instruments.
Note
Loan registered at origination
It is highly recommended that you include the MIN on the Note. Check with individual investors for specific delivery requirements. The MIN and the SIS number are required on the Assignment To MERS. The MIN and the SIS number are required on the Assignment To MERS. The MIN and the SIS number are required on the lien release for MOM and NonMOM loans. The MIN and the SIS number are required on any assumption recorded in the county land records for MOM and Non-MOM loans. The MIN and the SIS number are required on any modification recorded in the county land records for MOM and Non-MOM loans. The MIN and the SIS number are required on any subordination agreement recorded in the county land records for MOM and NonMOM loans. No MIN, SIS number, MERS language, or MERS address may appear on any document for an iRegistration loan.
Assignment
Loan registered at origination Loan registered more than 270 days after note date.
Lien Release/ Satisfaction
Payment in full of mortgage
Assumption
Change in Borrower
Modification
Change in loan terms
Subordination Agreement
Subordination to additional loan
iRegistration Documents
All processes
MOM and Non-MOM Loan Registration

Overview
There are three methods of submitting Registration transactions to MERS:
Using our browser-
based application, MERS OnLine.

System to System Using a synchronous
XML transaction
Registration is the process for entering information to activate a loan on the MERS System. You can register: A MOM loan you have just closed A seasoned loan youve purchased A loan originated on a standard security instrument and then assigned to MERS A loan for which the prior registration was reversed A loan that was assigned out of MERS and deactivated for reason of Transfer to non-MERS Status and then assigned back to MERS when purchased by a MERS System Member. A loan that was assigned out of MERS and deactivated for reason of Reinstated or Modified option 1, not assigned back to MERS, and is later assigned back to MERS. A loan that was assigned out of MERS and deactivated for reason of Assigned from MERS for Default or Bankruptcy, and is later assigned back to MERS. For closed loans on which MERS is neither the original mortgagee nor the assignee, see iRegistration. For loans that have not yet closed, see Pre-Closing. As the Registering Member you are required to enter the Investor and Servicer (and Subservicer if applicable) Org IDs at registration. Once you register a loan, you have seven calendar days, including the registration date, to make any necessary changes to the registration information. Thereafter, the MIN information can only be updated by the current Servicer or Subservicer (unless there is a default by the Servicer or MERSCORP Holdings receives alternative instructions from the investor). You can identify other MERS System Members with an interest on a particular loan, including document custodian and associated Members, if applicable. Although it is not a requirement of the MERS System, Interim Funders can show their security interest in a loan on the MERS System by having the registering Member complete the Interim Funder field or associated Member field. The system will auto populate the Agency ID field, if the Investor requires it and if that ID is included on your Member Information.
MOM and Non-MOM Loan Registration 28
There are two formats for sending System-toSystem data:

Flat File transmission EDI X12 transaction.
An Interim Funder can remove its security interest from the MERS System once they no longer have an interest in the loan or are made whole . Option 2 Transfers of Beneficial Rights with interim funding interests will appear on an exception report, noting coexisting beneficial interests.
You must register on the MERS System all loans closed with MERS as Original Mortgagee (MOM) security instruments within seven calendar days of the Note Date, even if you immediately or subsequently sell the loan to a non-Member. For a MOM loan, you must also enter Originating Org ID at Registration. You must register 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 earlier of the dates defined in the Purchase and Sale Agreement on which the buyer begins servicing the loans on its servicing system, or the assignment date. For a Non-MOM or iRegistration loan, you must enter Originating Org ID if the originator has an Org ID, or Original Note Holder if the originator does not have an Org ID, within 90 calendar days of the Registration Date. The buyer of a non-registered MOM loan is allowed 14 calendar days from the Note/Funding Date in which to register the loan on the MERS System. In addition, the seller must initiate all Transfer of Servicing Rights transactions within five calendar days of the effective transfer date. As always, if a specific investors requirements are more stringent than the MERS System requirements, the investors requirements supersede the MERS System policy. Note: For any document in which MERS is referred to as a nominee for a lender, then the language its successors and assigns must also be included. Example: Mortgage Electronic Registration Systems, Inc., as nominee for [Original Lender Named on Security Instrument], its successors and assigns
Impact
The loan registration process affects the following types of organizations: Primary Members: Servicers Subservicers Originators Third-Party Originators Investors
MERS System Procedures Manual Release 23.0 12/10/2012 MOM and Non-MOM Loan Registration 29

Government Housing Agencies, Mortgage Insurance Companies, Trustees, Warehouse/Gestation Lenders, etc. are known as Associated Members and may be named during registration processing.
Custodians Interim Funders
Associated Members: Collateral Agent FHLB/FRB Government Housing Agencies Master Servicer Mortgage Insurers Trustee Warehouse/Gestation Lenders Alternate Custodian (up to 4 entries) Participation Investor (up to 4 entries) Other (up to 4 entries) Property Preservation Company (up to 4 entries)
Business Procedure Initial Registration

1. Close the loan on a security instrument that names MERS as the original mortgagee and send it to the recorders office. Or, close the loan on a standard security instrument, prepare an assignment to MERS, and send both to the recorders office. 2. Enter the MIN on the MERS System. 3. The MERS System validates the MIN. 4. Enter the loan information: Lien type 1st or Subordinate Lien which accommodates all liens subsequent to the first Note Date Note Amount Funding Date (date interest starts to accrue, if different from Note Date) Owner Occupied Flag FHA/VA Case Number or MI Certificate Number MOM indicator: o Defaults to MOM MERS is the original mortgagee on the security instrument
If you purchase a MOM loan that was closed by an originator who had not yet completed the membership process, you can use 1011001 (Originating Org ID Exception) in the Originating Org ID field as a placeholder until the originator has completed the membership process and you can insert their Org ID in this field. However, this will be an exception for your reconciliation and data reviews, and you must insert the correct Org ID within 60 days.
o Set to Non-MOM only if the loan was originated on a standard security instrument and assigned to MERS o For loans neither originated with MERS as mortgagee nor assigned to MERS, see the iRegistration chapter Pre-Closing Indicator: o Defaults to No o For loans that have not yet closed, see the PreClosing Registration chapter. Originating Org ID (required for MOM loans, and for Non-MOM or iRegistration if originator is a MERS System Member) Original Note Holder (required if originator is not a MERS System Member) Servicer Subservicer Investor (use 1000002 if Investor is not a MERS System Member) Document Custodian Interim Funder (only if a MERS System Member) Associated Member(s)

Enter all names that appear on the origination or servicing system.
One Primary Borrower and up to three CoBorrowers may be entered on the Registration page. Additional Co-Borrowers must be entered as a MIN Information Borrower
update.
5. Enter borrower information exactly as it appears on the origination or servicing system: Borrower Name: o Corporate Name (Business, Trust, or other non-individual) OR o First Name o Middle Name or initial o Last Name o Name Suffix Social security number or tax ID (required for primary borrower) Must be a valid social security number (only exceptions are 111111111 for a foreign national with no SSN or 444444444 in FCRA situations)
For foreign nationals with no SSN or Tax ID, enter 111111111 for the SSN.
For properties without street numbers, as in Rural Route addresses, the property street number is not required.
6. Enter property information exactly as it appears on the origination or servicing system: Street number Street name Street designator (e.g. ST, BLVD, etc.) Street direction (e.g. N, S, SE, etc.) Unit type (e.g. Condo, Co-op, Apt, etc.) Unit number City State ZIP code and extension 7. Enter the following required legal description information exactly as it appears on the origination or servicing system: Property County or FIPS Code (County where property is located) 8. Enter the following miscellaneous information, if applicable: Investor loan number, if required by the Investor Agency ID, if required by the Investor Investor pool number for agency investors Securitization Trust name for private pools 9. Enter the following Modification Agreement information (required for construction-to-permanent and some CEMA loans): Modification Agreement Note Date Modification Agreement Note Amount 10. Assignee information defaults to Mortgage Electronic Registration Systems, Inc. Additional Assignment information is optional. If providing Assignor information, Assignor Name is required. 11. Submit the transaction. 12. The MERS System validates the registration and loan status reflects an Active (Registered) status. 13. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information
on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 14. The registration appears on the MIN-level milestones. 15. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Registration Verification report, and/or the Seasoned Registration Verification report is generated. 16. For Associated Members on the loan, the MIN Milestones report is generated. 17. As the registering Member, you are charged the registration fee. The fee appears on your next monthly invoice from MERSCORP Holdings. 18. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member. Thereafter, only the current Servicer or Subservicer can update the information. 19. If you have not entered an originating organization, or have Originating Org ID Exception (1011001) in the Originating Org ID field as a placeholder, 60 calendar days after registration, the loan will appear on the MINs Without Originating Organization (QE) exception report.
Business Procedure Post-Closing Registration

Note: If the Pre-Closing was performed via batch or XML and contains more than four borrowers, only the first four will remain if you register the MOM or Non-MOM loan in MERS OnLine.
If a loan is registered as a Pre-Closing on the MERS System, you can register it as an active MOM or Non-MOM loan once it closes. To register it as an active iRegistration loan, see Post-Closing iRegistration. 1. Enter the MIN on the MERS System as a Registration 2. MERS OnLine validates the MIN, and displays the Registration page populated with the information from the Pre-Closing registration. 3. Check all loan information and update as needed. Be sure to update the Pre-Closing indicator to No, and enter a Note Date if one was not entered for the Pre-Closing.
4. Submit transaction. 5. The MERS System validates the registration and loan status reflects an Active (Registered) status. 6. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 7. The Post-Closing registration appears on the MIN-level milestones, and the Registration Date in MIN Information reflects the most recent registration. 8. The Registration Verification report and/or Seasoned Registration Verification report is generated for primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian) and the Pre-Closing Registering Member. 9. For Associated Members on the loan, the MIN Milestones report is generated. 10. A Post-Closing registration fee is charged when you register a Pre-Closing loan as a Post-Closing MOM or Non-MOM loan. 11. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member. Thereafter, only the current Servicer or Subservicer can update the information.
Business Procedure Re-registration after Reversal

If a loan is in registration reversal status on the MERS System, you can correct the information for that loan and re-register it. 1. Enter the MIN on the MERS System as a Registration 2. MERS OnLine validates the MIN, and displays a summary of the loan information, along with the Re-Registration menu 3. Enter the appropriate Owner Occupied value.
MERS System Procedures Manual Release 23.0 12/10/2012 MOM and Non-MOM Loan Registration 34
4. Check all loan information and update as needed, using the options available on the Re-Registration menu 5. Select Re-Register from the Re-Registration Loan page. 6. The MERS System validates the registration and loan status reflects an Active (Registered) status. 7. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 8. The registration appears on the MIN-level milestones. 9. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Registration Verification report, and/or the Seasoned Registration Verification report is generated. 10. For Associated Members on the loan, the MIN Milestones report is generated. 11. As the registering Member, you are charged the registration fee. The fee appears on your next monthly invoice from MERSCORP Holdings. 12. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member. Thereafter, only the current Servicer or Subservicer can update the information.
Business Procedure Re-registration after Deactivation

If a loan has been deactivated on the MERS System for any reason other than Foreclosure Complete or Paid in Full, that loan can be re-registered using the existing MIN if it is later assigned to MERS. For loans assigned to the Member rather than to MERS, see iRegistration after Deactivation. 1. Prepare an Assignment To MERS, and send it to the recorders office.
Even if the loan was originally recorded with MERS as mortgagee, since it must be assigned back into MERS it is no longer considered a MOM loan.
Include the existing MIN, and the SIS telephone number, on the assignment. 2. Enter the MIN on the MERS System as a Registration. 3. The MERS System validates the MIN and displays the loan information. 4. For MOM Indicator, select Non-MOM (if loan is not assigned to MERS, see iRegistration after Deactivation). 5. Enter the new Servicer Org ID. 6. Enter the appropriate Owner Occupied value. 7. Check the remaining loan information to ensure it is correct. 8. Submit the transaction. 9. The MERS System validates the registration and loan status reflects an Active (Registered) status. 10. The registration appears on the MIN-level milestones. 11. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Registration Verification report, and/or the Seasoned Registration Verification report is generated. 12. For Associated Members on the loan, the MIN Milestones report is generated. 13. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 14. As the registering Member, you are charged the registration fee. The fee appears on your next monthly invoice from MERSCORP Holdings. 15. Enter the assignment information for the Assignment To MERS. 16. Enter any assignments, assumptions, etc. which occurred between the loan being deactivated and re-registered. 17. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member.
Thereafter, only the current Servicer or Subservicer can update the information.
Reports
The following reports are generated during the Loan Registration and Seasoned Loan Registration process. For a detailed description of each report, see the MERS System Reports Handbook:

Registration Verification Report Registration Rejects/Warnings Report MINs for the Same Primary Borrower SSN, Property, and First Lien- Daily Report MINs for the Same Primary Borrower SSN, Property, and First Lien- Monthly Report Mismatched MIN/eNote Record Report Seasoned Registration Verification Report Seasoned Registration Rejects/ Warnings Report MIN Milestone Report for Associated Members MINs Without Originating Organization Report
iRegistration
Overview
There are three methods of submitting an iRegistration transaction to MERS:
Using our browser-
based application, MERS OnLine.

System to System Using a synchronous
XML transaction
iRegistration is the process for entering information to activate on the MERS System a loan for which MERS is not the mortgagee. iRegistration can be used for: A loan you have just closed A seasoned loan you have purchased A loan for which the prior registration was reversed A loan that was deactivated for reason of Transfer to nonMERS Status and then purchased by a MERS System Member but not assigned to MERS A loan that was assigned from MERS to a non-MERS Member A loan previously registered as a Pre-Closing that has closed (for loans that have not yet closed, see Pre-Closing) As the Registering Member you are required to enter the Investor and Servicer (and Subservicer if applicable) Org IDs at registration. Once you register a loan, you have seven calendar days, including the registration date, to make any necessary changes to the registration information. Thereafter, the MIN information can only be updated by the current Servicer or Subservicer (unless there is a default by the Servicer or alternative instructions from the investor).
There are two formats for sending System-toSystem data: Flat File transmission
EDI X12 transaction.
You can identify other MERS System Members with an interest on a particular loan, including document custodian and associated Members, if applicable. Although it is not a requirement of the MERS System, Interim Funders can show their security interest in a loan on the MERS System by having the registering Member complete the Interim Funder field or associated Member field. The system will auto populate the Agency ID field, if the Investor requires it and if that ID is included on your Member Information.
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Impact
Government Housing Agencies, Mortgage Insurance Cos, Trustees, Warehouse/Gestation Lenders, etc. are known as Associated Members and may be named during registration processing.
The iRegistration process affects the following types of organizations: Primary Members: Servicers Subservicers Originators Third-Party Originators Investors Custodians Interim Funders
Business Procedure iRegistration

1. Close the loan on a standard security instrument. Do not include a MIN, SIS telephone number, MERS address, or any other reference to MERS on the security instrument or any subsequent documents for this loan. 2. Enter the MIN on the MERS System using a Registration transaction.
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3. The MERS System validates the MIN.

An Interim Funder can remove its security interest from the MERS System at any time. Option 2 Transfers of Beneficial Rights with interim funding interests will appear on an exception report, noting coexisting beneficial interests.
4. Enter the loan information: Lien type 1st or Subordinate Lien (which accommodates all liens subsequent to the first) Note date Note amount Funding date (optional) Owner Occupied flag FHA/VA Case Number or MI Certificate Number MOM indicator: Select iRegistration Pre-Closing Indicator: Select No Originating Org ID (if originator is a MERS System Member) Original Note Holder (if originator is not a MERS System Member) Servicer Subservicer Investor (use 1000002 if Investor is not a MERS System Member) Document Custodian Interim Funder (only if a MERS System Member) Associated Member(s) 5. Enter borrower information exactly as it appears on the origination or servicing system: Borrower Name: o Corporate Name (Business, Trust, or other non-individual) OR o o o o First Name Middle Name or initial Last Name Name Suffix
One Primary Borrower and up to three Co-Borrowers may be entered on the Registration page. Additional Co-Borrowers must be entered as a MIN Information Borrower update.
For foreign nationals with no SSN or Tax ID, enter 111111111 for SSN.
6. Social security number or tax ID (required for primary borrower) Must be a valid social security number (only exception is 111111111 for a foreign national with no SSN)Enter
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property information exactly as it appears on the origination or servicing system: Street number Street name Street designator (e.g. ST, BLVD, etc.) Street direction (e.g. N, S, SE, etc.) Unit type (e.g. Coop, Apt, etc.) Unit number City State ZIP code 7. Enter the following legal description information exactly as it appears on the origination or servicing system: Property County or FIPS Code (County where property is located)
Agency ID is required when registering loans sold to Fannie Mae or Freddie Mac. Pool Number is required when registering loans issued in a Ginnie Mae or Fannie Mae pool.
8. Enter miscellaneous information if applicable: Investor loan number, if required by the Investor Agency ID, if required by the Investor Investor pool number for agency investors Securitization Trust name for private pools 9. Modification Agreement information is optional: Modification Agreement Note Date Modification Agreement Note Amount 10. Assignment information is optional, but MERS may not be included as either Assignor or Assignee. Note: When you register an iRegistration loan, the Assignee-related fields default to Mortgage Electronic Registration Systems, Inc. You do not need to manually remove this information because the data is not saved when you submit the loan. 11. Submit the transaction. 12. The MERS System validates the registration, and loan status reflects an Active (Registered) status. 13. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information
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on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 14. The registration appears on the MIN-level milestones. 15. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Registration Verification report, and/or the Seasoned Registration Verification report is generated. 16. For Associated Members on the loan, the MIN Milestones report is generated. 17. As the registering Member, you are charged the registration fee, unless the loan you are registering was already registered as a Pre-Closing. The fee appears on your next monthly invoice from MERSCORP Holdings. 18. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member. Thereafter, only the current Servicer or Subservicer can update the information.
Business Procedure Post-Closing iRegistration

Note: If the Pre-Closing was performed via batch or XML and contains more than four borrowers, only the first four will remain if you register the iRegistration in MERS OnLine
If a loan is registered as a Pre-Closing on the MERS System, you can register it as an active iRegistration once it closes. To register it as an active MOM or Non-MOM loan, see Post-Closing Registration. 1. Close the loan on a standard security instrument. Do not include a MIN, SIS telephone number, MERS address, or any other reference to MERS on the security instrument. 2. Enter the MIN on the MERS System using a Registration transaction. 3. MERS OnLine validates the MIN, and displays the Registration page populated with the information from the Pre-Closing registration.
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4. Check all loan information and update as needed. Be sure to update the Pre-Closing indicator to No, and enter a Note Date if one was not entered for the Pre-Closing. 5. Submit transaction. 6. The MERS System validates the registration and loan status reflects an Active (Registered) status. 7. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 8. The registration appears on the MIN-level milestones, and the Registration Date in MIN Information reflects the most recent registration. 9. The Registration Verification report and/or Seasoned Registration Verification report is generated or primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian) and the Pre-Closing Registering Member. 10. For Associated Members on the loan, the MIN Milestones report is generated. 11. No registration fee is charged when you register a PreClosing loan as an iRegistration. 12. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member. Thereafter, only the current Servicer or Subservicer can update the information.
Business Procedure iRegistration after Reversal

If a loan is in registration reversal status on the MERS System, you can correct the information for that loan and re-register it as an iRegistration.
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1. Close the loan on a standard security instrument. Do not include a MIN, SIS telephone number, MERS address, or any other reference to MERS on the security instrument. 2. Enter the MIN on the MERS System using a Registration transaction. 3. MERS OnLine validates the MIN, and displays a summary of the loan information, along with the Re-Registration menu. 4. Enter the appropriate Owner Occupied value. 5. Check all loan information and update as needed, using the options available on the Re-Registration menu. Be sure the Pre-Closing indicator is set to No, and the MOM indicator is set to iRegistration. 6. Select Re-Register from the Re-Registration Loan page. 7. The MERS System validates the registration and loan status reflects an Active (Registered) status. 8. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 9. The registration appears on the MIN-level milestones. 10. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Registration Verification report, and/or the Seasoned Registration Verification report is generated. 11. For Associated Members on the loan, the MIN Milestones report is generated. 12. As the registering Member, you are charged the registration fee. The fee appears on your next monthly invoice from MERSCORP Holdings. 13. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member. Thereafter, only the current Servicer or Subservicer can update the information.
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Business Procedure iRegistration after Deactivation

If a loan has been deactivated on the MERS System for any reason other than Foreclosure Complete or Paid in Full, that loan can be re-registered using the existing MIN if it is later assigned to a MERS System Member. For loans assigned to MERS rather than to the Member, see Re-Registration after Deactivation. 1. Do not include a MIN, SIS telephone number, MERS address, or any other reference to MERS on the assignment 2. Enter the MIN on the MERS System using a Registration transaction 3. The MERS System validates the MIN and displays the loan information 4. Enter the new Servicer Org ID 5. Enter the appropriate Owner Occupied value. 6. Check the remaining loan information to ensure it is correct. If the loan was assigned to MERS, see Re-Registration after Deactivation. If the loan was assigned directly to the Member, the MOM indicator should be iRegistration. 7. Submit the transaction. 8. The MERS System validates the registration and loan status reflects an Active (Registered) status. 9. The registration appears on the MIN-level milestones. 10. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Registration Verification report, and/or the Seasoned Registration Verification report is generated. 11. For Associated Members on the loan, the MIN Milestones report is generated. 12. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, and the loan information entered on the MERS System does not match the loan information on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder.
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13. As the registering Member, you are charged the iRegistration fee. The fee appears on your next monthly invoice from MERSCORP Holdings. 14. If you have made any errors in the registration information, you can correct them for the first seven calendar days (including registration date) as the registering Member. Thereafter, only the current Servicer or Subservicer can update the information.
Reports
The following reports are generated during the iRegistration process. For a detailed description of each report, see the MERS System Reports Handbook:

Registration Verification Report Registration Rejects/Warnings Report MINs for the Same Primary Borrower SSN, Property, and First Lien- Daily Report MINs for the Same Primary Borrower SSN, Property, and First Lien- Monthly Report Mismatched MIN/eNote Record Report Seasoned Registration Verification Report Seasoned Registration Rejects/ Warnings Report MIN Milestone Report for Associated Members
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Conversion from iRegistration to Non-MOM

Overview
If a loan registered on the MERS System as an active iRegistration is later assigned to MERS, this change must be reflected on the MERS System by converting the loan from an iRegistration to a Non-MOM. Conversions may only be performed from iRegistration to Non-MOM. The Servicer or Subservicer performs the conversion using a batch or online Registration transaction. Servicer and Investor cannot be changed in a conversion transaction. An Interim Funder can be added, but not changed or deleted. Assignment information may be added, but not updated or deleted. Other data on the record may be updated, and system edits follow registration rules. You must perform the conversion transaction on the MERS System for the loan being assigned to MERS within seven calendar days of the assignment date.
Impact
The conversion process has potential impact to the following types of organizations: Servicers Subservicers Investors Document Custodians Associated Members
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Business Procedure
1. Prepare an Assignment To MERS, including the MIN, SIS telephone number, and MERS address, and send it to the recorders office. 2. The Servicer or Subservicer submits the MIN to the MERS System in a Registration transaction. 3. The MERS System validates the MIN. If it is an active iRegistration that is not in a foreclosure status, and the submitting Member is its Servicer or Subservicer, it is eligible for conversion. 4. If performed in MERS OnLine, the existing loan data is displayed on the Registration page, with the MOM indicator set to Non-MOM and the Investor and Servicer fields grayed out. 5. In batch, all registration data must be submitted. Investor and Servicer must match those already on the MIN, and a MOM Indicator of N must be submitted. 6. Interim Funder may be added if one exists, but not removed or changed. 7. Submit the transaction. 8. The MERS System validates the registration and loan status reflects an Active (Registered) status. 9. If the MIN matches the MIN of an eNote record registered on the MERS eRegistry, a Mismatched MIN/eNote Record (EJ) report will be generated for each rights holder. 10. The conversion appears on the MIN-level milestones. 11. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Conversion Verification report is generated. 12. For Associated Members on the loan, the MIN Milestones report is generated. 13. As the converting Member, you are charged the conversion fee. The fee appears on your next monthly invoice from MERSCORP Holdings.
Reports
The following reports are generated during the Conversion process. For a detailed description of each report, see the MERS System Reports Handbook:

Conversion Verification Report Conversion Rejects/Warnings Report
MINs for the Same Primary Borrower SSN, Property, and First Lien Mismatched MIN/eNote Record Report
MIN Milestone Report for Associated Members
Pre-Closing Registration
Overview
There are three methods of submitting a Pre-Closing transaction to MERS: Using our browserbased application, MERS OnLine. System to System Using a synchronous XML transaction
A Pre-Closing is a loan registered on the MERS System before it has closed. It is not active, so cannot be updated, transferred, or deactivated. A Pre-Closing may be registered with a MOM indicator of iRegistration, MOM or Non-MOM. When registering a Pre-Closing, you are required to enter the Investor and Servicer Org IDs. Note Date is optional, but if entered, the Note Date may not be in the past; it may be the current date or up to a year in the future. Once the Pre-Closing is registered, it cannot be updated, but the Pre-Closing registration can be reversed if it was done in error. A Pre-Closing can be registered as an active iRegistration, MOM or Non-MOM loan once the loan closes in a transaction known as post-closing registration, and loan information may be updated at post-closing. Loans in a Pre-Closing status do not contain Assignment information. Any Assignment data submitted in a Pre-Closing registration transaction is ignored. The organization registering the Pre-Closing loan receives the registration verification report if the same MIN is later registered as an active loan by another Member.
There are two formats for sending System-to-System data:

Flat File transmission EDI X12 transaction.
Impact
The Pre-Closing process affects the following types of organizations: Primary Members: Servicers Subservicers Originators Third-Party Originators Investors Custodians Interim Funders
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Government Housing Agencies, Mortgage Insurance Companies, Trustees, Warehouse/Gestation Lenders, etc. are known as Associated Members and may be named during registration.
Business Procedure Pre-Closing

1. Submit the MIN to the MERS System in a Registration transaction. 2. The MERS System validates the MIN. 3. Enter the loan information: Lien type 1st or Subordinate Lien (which accommodates all liens subsequent to the first) Expected Note date (optional, up to 365 days in future) Note amount Owner Occupied Flag FHA/VA Case Number or MI Certificate Number MOM indicator: Choose MOM, Non-MOM or iRegistration Pre-Closing indicator: Choose Yes Originating Org ID (if originator is a MERS System Member) Original note holder name (if originator is not a MERS System Member) Servicer Subservicer Investor
Pre-Closing Registration 51
Interim Funder (only if a MERS System Member) Document Custodian Associated Member(s)
4. Enter borrower information as it appears on the origination system: Borrower Name: o Corporate Name (Business, Trust, or other non-individual) OR
One Primary Borrower and up to three Co-Borrowers may be entered on the Registration page.
o First name o Middle name o Last name o Name Suffix Social security number or tax ID (required for primary borrower) Must be a valid social security number (only exception is 111111111 for a foreign national with no SSN)
For foreign nationals with no SSN or Tax ID, enter 111111111 for SSN.
5. Enter property information as it appears on the origination system:

Street number Street name Street designator (e.g. ST, BLVD, etc.) Street direction (e.g. N, S, SE, etc.) Unit type (e.g. Coop, Apt, etc.) Unit number City State ZIP code and extension
6. Enter the following legal description information exactly as it appears on the origination or servicing system: Property County or FIPS Code (County where property is located)
7. Enter the following miscellaneous information, if applicable: Investor loan number, if required by the Investor Agency ID, if required by the Investor
8. No Assignment information may be entered for a PreClosing. 9. Submit the transaction. 10. The MERS System validates the registration and loan status reflects a Pre-Closing status. 11. The Pre-Closing registration appears on the MIN-level milestones. 12. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the PreClosing Verification report is generated. 13. For Associated Members on the loan, the MIN Milestones report is generated. 14. As the registering Member, you are charged the PreClosing registration fee. The fee appears on your next monthly invoice from MERSCORP Holdings. 15. You cannot update any information on a loan in PreClosing status. To correct an error, you must reverse the registration of the MIN and then re-register it with the correct information. 16. Once the loan closes, you can register it as an iRegistration without paying an additional fee, or as a MOM or NonMOM for an additional fee, and loan information may be updated as part of this post-closing registration transaction.
Business Procedure Pre-Closing after Reversal

If a loan is in registration reversal status on the MERS System, you can correct the information for that loan and re-register it as a Pre-Closing. 1. Enter the MIN on the MERS System as a Registration.
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2. In batch, enter all registration information as you would for a Pre-Closing that has never been registered. 3. In MERS OnLine: A summary of the loan information from the previous registration is displayed along with the Re-Registration menu. Check all loan information and update as needed, using the options available on the Re-Registration menu. Be sure the Pre-Closing indicator is set to Yes. No assignment information may be entered for a PreClosing. Select Re-Register from the Re-Registration Loan page.
4. The MERS System validates the registration and loan status reflects a Pre-Closing status. 5. The Pre-Closing registration appears on the MIN-level milestones. 6. For primary rights holders on the loan (for example, Investor, Servicer, Interim Funder and Custodian), the PreClosing Verification report is generated. 7. For Associated Members on the loan, the MIN Milestones report is generated. 8. As the registering Member, you are charged the PreClosing registration fee. The fee appears on your next monthly invoice from MERSCORP Holdings. 9. You cannot update any information once the registration transaction is complete. To correct an error, you must reverse the registration of the MIN and then re-register it with the correct information. 10. Once the loan closes, you can register it as an iRegistration without paying an additional fee or as a MOM or NonMOM for an additional fee.
Reports
The following reports are generated during the Pre-Closing Registration process. For a detailed description of each report, see the MERS System Reports Handbook:

Pre-Closing Registration Verification Report Pre-Closing Registration Rejects/Warnings Report MIN Milestone Report for Associated Members
Registration Reversal
Overview
A Registration Reversal is for reversing a loan that has been registered in error. You can also use Registration Reversal if you register a loan with the incorrect Servicer or Investor; you would then immediately reregister it using the correct information. The registering Member may reverse a registration for 30 calendar days starting on the Registration Date. Thereafter only the Servicer or Subservicer can reverse the registration. If a loan is registered as an iRegistration and MERS becomes the mortgagee through an assignment, you can use the Conversion transaction to convert the iRegistration to a Non-MOM. If a loan is registered as an iRegistration and recorded in the land records as a MOM, the iRegistration registration will need to be reversed in order to register the loan as a MOM. Similarly, if a loan is registered as a MOM or Non-MOM but MERS is never the mortgagee, the registration will need to be reversed in order to register the loan as an iRegistration.
Registration Reversal may be processed through MERS OnLine, X12 or flat file transactions
Impact
The loan registration reversal process affects the following types of organizations:
Only the Servicer, Subservicer or Member that originally registered the MIN can perform this process. Also, if the beneficial rights for a MIN have been transferred, the registration can only be reversed if the current Investor transfers the MIN back to the registering Member.
Servicers Subservicers Originators Third-Party Originators Investors Custodians Interim Funders Associated Members
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Business Procedure
1. Select Registration from the Reversals menu. 2. Enter the MIN. 3. MERS System validates the MIN. 4. The MERS System validates the registration reversal and changes the loan status to Registration Reversal. 5. The registration reversal appears on the MIN-level milestones. 6. For Members with an interest in the loan (for example, Investor, Servicer, Interim Funder and Custodian), the Registration Reversal Verification report, and/or the Registration Reversal Rejects/Warnings report, is generated. Note: No fee is assessed to the Member performing the registration reversal, but the applicable registration fee will still be assessed for the initial registration. 7. For Associated Members on the loan, the MIN Milestones report is generated. 8. All registration information is retained for use if the MIN is re-registered. 9. If the MIN is re-registered, the normal registration fee will apply.
Reports
The following reports are generated as a result of the Registration Reversal process. For a detailed description of each report, see the MERS System Reports Handbook: * * * Registration Reversal Verification Report Registration Reversal Rejects/Warnings Report MIN Milestone Report for Associated Members
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Reverse Mortgage Processing

Overview
No separate functionality is required for reverse mortgage processing. Registrations and other transactions for reverse mortgages are performed as for other loans.
Impact
Reverse mortgage processing affects any organization that registers, maintains, or deactivates reverse mortgages.
Business Procedure
1. Register the MIN associated with the reverse mortgage in the same method as any registration, which can be accomplished through batch processing or through MERS OnLine. 2. When identifying the Note Amount, use the Maximum Principal Amount from the Note. This field may also be mapped through batch file processing. 3. Track life of loan events as for other mortgage loans.
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Construction Loan Processing

Overview
Construction loans may be modified to become permanent loans once construction is complete, or they may be paid off by a permanent loan. In the first case, both the construction and permanent loans are registered on the MERS System as one loan. In the second case, each loan is processed separately on the MERS System.
Impact
Construction loan processing affects any organization that registers, maintains, or deactivates construction loans.
Business ProcedureOne-Step Closing

This is where the construction loan is modified to become the permanent loan. You can close the construction loan as a MOM loan and record the modification with MERS as mortgagee, saving the cost and effort of recording an assignment, or you can close the construction loan on a standard document and assign it to MERS after it is modified to become permanent. (Note: In either case, selling the servicing more than 270 days after the original note date will incur a seasoned transfer fee.)
Closed on a MOM Security Instrument

The MERSCORP Holdings Law Department (mers@mersinc.org) is available for assistance with changing the language on the security instrument to make it a MOM loan. 1. The MOM security instrument must be:

Given a valid MIN Sent for recording in accordance with state or investor guidelines
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Registered on the MERS System within seven calendar days of the Note Date (or Funding Date for escrow states).
2. When construction is completed, the modification agreement must reflect MERS as the mortgagee and must be signed by an authorized MERS Signing Officer from your company. (The MERSCORP Holdings Law Department is available for assistance with changing the language on the modification agreement.) 3. Update the MERS System to reflect the modification. 4. If the permanent loan is sold to another MERS System Member, transfer the rights in the same manner as other MERS System loans. 5. If the loan is sold to a non-Member:
Deactivate the MIN in the MERS System in accordance with the MERS System requirements. Prepare and send for recording an Assignment From MERS, using your authorized MERS Signing Officer to sign in the name of MERS.
Closed on a Standard Security Instrument and Assigned to MERS

1. Close the loan using the standard construction loan security instrument used today. There is no MIN and no registration on the MERS System. MERS is not the mortgagee. 2. When construction is completed, prepare and send for recording the standard modification agreement. MERS is not the mortgagee. 3. Following the modification, prepare an Assignment To MERS, place a valid MIN on the assignment and send it for recording, in accordance with the MERS System requirements for assigning loans to MERS.
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4. Register the loan on the MERS System as a Non-MOM, in accordance with the MERS System requirements, entering the information from the origination or servicing system. 5. If the permanent loan is sold to another MERS System Member, transfer the rights in the same manner as other MERS System registered loans. 6. If the loan is sold to a non-Member after being assigned to MERS and registered:
Deactivate the MIN in the MERS System in accordance with the MERS System requirements. Prepare and send for recording an Assignment From MERS, using your authorized MERS Signing Officer to sign in the name of MERS.
Closed on a Standard Security Instrument and Not Assigned to MERS (iRegistration)

You may register a loan that does not have MERS as mortgagee as an iRegistration at origination, or before or after modification, because MERS is never the mortgagee. Transfers must be reflected, and selling the servicing more than 270 days after the original note date incurs a seasoned transfer transaction fee. 1. Close the loan using the standard construction loan security instrument used today, and register it on the MERS System as an iRegistration. MERSCORP Holdings recommends including the MIN on the security instrument for identification. 2. When construction is completed, prepare and send for recording the standard modification agreement; MERS is not the mortgagee. MERSCORP Holdings recommends including the MIN on the modification agreement for identification. Update the MERS System to reflect the modification date and amount.
3. If the permanent loan is sold to another MERS System Member, create a transfer transaction in the usual manner. 4. If the loan is sold to a non-Member after being registered:
Deactivate the MIN in the MERS System in accordance with the MERS System requirements. Prepare and send for recording a standard assignment; MERS is not the mortgagee.
Business ProcedureTwo-Step Closing

This is where the construction loan is paid off by the permanent loan. You can close the construction loan as MOM, non-MOM, or iRegistration; however, since it is a separate loan from the permanent loan, it will incur a separate registration fee. 1. The construction loan may be closed using either a MOM or standard Security Instrument. If closed on a MOM security instrument, the loan must be: Given a valid MIN
Sent for recording in accordance with state or investor guidelines Registered on the MERS System as a MOM loan within seven calendar days of the Note Date Processed as a Payoff on the MERS System when it is paid off by the permanent loan
If loan is closed on a Non-MOM security instrument, then assigned to MERS: The assignment must be:

Given a valid MIN Executed and recorded
The loan must be registered on the MERS System as a Non-MOM loan within seven calendar days of the Assignment Date Payoff must be processed on the MERS System when it is paid off by the permanent loan
If loan is neither closed on a MOM security instrument nor assigned to MERS, but is registered as an iRegistration: Give the loan a valid MIN

Register it on the MERS System as an iRegistration Process as a Payoff on the MERS System when it is paid off by the permanent loan
2. When construction is completed, register the permanent loan on the MERS System, with a valid MIN, as you would any other loan. 3. If the permanent loan is sold to another MERS System Member, create a transfer transaction as for other MERS System registered loans. 4. If the permanent loan is sold to a non-Member:
Deactivate the MIN in the MERS System in accordance with the MERS System requirements. For a MOM or Non-MOM loan, prepare and send for recording an Assignment From MERS, using your authorized MERS Signing Officer to sign in the name of MERS.
Registered Loans in Rated Securities

Overview
The MERS System registered loans may be included in rated securities issued by MERS System Members. Assignments normally recorded naming the Trustee as mortgagee of record are eliminated for all MERS System registered loans in the securitization. It is acceptable to combine the MERS System registered and non-registered loans in the securitization. The process model is for the securitization Trustee to be named as the current Investor on the MINs. It is not necessary for the Trustee to be an active Investor. Any MERS System Member may choose to be a passive Investor and let the MERS System process confirmations automatically. The MERS System Member Trustees possess established MERS System Org IDs and should supply these to the issuers. The securitization serial number must be placed in the Pool Number field on the MERS System for the MINs involved for an Agency securitization. For non-Agency securitizations, place the trust name in the Securitization field.
Impact
This process has potential impact on the following types of organizations: All Members
Business Procedure
ISSUER: 1. Obtain the MERS System Org ID for the securitization Trustee from the Trustee. 2. Pool loans and issue Securitization. 3. Identify the MERS System registered loans included in the Securitization.
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4. Process Transfer of Beneficial Rights Option 2 naming Securitization Trustee as new Investor. If the trustee is not a MERS System Member, a transfer to ORG ID 1000002 Undisclosed Investor would be completed. 5. Update Pool Number field for Agency securitization; for non-Agency securitizations update Securitization field. TRUSTEE 1. Supply the MERS System Org ID to Issuer 2. Confirm Transfer of Beneficial Rights Option 2 (if acting as active Investor). 3. Review and reconcile the MERS System reports. CUSTODIAN 1. Review and reconcile the MERS System reports.
Reports
The following reports are generated as a result of the Registered Loans in Rated Securities process. For a detailed description of each report, see the MERS System Reports Handbook: * * * * * * Transfer of Beneficial Rights Rejects/Warnings Pending Transfer of Beneficial Rights Overdue Transfer of Beneficial Rights Physical Transfer of Beneficial Rights Maintenance Verification Report Maintenance Reject/Warnings
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Transfer of Beneficial Rights

Overview
The Transfer of Beneficial Rights (TOB) transaction is used to track the transfer of beneficial rights from one investor to another. There are two types of investors in the MERS System: Member Investors (Investors who are MERS System Members) Member Investors sign a MERS System Application, pay the MERS System membership fees, and have full access to the MERS System. As a Member Investor, you have the choice of processing confirmations of Transfer of Beneficial Rights transactions and all other transactions manually or automatically. Non-Member Investors Non-Member Investors do not sign a MERS System Application or pay the MERS System fees and have no ability to access the MERS System, confirm their MERS System transactions or retrieve any MERS System reports. They must be represented on the MERS System with Org ID 1000002.
There are two types of TOB transactions on the MERS System, either of which may be initiated online or via batch. Option 1 Used only by Option 1 (or Agency) investors such as Freddie Mac, Ginnie Mae, and Fannie Mae, to claim investor rights on loans transmitted to them. Option 1 transfers require no confirmation, and remove any Interim Funder or Warehouse/Gestation Lender interests from the loan. Option 2 Used by most MERS System Members. Option 2 transfers require confirmation from the new Investor. They do not remove Interim Funder or Warehouse/Gestation Lender interests from the loan. You cannot use this option to transfer to an Option 1 Investor.
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The seller must initiate all Transfer of Beneficial Rights transactions within five calendar days of the effective transfer date.
The MERS System will allow a MIN to co-exist in an Option 2 TOB batch and a Transfer of Servicing (TOS) batch only if the New Servicer and New Investor are the same entity. The MERS System will allow a MIN to co-exist in an Option 1 TOB batch and a Flow or Seasoned TOS batch.
Transfer of Beneficial Rights

Overview
Although the MERS System tracks changes in ownership of the beneficial ownership rights for loans registered on the MERS System, the MERS System cannot transfer the beneficial ownership rights to the debt. The debt can only be transferred by properly endorsing the promissory note to the transferee. As a MERS System Member you have two options for tracking a transfer of beneficial rights to another Member: Option 1 and Option 2. The determination of whether Option 1 or Option 2 is used is based on the Membership Profile of the purchasing investor.
Option 1
An Option 1 transfer can be created in either flat file/EDI X12 mode or online.
In an Option 1 transfer, the Investor transfers beneficial rights on a system other than the MERS System and that system then initiates the MERS System transaction. Loans in an Option 1 batch that have not been registered are automatically reprocessed (cycled) until the loans have been registered, up to ten (10) calendar days from the Transfer Date. Option 1 investors receive notification when MIN cycling begins through the Transfer of Beneficial Rights Reject Report. If you include MINs that are not registered in your agency transmission, you will receive an abbreviated version of the Transfer of Beneficial Rights Reject Report listing these unregistered MINs. It is your responsibility to register these MINs immediately, entering your MERS System Org ID in the Investor field. If you register them after the 10 day cycling process is over, you must name the Agency in the Investor field.
An Option 1 Transfer of Beneficial Rights will replace any Option 2 investor on the loan. The investor that was removed during the Option 1 process is notified of its removal by the Investor Removed by Option 1 TOB report. Additionally, Interim Funder and Warehouse Gestation Lender interests are released automatically in an Option 1 beneficial rights transfer. No confirmations are required for Option 1 transfers. If a MIN is included in an Option 1 and an Option 2 beneficial rights transfer batch at the same time, when the Option 1 beneficial rights transfer is completed, the duplicate MIN is deleted from the Option 2 beneficial rights transfer. The MINs that were deleted from the Option 2 beneficial rights transfer appear on the MINs Deleted from Transfer of Beneficial Rights Report. Non-duplicate MINs remain in the Option 2 transfer batch. MINs can exist simultaneously in an Option 1 beneficial rights transfer batch and a transfer of servicing batch. See Transfer of Servicing Rights for details. Important dates for beneficial rights transfer (Option 1) are: Transfer Creation Date: the date the Investor creates the beneficial rights transfer on the MERS System. Transfer Date: the date the beneficial rights are transferred to the new Investor. May be the same as the Transfer Creation Date or the current processing date if the Transfer Creation Date is in the past.
Transfer Date
Transfer creation date
Beneficial rights transfer
The Transfer Date cannot be changed nor the transfer canceled on Option 1 beneficial rights transfers.
Option 2
An Option 2 beneficial rights transfer is initiated on the MERS System by the Servicer or Subservicer. The New Investor cannot be an Option 1 Investor.
The Servicer or Subservicer creates a pending beneficial rights transfer batch. Beneficial rights transfers can be created in flat file/EDI X12 mode and on MERS OnLine. The current Investor and the new Investor confirm or reject the transfer. o If the current Investor does not have the Approval of Option 2 beneficial transfer option selected in its Member Information Options, its confirmation is automatic. o If the new Investor does not have the Approval of Option 2 beneficial transfer option selected in its Member Information Options, its confirmation is automatic. o If you reject the transfer using MERS OnLine, you can provide a Reject Reason. Reject Reason definitions are specific to each investor. If the new Investor has indicated in its Member Information that Investor Loan Number, Pool Number, or Agency ID is required, then the new Investor must supply the data for each MIN when it confirms the MINs. On the Transfer Date, the MERS System will process all transfers confirmed by that date. The MERS System will process transfers as they are confirmed until the Expiration Date. Confirmation and reject activity for each processing cycle is reported on the Physical Transfer of Beneficial Rights report. This report is non-cumulative. The Interim Funder removes its security interests in the loans. It is not necessary to have the Interim Funder interests removed for the beneficial rights transfer to be registered. Completed transfers with interim funding interests not released appear on the Coexisting Security Interest Report. The Warehouse Gestation Lenders interests are automatically removed when a Transfer of Servicing rights processes, or removed by the Servicer or Subservicer if servicing is not transferred.
If you create a transfer Batch that has missing MINs, or MINs that shouldnt be included, use the Modify Batch option in MERS OnLine to correct it while the Batch is in pending or overdue status. This activity will produce a Modified Batch Transfer of Beneficial Rights report.
While a transfer is pending, all parties named in the batch can view the pending transaction using the View List of Batches feature in MERS OnLine, and make the following changes: The new Investor can confirm or reject MINs in the batch at any time prior to the Expiration Date.
The new Investor can change transfer confirmations (for example, reject a previously confirmed loan) any time prior to the Transfer Date. The party initiating the batch can change the Transfer Date. This will remove any confirmations made before the date was changed, so all MINs will have to be confirmed again. The new Investor can change the investor loan and pool numbers to reflect its own information The initiating Member can add MINs to the batch any time prior to the completion date, but the new MINs will have to be confirmed by the new Investor before they will be transferred. The initiating Member can delete any MIN from the batch, as long as that MIN has not been confirmed by the new Investor. The initiating Member can cancel the entire batch any time prior to the completion of the batch on Option 2 transfers, as long as the new Investor has not confirmed the transfer.
Loans not completely confirmed or rejected by the Expiration Date (31 calendar days from the Transfer Date or from the Creation Date if Transfer Date is prior) are noted on the Expired Transfer Report, and the transfer batch status changes from transfer overdue to transfer Pending Delete. Important dates for beneficial rights transfer (Option 2) are: Transfer Creation Date: the date the Servicer or Subservicer creates the beneficial rights transfer transaction on the MERS System Transfer Date: the date the beneficial rights are transferred to the new Investor. May be the same as the Transfer Date or within 30 calendar days of that date. Transfer Expiration date: 31 calendar days after the Transfer Date MINs not confirmed or rejected by the expiration date will revert back to their original Investor.
Transfer creation date
Transfer Date
Transfer Date confirmations Beneficial rights transfer
Transfer Expiration Date

31 days after Transfer Date
If the Transfer Date is before the Transfer creation date, the Transfer deletion date will be 31 calendar days after the Transfer creation date.
Impact
The Transfer of Beneficial Rights process affects the following types of organizations: Servicers Subservicers Investors Interim funding lenders Document custodians Associated Members
Business ProcedureOption 1
For Option 1, the loan must be registered on MERS. The MERS System Member selling beneficial rights delivers loans to the investor as it did before, but must include the MIN in the transmission. The investor then transfers beneficial rights for the loans it has agreed to purchase and updates MERS.
This option is used when the seller registers the loan on the MERS System, listing itself as the Investor, and then sells the loan to an Option 1 Investor. The seller must include the MIN on the transmission to the Option 1 investor. The Investor then initiates the transfer of beneficial rights from its own system and the process below begins. 1. The new Investor creates a batch transaction that transfers beneficial rights to itself on the MERS System. 2. When the Transfer Date is reached, the MIN is transferred.
Loans that are rejected from the batch transaction should be updated by the Investor in MERS OnLine using the Option 1 transfer of beneficial rights. MINs rejected due to nonregistration are automatically reprocessed up to 10 calendar days from the Transfer Date. Option 1 investors are notified when the reprocessing cycle begins through the Transfer of Beneficial Rights Reject Report.
3. If the MIN has not been registered by the Transfer Date, the batch continues to cycle for up to ten days. 4. Loans not registered within the ten day window may be registered with the new Investors Org ID in the Investor field, or after registration the new Investor can update the loan in MERS OnLine using the Option 1 Transfer of Beneficial Rights. 5. Registered loans that are rejected from the batch transaction can be updated by the new Investor in MERS OnLine using the Option 1 Transfer of Beneficial Rights. 6. The transfer of beneficial rights appears on the MIN-level milestones, audit history, and transfer audit history. 7. The Originator or Servicer, old Investor, new Investor, and Custodian of the transfer of beneficial rights receive a Physical Transfer of Beneficial Rights Report. Note: This process is also used by some investors to reflect each additional principal advance against a Home Equity Conversion Mortgage (HECM). The system generates the usual milestone, audit history, transfer audit history, and report entries for each advance reported as an option 1 TOB, but the same option 1 investor appears as both previous and new investor.
Business ProcedureOption 2
The seller uses this option when selling to an Option 2 Investor. The seller enters the transfer of beneficial rights transactions on the MERS System, and the Investor can choose whether to confirm or reject the transfer. 1. The current Servicer or Subservicer creates a pending beneficial rights transfer batch on the MERS System, including the following information: Transfer Date Current Investor New Investor New Custodian (if applicable) MINs
The Transfer Date can be a past date, up to 60 calendar days before the transaction origination date, or up to 180 days in the future.
2. The MERS System validates the information.

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3. The initiating Member and current Investor receive a Pending Transfer of Beneficial Rights Report. The initiating Member may: Cancel the Option 2 Transfer of Beneficial Rights anytime before it is confirmed by the new Investor. Use the Modify Batch option in MERS OnLine to add MINs to or delete MINs from the batch while it is in pending or overdue status. This activity will produce a Modified Batch Transfer of Beneficial Rights Report.
The MERS System checks daily to determine if the Transfer Date has been reached. If the new Investor does not confirm the transfer by the Transfer Date, the MERS System reflects an overdue transfer status for the loan(s).
4. The current and new Investors confirm or reject the transfer at the batch, pool, securitization, or loan level. If the Investor is a Passive Investor the confirmation is automatic. If the new Investor has indicated that Investor Loan Number, Pool Number, Agency ID, or any combination of the three is required, then the new Investor must supply the data fields for each MIN.
5. The MERS System updates the Investor information on the Transfer Date or on the date that the Investor confirms the transfer, whichever is later. 6. The transfer of beneficial rights appears on the MIN-level milestones, audit history, and transfer audit history. 7. The current Servicer, new Investor, old Investor, and old and new Document Custodians receive a Physical Transfer of Beneficial Rights Report.
Processing
Before the Transfer Effective Date the system will: Automatically remove a MIN from the pending TOB Option 2 batch if it is transferred by a TOB Option 1 transaction, deactivated, or registration reversed. This will be reported on the Physical Transfer of Beneficial Rights (BB) report. Automatically cancel the batch if all MINs have been removed from it. This will be reported on the Canceled Transfer of Beneficial Rights (BG) report.
On the Transfer Effective Date the system will: Remove from the batch all confirmed MINs Update the rights holder for all confirmed, active MINs Update milestones, audit history, and transfer audit history for each transferred MIN Mark these MINs as transferred on the Physical Transfer of Rights Report (BB) Remove from the batch all MINs rejected by the confirming Member (all MINs with at least one confirmation indicator set to N) and MINs removed by the system due to the MIN becoming deactivated or reregistered with a different servicer Mark these MINs as rejected or removed on the Physical Transfer of Rights Report (BB) If any unconfirmed MINs remain in the batch, the system will change the batch status to Overdue and list the remaining MINs on the Overdue Transfer of Rights Report (BC)
NOTE about the Physical Transfer of Rights Report (BB): This report is NOT cumulative. You must review it each time it is produced to see the activity from the previous cycle. After the Transfer Effective Date, for each processing cycle after the Transfer Effective Date, the system will: Remove from the overdue batch all newly confirmed MINs Update the rights holder for these MINs Update milestones, audit history, and transfer audit history for the MINs Mark these MINs as transferred on the Physical Transfer of Rights Report (BC) Remove from the batch all MINs newly rejected by the confirming Member (all MINs with at least one confirmation indicator set to N) and MINs removed by the system due to the MIN becoming deactivated or reregistered with a different Investor. These MINs will be marked as rejected or removed on the Physical Transfer of Rights Report (BB)
If there are any remaining, active unconfirmed MINs in the overdue batch, they will continue to be listed on Overdue Transfer of Rights Report (BC) If there are unconfirmed MINs in a batch 20 calendar days after the Transfer Effective Date, the system will display a message on the Welcome Page for both the initiating and confirming Members. On the Transfer Expiration Date (30 calendar days from the Transfer Date, or from the Creation Date if later), the MERS System will:
Produce an Expired Transfer (BD) report listing any unconfirmed MINs Mark the batch as Pending Delete and stop all further processing on the batch Not change the Investor field
Reports
The following reports are generated during the Transfer of Beneficial Rights process. For a detailed description of each report, see the MERS System Reports Handbook:
* Pending Transfer Of Beneficial Rights Report Modified Batch Transfer of Beneficial Rights Physical Transfer of Beneficial Rights Report Overdue Transfer of Beneficial Rights Report MINs Transferred to a Non-MERS Servicer Report Transfer of Beneficial Rights Rejects Report
* * * * * * * * *
* *
Canceled Transfer of Beneficial Rights Report

Expired Transfer of Beneficial Rights Report MINs Deleted from Transfer of Beneficial Rights Report Investor Removed by Option 1 Transfer of Beneficial Rights Report Summary of Transfer of Beneficial Rights Rejects Report MIN Milestone Report for Associated Members
Transfer of Beneficial Rights to Non-Member Investors

Overview
It is not a requirement that an Investor be a MERS System Member for a loan to remain on the MERS System. For private investors, where an assignment in the Investors name is not required, the loans may be transferred by inserting Org ID 1000002 in the New Investor field. (The name Undisclosed Investor will appear in the Member Summary for this Org ID, and Contact Servicer will display for address and contact names.) The following criteria must be met to use this Org ID:
No assignment has been recorded naming the Investor as mortgagee of record. (If Investor requires an assignment out of MERS, see Transfer to Non-MERS Status deactivation.) The Investor does not desire to be a MERS System Member. The Investor does not wish to view information on the MERS System for loans on which it owns the Beneficial Rights, and does not wish to review any MERS System reports for transactions associated with those loans.
Impact
This process has potential impact on the following types of organizations: All MERS System Members
Business Procedure
1. As part of the normal Investor Approval process for transfers or loan deliveries, you must notify the Investor of your intent to name MERS as the Mortgagee of Record by delivering a MOM security instrument or through an assignment to MERS. 2. You will identify non-Member investor loans and transfer the beneficial rights in the MERS System using Organization ID 1000002 as New Investor.
Reports
The following reports are generated for beneficial rights transfer to a non-Member. For a detailed description of each report, see the MERS System Reports Handbook: * * * * Physical Transfer of Beneficial Rights Report Transfer of Beneficial Rights Rejects Report Summary of Transfer of Beneficial Rights Rejects Report MIN Milestone Report for Associated Members
Removing Interim Funder Security Interests

Overview
Interim funding interests are removed from the MERS System in two situations:
Indirectly by the investor when an Option 1 transfer of beneficial rights is completed and the Interim Funder is removed from the loan record by an investor purchase Directly by the Interim Funder when it has been reimbursed, either by the Lender, Investor, or another Interim Funder
The Interim Funder can remove its security interest from the MERS System once they no longer have an interest in the loan or are made whole; however, it is not necessary to have the interim funding interest removed for the beneficial rights transfer to occur. On Option 2 transfers, completed transfers with existing interim funding interests will appear on an exception report, which notes the coexisting beneficial interests.
If the Option 1 beneficial rights transfer is used, the interim funding interests are removed automatically. The Interim Funder reviews any wiring instructions provided to it by the originator as applicable and contacts the seller of the beneficial interests if there are problems. If the Option 2 beneficial rights transfer is used, the Interim Funder removes its security interests before or after the transfer of beneficial rights has been completed to the new investor.
Impact
The Removal of Interim Funder Security Interests affects the following types of organizations: Interim funding organizations Investors Servicer Subservicers Associated Members
Removing Interim Funder Security Interests 78
Business ProcedureTOB Option 1

The following business procedure is used for removing Interim Funder security interests with a TOB Option 1 transaction: 1. The Servicer registers the loan, identifying an Interim Funder entity as holder of a secured interest on the MERS System. 2. The Servicer sells the loan to an Option 1 Investor (Fannie Mae for example) and includes the MIN in its loan delivery transmission. 3. The new Option 1 Investor creates a batch transaction that updates the MERS System. The beneficial interest on the sold loan(s) is transferred to the investor, and the Interim Funder is automatically removed. 4. The removal of Interim Funder appears on the MIN-level milestones. 5. The Interim Funder organization receives a Release of Security Interests by Interim Funder Verification Report 6. The Interim Funder reviews any wiring instructions provided to it by the lender as applicable and contacts the seller of the beneficial interests if there are problems.

1. The Servicer registers the loan, identifying the Interim Funder at registration as holder of a secured interest on the MERS System. 2. The Servicer then initiates an Option 2 transfer of beneficial rights on the MERS System. 3. The Investor purchasing the beneficial rights confirms or rejects the transfer of beneficial rights. 4. The Interim Funder verifies that its advance on this loan has been repaid, usually because of the investor purchase. 5. The Interim Funder removes its secured interest on the MERS System. 6. The removal of Interim Funder appears on the MIN-level milestones.
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7. The Investor, the Interim Funder, the Servicer or Member selling the rights and the Document Custodian (if applicable) receive a Release of Security Interests by Interim Funder Verification Report.
Reports
The following reports are generated during the interim funding process. For a detailed description of each report, see the MERS System Reports Handbook: * * * * Coexisting Security Interests Report Release of Security Interests by Interim Funder Report Interim Funding Reject Report MIN Milestone Report for Associated Members
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Removing Warehouse/Gestation Lender Security Interests

Overview
The Warehouse Gestation Lender field can be cleared on the MERS System when your organization no longer has an interest in the loan or is made whole. Warehouse Gestation Lender interests are removed from the MERS System in three ways: Indirectly when an Option 1 transfer of beneficial rights is completed Indirectly when a Transfer of Servicing rights is completed Directly by the Servicer or Subservicer
It is not necessary to have the Warehouse Gestation Lender interest removed for a beneficial rights transfer to occur. Completed Option 2 transfers with existing Warehouse Gestation Lender interests will appear on an exception report, which notes the coexisting beneficial interests. If the Option 1 beneficial rights transfer is used, the Warehouse Gestation Lender interests are removed automatically. The Warehouse Gestation Lender reviews any wiring instructions provided to it by the originator as applicable and contacts the seller of the beneficial interests if there are problems.
Impact
The Removal of the Warehouse Gestation Lender security interests affects the following types of organizations: Interim funding organizations Investors Servicer Subservicers Associated Members
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The following business procedure is used for removing Warehouse Gestation Lender security interests using a TOB Option 1 transaction: 1. The Servicer registers the loan, identifying the Warehouse Gestation Lender entity as holder of a secured interest on the MERS System. 2. The Servicer sells the loan to an Option 1 Investor (Fannie Mae for example) and includes the MIN in the loan delivery transmission. 3. The new Option 1 Investor creates a batch transaction that updates the MERS System. The beneficial interest on the sold loan(s) is transferred to the investor, and the Warehouse Gestation Lender is automatically removed from the MIN 4. The removal of Warehouse Gestation Lender appears on the MIN-level milestones. 5. The Warehouse Gestation Lender organization receives a MIN Milestone Report for Associated Members and a Change Notification Report. 6. The Warehouse Gestation Lender reviews any wiring instructions provided to it by the lender as applicable and contacts the seller of the beneficial interests if there are problems.

1. The Servicer registers the loan, identifying the Warehouse Gestation Lender at registration as holder of a secured interest on the MERS System. 2. The Servicer then initiates an Option 2 transfer of beneficial rights on the MERS System. 3. The Investor purchasing the beneficial rights confirms or rejects the transfer of beneficial rights.
4. The Coexisting Security Interests Report informs the Investor and Warehouse Gestation Lender of their mutual security interests. 5. The Warehouse Gestation Lender verifies that its advance on this loan has been repaid, usually because of the investor purchase. 6. The Warehouse Gestation Lenders interest is automatically removed by a Transfer of Servicing Rights, or removed by the Servicer or Subservicer if servicing is not transferred. 7. The removal of Warehouse Gestation Lender appears on the MIN-level milestones. 8. The Warehouse Gestation Lender receives the MIN Milestone Report and the Change Notification Report.
Reports
The following reports are generated during the removal of Warehouse Gestation Lender security interests process. For a detailed description of each report, see the MERS System Reports Handbook: * * * Coexisting Security Interests Report MIN Milestone Report for Associated Members Change Notification Report.
Transfer of Servicing Rights

Overview
There are two types of servicing rights transfers: flow transfer of servicing rights and transfer of seasoned servicing rights. The MERS System defines flow transfers of servicing rights as those completed 270 calendar days or less after the note date. A seasoned transfer of servicing rights is one that occurs more than 270 days after the note date. MERSCORP Holdings management reserves the right to examine the Purchase and Sale Agreement under which a sale and transfer of servicing rights occurs if there is doubt whether a particular transfer meets the flow criteria. Note: Both seller and buyer are responsible for completing the transfer on the MERS System in a timely manner. The determination of whether a transfer is seasoned (and therefore incurs a seasoned transfer fee) is based on how long after the note date the loan is transferred on the MERS System. The MERS System will distinguish the difference between flow and seasoned transfers of servicing rights and bill the applicable fee for seasoned transfers. There is no fee for flow transactions regardless of how many flow transactions a MIN undergoes. When a TOS transaction contains both flow and seasoned MINs, the MERS System will move the flow and seasoned MINs to separate batches. If submitted through the Flat File/EDI X12, the system will create additional batches for each Investor involved in the batch. In a flow batch, if the sale and transfer dates submitted are not equal, the MERS System will change the sale date to equal the transfer date. If the Investor (such as Ginnie Mae) requires Servicer Agency ID, the new Servicer must provide its Agency ID either at the MIN level or in its Member Information (which will then populate the MIN with the Agency ID) after confirmations and before transfer occurs. If the batch is already created but is lacking Agency IDs, the Servicer can update each MIN in the batch. Servicers with
Transfer of Servicing Rights 84
NOTE FOR FLAT FILE/EDI X12 USERS: To update the MIN with Agency ID without affecting the confirmations, use a 252 transaction with N (No) for Confirmation action code, and Confirmation for Effective Date. Both fields must contain N in order to bypass the confirmation edits. Refer to the Integration Handbook Volume II and the EDI Implementation Guide for details.
more than one Agency ID for that Investor must update each MIN unless the Agency ID to be used is included in their MERS System Member Information. To update a TOS batch, the Servicer will use the Confirm Batch transaction. When a current Servicer sells servicing rights to loans it services to a new Servicer, the roles of any Subservicer (both current and new) and Investor are considered. Any combination of these roles is supported in the MERS System. A MIN can only exist in one transfer of servicing rights at a time, and can only exist in an Option 2 TOB transaction and a TOS transaction simultaneously if the New Servicer and New Investor are the same entity. If a conflict occurs, the following happens: In MERS OnLine, the second transaction rejects during creation and the batch cannot be created until the conflicting batch is processed or canceled or the conflicting MIN is removed from the batch to be created. In a Flat File/EDI X12 process, the batch is created if at least one MIN is valid. MINs that already exist in a TOS or TOB Option 2 batch will reject and appear on the reject report. The MERS System automatically creates the appropriate batches based on the current Investor listed on the MIN for batch transactions, for MINs that match the flow criteria.
A MIN can exist in a TOS batch and an Option 1 TOB batch simultaneously. If some of the MINs in the TOS batch are also in the Option 1 TOB, the system will automatically delete the duplicate MINs from the TOS batch, and create a new batch for them using the new Investor If all the MINs in the TOS batch are also in the Option 1 TOB, a new batch is not created, and the existing TOS batch is updated with the new Investor.
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.
Impact
The transfer of servicing rights process has potential impact to the following types of organizations: Servicers Subservicers Investors Document Custodians Associated Members
The general process in a Transfer of Servicing rights is: The current Servicer or Subservicer creates a pending transfer of servicing rights on the MERS System and specifies the new Servicer and/or Subservicer, Investor, Sale Date (if different from the Transfer Date), Transfer Date, and new Document Custodian. The Servicer may create a Transfer of Servicing Rights transaction when a Subservicer is also named on the MIN. The new Servicer, any Subservicer, Custodians, and the Investor (if required) are notified of the pending transfer by a Pending Transfer of Servicing Rights Report. The initiating Member can cancel the transfer batch anytime before the transfer takes place. The initiating Member can change the Transfer Date anytime before the Transfer Date is reached, as long as no MINs in the batch have been confirmed. If the new Servicer is a Non-Member, or for an iRegistration, the current Servicer is responsible for preparing and recording assignments in the county land records evidencing the transfer of title to the new Servicer. If the new Servicer is a Non-Member, a deactivation transaction is used instead of the TOS transaction. (See Transfer to Non-MERS Status.) If the Servicer creates the TOS, the confirmation for the Current Servicer is automatic.
The confirmation for the initiating Member is automatic.
If the Subservicer creates the TOS, the confirmation for the Current Subservicer is automatic, and the Current Servicer must confirm the transfer.
If there is a New Subservicer, the New Subservicer confirms the transfer, and the New Servicer does not confirm. When the Current Servicer creates a batch naming itself as the New Subservicer, the confirmation for the New Subservicer is automatic. When the Current Subservicer creates a batch naming itself as the New Servicer, and naming a New Subservicer, the New Subservicer is required to confirm the transfer. When the Current Subservicer creates a batch naming itself as the New Subservicer, the confirmation for the New Subservicer is automatic.
If there is no New Subservicer, the New Servicer confirms the transfer. When the Current Subservicer creates a batch naming itself as the New Servicer without naming a New Subservicer, the confirmation for the new Servicer is automatic.
For seasoned transfers only, if the Investor has specified in Member Information that it must confirm transfers of servicing rights on its loans, the Investor confirms the transfer. The New Servicer (or New Subservicer if present), Current Servicer, or Investor (only for seasoned loans, and only if Investor has specified in Member Information that it must confirm transfers of servicing rights) may reject the transfer any time before the transfer date. If you reject the transfer as the New Servicer or New Subservicer, using MERS OnLine, you can choose from a dropdown list of Reject Reasons. Specific definitions for these Reject Reasons are determined by each Member. On the Transfer Date, and on each processing day that the batch remains in overdue status: MINs that have been confirmed by all necessary parties will transfer to the new Servicer and/or Subservicer. If the Investor has indicated in its Member Information that Agency ID is required, the System will automatically update each MIN in the batch with the
Agency ID listed in the new Servicers Member Information. The Agency ID will update to null values if the new Investor does not require Agency ID. Any existing Warehouse Gestation Lender is removed from the MIN. The current Custodian remains on the MIN unless a new Custodian, or the remove Custodian indicator, is specified when the transfer is created. Associated Members (with the exception of Warehouse Gestation Lender) identified on each transferred MIN remain with that MIN The current Servicer or Subservicer can delete the Associated Member anytime before the transfer takes place. Once the transfer has taken place, the new Servicer or Subservicer can update Associated Member information. After the transfer is complete, the old Servicer or Subservicer cannot update the loans. MINs that are rejected by any party will be removed from the batch without being transferred. MINs that are neither confirmed nor rejected will remain in the batch in an overdue status. MINs can still be confirmed while batch status is overdue. If any MINs remain in the batch on the Transfer Expiration Date (30 calendar days after the Transfer Date or batch creation date, whichever is later), the batch will be cancelled, and the remaining MINs will not be transferred.
Flow Transfer of Servicing Rights

Note Date
MINs with a note date 270 or fewer calendar days from the Transfer Date will be processed in a flow TOS batch. If the Flow TOS Flat File/EDI X12 transaction is used: If the note date on one or more MINs is more than 270 days before the Transfer Date, the flow transfer of servicing rights batch is created without those MINs. The following error
message appears for the rejected MINs on the Transfer of Servicing Rights Reject Report: Transfer Date is past the cutoff for a flow transaction Use the TOS Flat File/EDI X12 transaction instead of the Flow TOS Flat File/EDI X12 transaction if you also have seasoned MINs to transfer. It will separate flow and seasoned MINs into separate transfer batches, and you will be charged only for the seasoned transfers.
Sale Date/Transfer Date
Because there is not a staging period in a flow transfer of servicing, the MERS System defaults the Sale Date to the value in the Transfer Date field. In MERS OnLine, the Sale Date is automatically set equal to the Transfer Date when you complete the Transfer Date field. In a Flat File/EDI X12 process, the Sale Date is set equal to the Transfer Date when the batch is created on the MERS System. If the initiator of a TOS transaction enters a value in the Sale Date field for the batch, the following warning message appears on the Rejects/Warnings report for the flow TOS batch: Sale Date is not allowed.
No Investor Confirmation of Flow Transfer of Servicing
To reflect current industry practices, an investor does not have the ability to confirm a flow transfer of servicing transaction, regardless of the approval options indicated in Member Information. The approval options indicated in Member Information apply to seasoned transfer of servicing transactions. Milestones Updated The milestones generated for MINs that transfer successfully in a flow TOS are labeled Transfer of flow servicing rights.
Seasoned Transfer of Servicing Rights

Note Date
MINs with a note date more than 270 calendar days before the Transfer Date will be processed in a seasoned TOS batch.
Sale Date and Transfer Date
The Sale Date is when the buyer purchases the servicing rights. The Transfer Date is when the new Servicer or Subservicer begins the physical servicing of the loan. The dates are specified in the purchase and sale agreement between the buyer and seller of servicing rights. The buyer purchases the servicing rights on the Sale Date, and the buyer physically begins servicing the loans on the Transfer Date. The transfer on the MERS System takes place on the Transfer Date if all necessary confirmations have been made. The transfer batch on the MERS System is cancelled 30 calendar days after the Transfer Date or transfer batch creation date, whichever is later, if all necessary confirmations have not been made.
Investor Confirmation
An Investor may choose to confirm seasoned TOS transactions for loans on which they are the Investor. The approval option is set by MERSCORP Holdings in Member Information. This approval option applies to seasoned TOS only. Milestones Updated The milestones generated for MINs that transfer successfully in a seasoned TOS are labeled Transfer of seasoned servicing rights.
Involuntary Transfer/Default by ServicerLoans transferred to a MERS System Member

The system currently represents an involuntary transfer as a default by the Servicer, although there may be more reasons for an involuntary transfer than the Servicer defaulting.
The Involuntary Transfer/Default by Servicer TOS in which loans are transferred to a MERS System Member is processed by MERSCORP Holdings for most Members. The Investor contacts the MERSCORP Holdings corporate offices when they have made a decision to transfer servicing from a Servicer on the MERS System. The Investor identifies the current Servicer, new Servicer, Sale Date, and Transfer Date.
The Investor may ask MERSCORP Holdings to temporarily set the Lockout Flag for the Servicer. When the Lockout Flag is set for a Member, that Member is not able to log on to MERS OnLine or perform any transactions on the MERS System, including X12 or flat file transactions. A more specific lockout may be set to affect all loans on the MERS System that are associated with that Servicer for that Investor. MERSCORP Holdings will notify via email all Members impacted by the lockout. The Investor instructs MERSCORP Holdings which loans to transfer. If any loans included in the involuntary transfer/default by Servicer transaction also exist in another TOS batch, MERSCORP Holdings assumes the role of the initiator of the pending TOS batch and deletes these MINs from the pending transaction. All parties involved in the canceled TOS batch will receive a Canceled Transfer of Servicing Rights Report. MERSCORP Holdings initiates a transfer of servicing transaction on behalf of the current Servicer. The Investor confirms the transfer of servicing transaction if they have signified on their member profile they wish to approve servicing transfers. The new Servicer is also required to confirm the transfer of servicing. Reporting and milestone generation are identical to the other transfer of servicing processes. If the old Servicer has a Subservicer, MERSCORP Holdings assumes the role of that Subservicer (only for purposes of updating the MERS System and does not actually service or subservice any loans) and creates separate transfer of servicing transactions on behalf of the Subservicer. The current Subservicer may also be instructed to perform the transfers. MERSCORP Holdings may give Option 1 Investors access to an Option 1 TOS transaction for default by servicer. The Option 1 TOS allows the current Investor on a loan to complete a Transfer of Servicing transaction without confirmation being required from either the old or new Servicer.
Once this transaction type is authorized by MERSCORP Holdings for their organization, the Option 1 Investor can create Option 1 TOS transactions in MERS OnLine, or through flat files or EDI transactions. An Option 1 TOS batch cannot be confirmed, rejected, or modified, but it may be cancelled by the initiator if it was created in error. An Option 1 TOS cannot be performed on: o A MIN where the Servicer and Investor are the same (use TOS or TOS/TOB transaction instead) o A MIN in a pending Option 1 TOB batch o A MIN in a pending Option 2 TOB batch initiated by the Investor (Investor can cancel TOB batch and then create Option 1 TOS batch)
A MIN included in an Option 1 TOS batch will be removed from any existing transfer batch, and will not be allowed to be included in any new transfer batch, initiated by the Servicer or Subservicer: o Option 2 TOB o TOS
A MIN will be automatically removed from a pending Option 1 TOS batch if it is included in a new Option 1 TOB batch. The Member Options page in MERS OnLine denotes if a Member is allowed to perform Option 1 TOS transactions
Involuntary Transfer/Default by ServicerLoans transferred to a non-Member Servicer

See Deactivations chapter, Involuntary Transfer/Default by Servicer section.
Processing
During the creation of a TOS batch If a MIN already exists in an Option 2 TOB batch, and the New Investor Org ID for the TOB batch is the same as the New Servicer Org ID for the TOS batch, then that MIN cannot be rejected from the TOS batch. If SOME MINs in the TOS batch are also in an Option 1 TOB batch, the system will: Delete the duplicate MINs from the pending TOS batch Create a new TOS batch containing the duplicate MINs Carry over confirmation settings to the new batch (for example, if you have confirmed the transfer for three MINs, those three MINs will show a confirmed status) Set the Agency ID for each MIN in the new batch to match the value (if any) in the TOB Option 1 batch Report the duplicate MINs on the MINs Deleted From Pending TOS Rights Report (SI) The current Servicer/Subservicer should remind the new Servicer/Subservicer that the duplicate MINs are in a new TOS batch, and any changes to confirmations or rejections must be completed before the transfer occurs. If ALL MINs in the TOS batch are also in an Option 1 TOB batch, the system will: Update the Investor of the existing TOS to the new Investor in the TOB Option 1 Set the Agency ID for each MIN in the new batch to match the value (if any) in the TOB Option 1 batch On the Transfer Effective Date (or in the current processing cycle if the Transfer Date is less than the current date) the system will: Remove from the batch all confirmed MINs, Update the rights holder for all confirmed, active MINs, Update milestones for each transferred MIN Mark these MINs as transferred on the Physical Transfer of Rights Report (SC)
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Remove from the batch all rejected MINs (all MINs with at least one confirmation indicator set to N) and MINs removed by the system due to the MIN becoming deactivated or reregistered with a different servicer Mark these MINs as rejected or removed on the Physical Transfer of Servicing Rights Report (SC) If there are any remaining unconfirmed MINs left in the batch, the system will change the batch status to Overdue and list only the remaining MINs on the Overdue Transfer of Servicing Rights Report (SE) NOTE about the Physical Transfer of Servicing Rights Report (SC): This report is NOT cumulative. You must review it each time it is produced to see the activity from the previous cycle. After the Transfer Effective Date For each processing cycle, the system will: Remove from the overdue batch all newly confirmed MINs Update the rights holder for these MINs Update milestones for each transferred MIN Mark these MINs as transferred on the Physical Transfer of Servicing Rights Report (SC) Remove from the batch all MINs newly rejected by the confirming Member (all MINs with at least one confirmation indicator set to N) and MINs removed by the system due to the MIN becoming deactivated or re-registered with a different servicer Mark these MINs as rejected or removed on the Physical Transfer of Servicing Rights Report (SC). If there are any remaining active, unconfirmed MINs in the overdue batch, they will be listed on the Overdue Transfer of Servicing Rights Report (SE). If there are unconfirmed MINs in a batch 20 calendar days after the Transfer Effective Date, the system will display a message on the Welcome Page for both the initiating and confirming Members.
On the Transfer Expiration Date (30 calendar days from the Transfer Date or from the Creation Date if Transfer Date is prior) the system will: Produce the Expired Transfer of Servicing Report (SD) listing any unconfirmed MINs Mark the batch as Pending Delete and stop all further processing on the batch.
Business Procedure
1. The current Servicer or Subservicer (or Investor for an Option 1 TOS) initiates the transfer transaction by entering the following loan transfer information: Sale Date (used for seasoned transfer only) The Sale Date may be a future date or up to 60 calendar days prior to the transaction creation date. On a Flow TOS, Transfer Date is used for Sale Date. Transfer Date Org ID of current Investor Org ID of current Servicer Org ID of current Subservicer (if applicable) Org ID of new Servicer Org ID of new Subservicer (if applicable) Org ID of new Custodian (if applicable) MIN(s)
If you create a transfer Batch that has missing MINs, or MINs that shouldnt be included, use the Modify Batch option on MERS OnLine to correct it while the Batch is in pending or overdue status. This activity will produce a Modified Batch Transfer of Servicing Rights Report
2. The MERS System validates the information. 3. The current and new Servicer, Subservicer, Investor, Document Custodian, and Interim Funder of the loans to be transferred receive and review a Pending Transfer of Servicing Rights Report every day the transfer is in a pending status. 4. The old and new Servicers reconcile the transfer information. 5. The new Servicer or Subservicer confirms the transfer (except for an Option 1 TOS).
Once this transaction has been completed, the seller no longer has update access to transferred loans.
6. On a seasoned transfer of servicing rights, the Investor confirms the transfer (if applicable). 7. The transfer takes place on the Transfer Date. 8. If a Warehouse/Gestation Lender appeared on the MIN before the transfer, it is removed. 9. If a Property Preservation Company appeared on the MIN before the transfer, it is removed. 10. The transfer of servicing rights appears on the MIN-level milestones.
If the transfer is still not confirmed 30 calendar days after the Transfer Date, the seller remains in the Servicer field on the MERS System.
11. The current and new Servicer, Subservicer, Investor Document Custodian, and Interim Funder receive a Physical Transfer of Servicing Rights Report. 12. All Associated Members on the MIN receive the MIN Milestone Report for Associated Members.
13.
Reports
The following reports are generated during the Transfer of Servicing Rights process. For a detailed description of each report, see the MERS System Reports Handbook: * * * * * * * * * * * Pending Transfer of Servicing Rights Report Sale of Servicing Rights Report Modified Batch Transfer of Servicing Rights Physical Transfer of Servicing Report Expired Transfer of Servicing Rights Report Overdue Transfer of Servicing Rights Report Transfer of Servicing Rejects Report Canceled Transfer of Servicing Rights Report Current Investor Changes for Pending Transfer of Servicing Rights Report MINs Deleted from Pending Transfer of Servicing Rights Report MIN Milestone Report for Associated Members
TOS/TOB Combination
Overview
This chapter describes how to perform a single transaction, called a TOS/TOB Combo, to reflect a Transfer of Servicing Rights (TOS) and an Option 2 Transfer of Beneficial Rights (TOB). The transaction has the same requirements and undergoes the same processing criteria as the TOS and TOB Option 2 transactions outlined in the Transfer of Servicing Rights and Transfer of Beneficial Rights chapters. Both beneficial and servicing rights must be transferring from a single Member to a single Member, but you can also designate a new Subservicer. You can designate a new Document Custodian, or delete all Document Custodians on the MINs in the TOS/TOB Combo batch. Like the TOS, the TOS/TOB Combo will only generate a transaction fee if the transfer date is more than 270 days later than the note date. A MIN contained in a TOS/TOB Combo may exist simultaneously in an Option 1 TOB. However, any MIN contained in a TOS/TOB Combo cannot exist simultaneously in another TOS or an Option 2 TOB. This transaction may only be initiated by the current Servicer or Subservicer on the MIN, and may be performed either in MERS OnLine or by EDI X12/Flat File.
Impact
The transfer of servicing rights process has potential impact to the following types of organizations: Servicers Subservicers Investors Document Custodians Associated Members
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Transfer Dates
The Member that creates the TOS/TOB Combo transaction will identify both a Transfer Date and Beneficial Rights Transfer Date. The Transfer Date may be up to 180 days after, or up to 30 days before, the transfer creation date. The Beneficial Rights Transfer Date cannot be later than the TOS date, but may be a retroactive date within 60 calendar days of the transaction creation date. The transfer dates may be changed any time prior to the transfer completion date by the Member that created the transaction, and the entire batch may be canceled by the Member that created the transaction anytime before it is confirmed by the receiving Member. All MINs identified in the TOS/TOB Combo transaction must be Active (Registered). MINs with a note date 270 or fewer calendar days prior to the transaction effective date will create a Flow TOS/TOB batch. MINs with a note date more than 270 calendar days prior to the transaction effective date will create a Seasoned TOS/TOB batch, for which the transferring Member will be billed the applicable fee. If SOME of the MINs in the pending TOS/TOB batch also exist in a TOB Option 1 batch, the system will: Delete the duplicate MINs from the pending TOS/TOB batch
Report the duplicate MINs on the MINs Deleted From Pending TOS Rights report (SI) and the MINs Deleted from Transfer of Beneficial Rights report (BH)
Create a new Flow TOS batch containing any duplicate MINs with a note date 270 or fewer days before the transfer date. The MINs left in the original TOS/TOB are not affected. Carry over confirmation settings to the new batch (for example, if you have confirmed the transfer for three MINs, those three MINs will show a confirmed status). Set the Agency ID for each MIN in the new batch to match the value (if any) in the TOB Option 1 batch.
The current Servicer/Subservicer should remind the new Servicer/Subservicer that the duplicate MINs are in a new TOS batch, and any changes to confirmations or rejections must be completed before the transfer occurs. If ALL MINs in the pending TOS/TOB batch are also in an Option 1 transfer of beneficial rights batch, the system will: Delete any seasoned MINs from the pending TOS/TOB batch. Report the deleted MINs on the MINs Deleted From Pending TOS Rights report (SI) and the MINs Deleted from Transfer of Beneficial Rights report (BH). Change the transfer type of the batch from TOS/TOB Combo to Flow TOS. This batch will retain the original batch number. Update the Investor of the Flow TOS batch to the new Investor named in the TOB Option 1 Set the Beneficial Transfer date to null since it will not be used in the resulting Flow TOS Set the Agency ID for each MIN in the new batch to match the value (if any) in the TOB Option 1 batch
Once a transfer is created and pending, all parties named in the batch can view the pending transaction using the View List of Batches feature in MERS OnLine. Once a transfer is created: The transfer initiator can: o Add MINs using Modify Batch any time before the transfer is completed. o Delete MINs from the batch using Modify Batch, as long as the MINs have not yet been confirmed by the receiving party. o Change the Transfer Date. o Cancel the entire batch any time prior to the completion of the batch
The new or old Servicer/Investor can confirm or reject loans from the batch at any time prior to the Transfer Date. The investor loan and pool numbers can be changed by the new Investor to reflect its own information If the initiating Member named an incorrect Document Custodian or Subservicer in the batch, the batch must be cancelled and recreated.
Business Procedure
The seller initiates the TOS/TOB Combo either in MERS OnLine or via batch. The Sale Date will default to the Transfer Date entered. A seasoned TOS/TOB will use the Sale Date if one is entered; a flow TOS/TOB will ignore any Sale Date entered and use the Transfer Date. The Transfer Date and Beneficial Rights Transfer Date field values can be changed any time prior to transfer completion by the Member who created the TOS/TOB transaction. The transfer can be canceled any time prior to transfer completion by the Member that created the transaction. The current Investor and the current Servicer must have the same Org ID. The MIN Information window will reflect that a MIN currently exists in a pending TOS/TOB batch. The TOS batch confirmation transaction will be used to confirm the TOS/TOB Combo transaction. A TOS/TOB combo transaction can be confirmed via MERS OnLine or through a flat file/EDI X12 transmission. The New Servicer/Investor only confirms the servicing rights transfer; the beneficial rights transfer does not have to be confirmed separately. The old or new Servicer/Investor may reject the transfer by MIN, Pool Number or batch any time before the Transfer Date. If you reject the transfer as the new Servicer/Investor, using MERS OnLine, you can choose from a dropdown list of Reject Reasons. Specific definitions for these Reject Reasons are determined by each Servicer/Investor.

If a transfer of servicing batch is not confirmed by the Transfer Date, the loan status on MERS System reflects an overdue status.
Both the beneficial rights and the servicing rights will transfer to the party named in the New Servicer/Investor field. The TOS/TOB transaction will not allow the party named in the new Servicer/Investor field to be an Option 1 Investor. The completed TOS will remove Warehouse Gestation Lender interests from the MINs. The completed TOS will remove Property Preservation Company Associated Members from the MINs. Two milestones will be added for each TOS/TOB transaction: one for the Servicing Rights Transfer, and one for the Beneficial Rights transfer. TOS/TOB Combo transactions will be recorded on the Transfer of Servicing Reports. The MERS System will cancel the remaining MINs in a TOS/TOB Combo transaction on the transfer deletion date (31 calendar days after the servicing rights Transfer Date, or 31 calendar days after the servicing rights transfer creation date if the servicing rights Transfer Date is retroactive) For MINs in a TOS/TOB Combo transaction where the transaction is canceled, the system will automatically reverse the servicing rights transferred at the Sale Date. The current and new Servicer, Subservicer, Investor, Document Custodian, and Interim Funder receive a Physical Transfer of Servicing Rights Report. All Associated Members on the MIN receive the MIN Milestone Report for Associated Members.
Reports
The following reports are generated during the TOS/TOB Combination process. For a detailed description of each report, see the MERS System Reports Handbook:

Canceled Transfer of Beneficial Rights Report Canceled Transfer of Servicing Rights Report Current Investor Changes for Pending Transfer of Servicing Rights Report Expired Transfer of Beneficial Rights Report
Expired Transfer of Servicing Rights Report Investor Removed by Option 1 Transfer of Beneficial Rights Report MIN Milestone Report for Associated Members MINs Deleted from Transfer of Beneficial Rights Report MINs Deleted from Pending Transfer of Servicing Rights Report Modified Batch Transfer of Servicing Rights Overdue Transfer of Servicing Rights Report Pending Transfer of Servicing Rights Report Physical Transfer of Servicing Report Sale of Servicing Rights Report Summary of Transfer of Beneficial Rights Rejects Report Transfer of Beneficial Rights Rejects Report Transfer of Servicing Rejects Report
Deactivations
Overview
This chapter explains the processes for deactivating a loan on the MERS System. Loans are deactivated if the debt no longer exists (e.g. at payoff), or if it is assigned out of MERS (e.g. when servicing or beneficial rights are sold to a non-Member). A deactivation can be reversed if it was performed in error; see the Deactivation Reversals chapter. If a loan that was deactivated because it was assigned out of MERS is later assigned back to MERS, it can be re-registered; see Reregistration After Deactivation.
Default by Servicer
Overview The Default by Servicer deactivation transaction is performed by the Investor. This occurs when the Investor takes servicing and transfers it from the current Servicer because of reason of default and places the servicing with a non-Member Servicer. Create Option 1 TOS (Default by Servicer) is performed by the agency investor. This occurs when the Investor takes servicing from the current Servicer because of reason of default and places the servicing with a different Member Servicer.
Impact
The Default by Servicer process affects the following types of organizations:
Although an involuntary transfer affects these parties, only the investor can initiate an involuntary transfer deactivation.
Servicers Subservicers Investors Custodians Associated Members

Deactivations 103
Business Procedure
The investor performs the following procedures
Non-MERS Servicer is listed on the Organization Lists that displays when you click on the Servicer field.
1. Select Default by Servicer as the deactivation reason on the MERS System. 2. Enter the Servicers information : Current Servicer Org ID Current Subservicer Org ID New Servicer Org ID (9999999) New Subservicer Org ID, if applicable (9999999)
4. The MERS System updates the new Servicer and Subservicer if present. 5. The Default by Servicer deactivation appears on the MINlevel milestones. 6. The MERS System sends a report to the Investor, Servicer, Subservicer, Custodian, and Interim Funder (if applicable). 7. The Investor forwards the assignment to the recorder and adheres to the assignment processing procedures described in this manual. 8. If the loan is later assigned to a MERS System Member, it can be re-registered (see Re-registration after Deactivation).
Reports
The following reports are generated during the Default by Servicer deactivation process. For a detailed description of each report, see the MERS System Reports Handbook: * * * Deactivation Summary Report Default by ServicerServicing Transferred to Non-MERS Servicer Verification Report MIN Milestone Report for Associated Members
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Foreclosure and Bankruptcy

Overview
The MERS System Foreclosure process is governed by the following rules: The investor determines whether foreclosure proceedings are to be conducted in the name of the Servicer or another party. If MERS is the mortgagee of record, the MERS System Member servicing the loan obtains (through its current MERS Corporate Resolution) an Assignment From MERS to the entity selected by the Investor or Servicer, and records the assignment promptly at the Servicers expense.
MOM and Non-MOM Loans
You must obtain an assignment from MERS before initiating any foreclosure or bankruptcy action. Important: Each jurisdiction defines its own requirements as to what constitutes the initiation of a foreclosure. Therefore, it is incumbent upon the member and its counsel to determine what the particular jurisdictional requirements are for the state (and county) where a MERS-mortgaged loan is to be foreclosed and, given those requirements, ensure that MERS has assigned its interests in the mortgage or deed of trust before the foreclosure is initiated. The following foreclosure options apply to MOM and Non-MOM loans: Report the foreclosure activity on the MERS System by choosing the Deactivated - Assigned from MERS for Default or Bankruptcy option. o If a loan that has been Assigned from MERS for Default or Bankruptcy is assigned back to MERS (e.g. because it reinstates), you must re-register it; see Reregistration after Deactivation. o If a loan that has been Assigned from MERS for Default or Bankruptcy is not assigned back to MERS,
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but you want to track it on the MERS System, see iRegistration after Deactivation. o If the Deactivated - Assigned from MERS for Default or Bankruptcy status was entered in error, you will need to reverse the deactivation (see Deactivation Reversals). For loans in a Pending Option 2 foreclosure status, where foreclosure was initiated prior to the Rule 8 change in July 2011: o If the reasons for foreclosure are resolved and the loan reinstates, use the Reinstated or Modified Option 2 option to reflect that the pending foreclosure has stopped and the loan has reinstated. o If the foreclosure is completed, use the Foreclosure Complete option to deactivate the loan on the MERS System. (For loans sold to a third party, see Paid in Full.) o If the Foreclosure Pending Option 2 status was entered in error, use the Foreclosure Status Reset option to place the loan in an active (not in foreclosure) status. If borrower files Bankruptcy and the servicer chooses not to file a Proof of Claim or Motion for Relief from Stay MIN may stay in an active status. If borrower files Bankruptcy and servicer chooses to file a Proof of Claim or Motion for Relief from Stay, servicer MUST execute an assignment from MERS prior to filing the Proof of Claim or Motion for Relief from Stay. The Deactivate-Assigned from MERS for Default or Bankruptcy transaction needs to be completed within five calendar days of filing.
iRegistration Loans
The following foreclosure options apply to iRegistration loans: Report the foreclosure activity on the MERS System by choosing the Foreclosure Pending (Option 3), iRegistration option.
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If the reasons for foreclosure are resolved and the loan reinstates, use the Reinstated or Modified (Option 3), iRegistration option to reflect that the pending foreclosure has stopped and the loan has reinstated. If the foreclosure is completed, use the Foreclosure Complete option to deactivate the loan on the MERS System. (For loans sold to a third party, see Paid in Full.) If the Foreclosure Pending Option 3 status was entered in error, use the Foreclosure Status Reset option to place the loan in an active (not in foreclosure) status. This option also can be used to reset the foreclosure status for an iRegistration in Reinstated or Modified Option 3 status if it is assigned to MERS and needs to be converted to a Non-MOM, because an iRegistration cannot be converted while it is in Reinstated or Modified Option 3 status.
Foreclosure and MIN Deactivation

A MIN that is deactivated by a foreclosure complete cannot be reactivated, but the deactivation can be reversed if it was performed in error; see Deactivation Reversals.
The foreclosure options that cause MIN deactivation are: Foreclosure complete Deactivated - Assigned from MERS for Default or Bankruptcy
Note: a Foreclosure Complete deactivation also can be cascaded to the MERS System from the MERS eRegistry when the eNote is charged off. This transaction will appear as Foreclosure Complete eReg on reports, milestones, and audit history. The foreclosure options that do not cause the loan to be deactivated are listed below: Foreclosure Pending (Option 3), iRegistration. Reinstated or Modified (Option 3), iRegistration Reinstated or modified (Option 2)
Impact
This process has potential impact to the following types of organizations: Servicers Subservicers
Deactivations 107
Investors Trustees Associated Members
Business Procedure
1. The investor determines whether foreclosure proceedings are
conducted in the name of the Servicer, or a different party designated by the investor.
2. If MERS is the mortgagee of record, the Servicer executes an
Assignment From MERS before initiating the foreclosure, and promptly sends it for recording.
3. The Servicer updates the MERS System to indicate that a
foreclosure is pending when the Servicers attorney performs the first legal action.
4. If the default is cured, the Servicer updates the MERS System
to reflect the reinstatement/modification (optional for loans in Deactivated Assigned from MERS for Default or Bankruptcy status unless they are assigned back to MERS).
5. If the loan is in a Foreclosure Pending status on the MERS
System, the Servicer deactivates the loan on the MERS System once it has liquidated the loan on its servicing system (at completion of the foreclosure sale or at the end of the redemption period).
6. The Servicer or Subservicer may insert a Property Preservation
Company Org ID, or the Property Preservation Company may insert itself, on the loan even if the loan is in Deactivated-Assigned from MERS for Default or Bankruptcy or Foreclosure Complete status.
Reports
The following reports are generated during the foreclosure process. For a detailed description of each report, see the MERS System Reports Handbook: * * * Foreclosure Verification Report Foreclosure Reject Report Past Due Foreclosure Terminations Report
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* *
Deactivation Summary Report MIN Milestone Report for Associated Members
Paid in Full (includes Short Sales, Deeds in Lieu,

and Charge Offs not associated with a foreclosure completion)
Overview
A Paid in Full deactivation is used to deactivate loans when the Servicer accepts payoff funds and/or records a lien release or satisfaction. This also includes short sales, deeds-in-lieu, and charge-offs not associated with a foreclosure completion. For example, if you write off the last $100 of a loan and release the lien, it is considered Paid in Full. If you accept a Deed in Lieu of Foreclosure, use a Paid in Full deactivation even though no lien release or satisfaction has been recorded, because the lien is extinguished by the new Deed. If the lien remains valid even though your accounting shows the loan as charged off, no deactivation needs to occur on the MERS System. The loan remains active on the MERS System until it is either satisfied on sale of the property, or extinguished by the recording of a new Deed.
When the Servicer deactivates a loan, the loan status changes to inactive, and the current date is set as the deactivation date. Loans which are paid in full cannot be reactivated. The deactivation can be reversed if it was performed in error. Note: a Paid in Full deactivation also can be cascaded to the MERS System from the MERS eRegistry when the eNote is paid off. This transaction will appear as Paid Off eReg on reports, milestones, and audit history.
Impact
This process affects the following types of organizations: Servicers
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Subservicers
Investors Associated Members
Business ProcedurePaid in Full

Only the loan Servicer or Subservicer can enter a paid in full deactivation.
1. The Servicer or Subservicer receives payment in full. 2. The Servicer or Subservicer processes a deactivation on the MERS System indicating the loan has been paid in full. 3. The paid in full deactivation appears on the MIN-level milestones. 4. The Servicer or Subservicer prepares and records the lien release. For MOM and Non-MOM loans, MERS must be named as the current mortgagee on the lien release documents, and the MIN and SIS telephone number must be included on the documents as described in the Lien Release Processing Standards.
5. If applicable, the Member is also responsible for notifying the MERS System that a mortgage previously reported as paid in full has not been paid in full by performing a reversal on the MERS System.
Reports
The Paid in Full process uses the following reports. For a detailed description of each report, see the MERS System Reports Handbook: * * * * Paid in Full Verifications Report Payoff Reject Report Deactivation Summary Report MIN Milestone Report for Associated Members
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Transfer to Non-MERS Status

Overview
A Transfer to Non-MERS Status deactivation is used to deactivate a loan when it is sold to a Servicer who is not a member of the MERS System, when a loan where MERS is the mortgagee of record is assigned out of MERS, or when an iRegistration will no longer be tracked on the MERS System. For loans where MERS is the mortgagee of record, the Servicer must prepare and record an assignment from MERS to the new Servicer or Investor at its own expense. This deactivation should also be used if the lien has been extinguished but you still intend to collect on the now unsecured note; because the lien has been extinguished, no assignment is recorded, but the loan must be deactivated on the MERS System. Enter 9999999 for the New Servicer Org ID. An example of this might be a second lien extinguished as a result of a foreclosure completed on the first lien for that property.
Impact
This process affects the following types of organizations: Servicers Subservicers Investors Associated Members
Only the loan Servicer or Subservicer can enter a Transfer to Non-MERS Status deactivation. The Investor can initiate this transaction through instructions to MERSCORP Holdings Offices. The Transfer to Non-MERS Status transaction must be processed on the MERS System within five calendar days of the event that caused the deactivation.
Business ProcedureTransfer to Non-MERS Status

1. The Servicer or Subservicer processes a deactivation on the MERS System by selecting the Transfer to Non-MERS Status option and entering the following information: Current Servicer Org ID New Servicer Org ID (9999999) 2. The Transfer to Non-MERS Status deactivation appears on the MIN-level milestones. 3. The Servicer or Subservicer prepares the assignment at its own expense.
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4. The Servicer or Subservicer forwards the assignment to the county recorder. 5. If the loan is later assigned to MERS, it can be re-registered (see Re-registration after Deactivation). If the loan is later assigned to a MERS System Member who wants to track it on the MERS System, it can be re-registered as an iRegistration (see iRegistration after Deactivation).
Reports
The Transfer to Non-MERS Status process uses the following reports. For a detailed description of each report, see the MERS System Reports Handbook: * * * * Transfer to Non-MERS Status Verifications Report Transfer to Non-MERS Status Reject Report Deactivation Summary Report MIN Milestone Report for Associated Members
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Deactivation Reversals
Overview
If a MIN is deactivated in error, the Servicer must reverse its inactive status using the Deactivation Reversal transaction. The deactivation cannot be reversed if an assignment has been sent or recorded removing MERS as the mortgagee of record. However, such a loan may be re-registered if it is assigned back to MERS; see Re-registration after Deactivation. The deactivation also cannot be reversed on the MERS System if it was cascaded from the MERS eRegistry. You would need to reverse the deactivation on the MERS eRegistry, cascading the deactivation reversal to the MERS System. The reversal process involves: Verify the loan information is current and accurate Process the reversal.
If information on the MIN is incorrect or out of date, the Servicer must correct it in MIN Information after processing the reversal.
Impact
The reversal process has potential impact on the following types of organizations: Servicers Subservicers Investors Associated Members
Deactivation Reversals 113
Business Procedure
1. Verify that the deactivation can be reversed. 2. Access Reversals, then Deactivation, in MERS OnLine. 3. Enter the MIN. 4. Submit the reversal transaction. 5. If any corrections need to be made to the loan information, make the changes in MIN Information.
Reports
There are no reports associated with the reversal process.
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Modification Agreements
Overview
You do not need to report Modification Agreement information to the MERS System except for Consolidation Extension and Modification Agreements (CEMAs) and construction loans. However, when a loan currently registered on the MERS System is modified, you must place the existing MIN (and SIS number for MOM and Non-MOM loans) on the Modification Agreement prior to recordation. When a loan has been modified before being registered on the MERS System, you should: Place the MIN from the security instrument (and SIS number for MOM and Non-MOM loans) on the Modification Agreement prior to recordation. Register the loan on the MERS System using the Note Date and Note Amount from the original note. When assigning a loan to MERS: Assign the existing loan to MERS with a new MIN. Place the new MIN and SIS number on the Modification Agreement prior to recordation. Register the new MIN on the MERS System using the Note Date and Note Amount from the original note.
Impact
The Modification Agreement process affects the following types of organizations: Servicers Subservicers Originators Third-party originators Investors Associated Members
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Business Procedure
When the existing loan is a MERS System-registered loan: 1. The Servicer places the existing MIN (and SIS number for loans with MERS as mortgagee) on the Modification Agreement and other applicable documents, and sends the documents for recording. When assigning a loan to MERS: 1. The existing loan is assigned to MERS with a new MIN. 2. The Lender/Servicer places the new MIN and the SIS number on the assignment, Modification Agreement, and other applicable documents prior to recordation. 3. The Lender/Servicer prepares and records the assignment, Modification Agreement, and other applicable documents. 4. The Lender/Servicer registers the MIN using the Note Date and Amount from the original loan.
Reports
The following reports are generated during the modification process. For a detailed description of each report, see the MERS System Reports Handbook: * MIN Milestone Report for Associated Members
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Consolidation, Extension, and Modification Agreement (CEMA)

Overview
If state law requires a lender to pay taxes only on additional funding of an existing loan or a new loan, the lender may choose a Consolidation, Extension, and Modification Agreement (CEMA) or Modification, Extension, and Consolidation Agreement (MECA) to consolidate or extend the term of an existing loan with or without additional funding to save the taxes associated with refinancing. This practice is predominantly found in New York. On the MERS System, a CEMA or MECA is processed either as a deactivation and a new registration, or as a MIN update, depending on whether the consolidating Lender and the current Servicer are the same entity. The processing of a CEMA or MECA has two parties: the current Servicer (the party that currently services the existing mortgage) and the new consolidating lender (the party providing the end financing). The two parties may be the same or different entities. When the existing loan is currently registered on the MERS System, and the current Servicer and the new Lender are different: The current Servicer submits a deactivation paid in full status on the old MIN. The consolidating lender generates a new MIN and places the new MIN and the SIS number on the Modification Agreement prior to recordation. The consolidating lender registers the new MIN on the MERS System using the original Note Date, original Note Amount, and entering the Modification Agreement information including Modification Note Date and Modification Agreement Note Amount in the Modification Agreement tab at Registration.
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OR (if both parties agree) The current Servicer transfers the loan to the consolidating lender on the MERS System. The consolidating lender places the existing MIN and the SIS number on the Modification Agreement prior to recordation.
When the existing loan is currently registered on the MERS System and the current Servicer and the new Lender are the same entities: The current Servicer/Lender places the existing MIN and the SIS number on the Modification Agreement prior to recordation. The current Servicer of the loan updates the existing MIN, adding the Modification Note Date and Amount on the MERS System.
If the existing loan is not currently registered on the MERS System: The current Servicer places the new MIN and the SIS number on the assignment prior to recordation. The Consolidating Lender (who may or may not be the current Servicer) places the new MIN and the SIS number on the Modification Agreement prior to recordation. The Consolidating Lender registers the new MIN on the MERS System and includes the Modification Agreement Note Date and Amount. If a recorders office or title insurer requests any assignment(s) to show continuity in the chain of title for purposes of the CEMA, please contact the MERSCORP Holdings Law dept. at mers@mersinc.org.
Impact
The CEMA process affects the following types of organizations: Servicers Subservicers Originators
Third-party originators Investor Associated Members
Business Procedure
When the existing loan is currently registered on the MERS System, and the current Servicer and the Consolidating Lender are different: 1. The current Servicer deactivates the old MIN as a paid in full. 2. The consolidating lender generates a new MIN and places it on the Modification Agreement and other applicable documents prior to recordation. 3. The consolidating lender prepares and records the Modification Agreement, including the new MIN (and the SIS number for MOM and Non-MOM loans). 4. The Lender or new Servicer registers the new MIN, using the original Note Date, original Note Amount, and entering the Modification Agreement information including Modification Note Date and Modification Agreement Note Amount on the modification agreement tab at Registration. OR (if both parties agree) 1. The current Servicer transfers the loan to the consolidating lender on the MERS System. 2. The new Servicer confirms the transfer. 3. The new Servicer prepares and records a Modification Agreement, placing the existing MIN on the Modification Agreement and other applicable documents prior to recordation. 4. The new Servicer enters the Modification Agreement information, including Modification Note Date and Modification Agreement Note Amount, on the MERS System. When the existing loan is currently registered on the MERS System, and the current Servicer and new Lender are the same:
1. The consolidating Lender/Servicer prepares and records a Modification Agreement, placing the existing MIN and SIS number on the Modification Agreement and other applicable documents prior to recordation. 2. The Servicer adds the Modification Agreement Note Date and Modification Agreement Note Amount to the existing MIN using the Mod Agree option on the MIN Information menu, or via a batch process. When assigning a loan to MERS: 1. The current Servicer prepares and records an assignment to MERS of the existing loan with a new MIN, placing the MIN and SIS number on the assignment prior to recordation. 2. The consolidating lender (who may or may not be the current Servicer) prepares and records a Modification Agreement, placing the new MIN and SIS number on the Modification Agreement and other applicable documents prior to recordation. 3. The consolidating lender or new Servicer registers the MIN within seven calendar days of the assignment date, using the original Note Date and Original Note Amount from the existing loan at Registration. 4. Modification Agreement information, including the Modification Agreement Note Date and Modification Agreement Note Amount (as well as any prior assignment and modification details), either at Registration, or as a MIN Update after Registration.
Reports
The following reports are generated during the CEMA process. For a detailed description of each report, see the MERS System Reports Handbook: * * * Deactivation Summary Report MIN Milestone Report for Associated Members Maintenance Verification Report
Assumption of Mortgage
Overview
A mortgage debt is assumed when the following occurs: A new borrower assumes the outstanding mortgage debt. A new borrower is added to the existing loan obligation. An existing borrower is removed from the loan obligation
The Servicer or Subservicer is responsible for entering the new borrower information on the system. When entering a mortgage assumption, you need: MIN New borrower name(s) New borrower SSN(s)
Original borrower(s) information is needed to execute a lien release and remains in the system for the life of the loan. When an assumption occurs, the new borrowers become the current borrowers. Interim borrower(s) are not tracked. The assumption date is not captured on the MERS System. The date the assumption information is entered on the MERS System will be reflected in the MIN-level milestones.
Impact
The Assumption of Security Instrument process affects the following types of organizations: Servicers Subservicers Investors Associated Members
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Business Procedure
1. Select the Assumption function from the MERS OnLine main menu 2. Enter the MIN for the mortgage being assumed
Only information regarding the original borrower and the current borrower is stored. Interim borrowers are not tracked.
3. If there is no information for the original borrower, the MERS System copies the current borrower information into the original borrower fields 4. Enter the information into the current borrower information fields for all borrowers remaining after the assumption: Borrower Name: o Corporate Name (Business, Trust, or other non-individual) OR o First name o Middle name o Last name o Name Suffix
For foreign nationals with neither a SSN nor a Tax ID, enter 111111111 for SSN.
Social security number or tax ID (required for primary borrower) Must be a valid social security number (only exception is 111111111 for a foreign national with no SSN)
5. Set the Owner Occupied flag. 6. The assumption appears on the MIN-level milestones.
Reports
The following Assumption of Mortgage reports are available on the MERS System. For a detailed description of each report, see the MERS System Reports Handbook: * * * Assumption Verification Report Assumption Rejects/Warnings Report MIN Milestone Report for Associated Members
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Property Preservation
Overview
Servicers use property preservation companies to maintain and manage properties. Other Members and MERS Link Subscribers use the MERS System to find and contact the property preservation company and/or contact for a property, each Member can identify one or more Property Preservation contacts for their organization, and up to four Property Preservation Companies as Associated Members on each MIN. Some municipalities have agreed to use MERS Link to access these contacts in lieu of requiring Members maintaining local properties to maintain property preservation contact information on a local database for each property. Members with a Property Preservation Company Line of Business may insert or delete their Org ID as Property Preservation Company on any MIN on which they have a Property Preservation Company Relationship with the Servicer or Subservicer. Property Preservation Company Org IDs may be updated when the MIN is active or when it is in Deactivated-Assigned from MERS for Default or Bankruptcy or Foreclosure Complete status. Whenever the Servicer on a MIN is changed (e.g., by TOS, TOS/TOB Combo, Transfer to Non-MERS Status) all Property Preservation Company Org IDs are removed from the MIN. Once reflected on the MIN as an Associated Member, the Property Preservation Company receives all Associated Member reports, has view-only access to loan details, and appears in the MERS OnLine and MERS Link MIN Summaries for that MIN. Property Preservation contacts appear on the Member Summary available from the Org ID hyperlink available on the MERS Link MIN Summary and the MERS OnLine MIN Summary for NonRights holders.
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Impact
Property Preservation processing affects the following types of organizations: Servicers Subservicers MERS Link Subscribers Municipalities
Business Procedure
1. Servicer, Subservicer, and Property Preservation Company each create one or more Property Preservation contacts using the Member Information Contacts page in MERS OnLine. 2. Property Preservation contacts are displayed on the MERS Link Member Summary, and on the MERS OnLine Member Summary, for each Member. 3. Servicer or Subservicer may create a Relationship to a Property Preservation Company, using the Member Information Relationships page in MERS OnLine, to allow that company to insert or remove itself as a Property Preservation Company on that Servicer or Subservicers loans. 4. Any Member can specify up to four Property Preservation Company Org IDs in their Registration Default Settings so they will be included by default as Associated Members on all loans registered in MERS OnLine. 5. Servicer or Subservicer may insert a Property Preservation Company on its loans regardless of whether a relationship has been set up, as long as the loan is in Active, DeactivatedAssigned from MERS for Default or Bankruptcy, or Foreclosure Complete status. 6. Property Preservation Company may insert or remove itself on any loan for a Servicer or Subservicer for which they are reflected in a Property Preservation Company relationship if the loan is in Active, Deactivated-Assigned from MERS for Default or Bankruptcy, or Foreclosure Complete status.
7. Once reflected on the loan, Property Preservation Company may view all information for that loan except Social Security Numbers and Tax Identification Numbers. 8. Property Preservation Company appears in the MERS Link and MERS OnLine MIN Summaries for the loan, with an Org ID hyperlink to the Property Preservation companys Member Summary on the MERS Link MIN Summary and the MERS OnLine MIN Summary for non-rightsholders. 9. Servicer or Subservicer may update Property Preservation Company named on MIN in Active, Deactivated-Assigned from MERS for Default or Bankruptcy, or Foreclosure Complete status. 10. Property Preservation Company receives all Associated Member reports for each MIN on which it is reflected as a Property Preservation Company, and receives the Maintenance Verification report if it inserts or removes itself on a MIN.
Reports
The following reports are available on the MERS System for Property Preservation Companies. For a detailed description of each report, see the MERS System Reports Handbook:

MIN Milestone Report for Associated Members Change Notification Report Maintenance Verification Report
Reporting
Overview
MERSCORP Holdings prices transactions on the last business day of the month. The twocharacter report mnemonic for the monthly report is LD.
The MERS System provides scheduled monthly reports, daily activity-based exception and confirmation reports, and on-request reports. The reports reflect the previous days' processing and are not real time ad hoc reports. The MERS System maintains reports generated from the previous days activity, and makes them available to you on-line for thirty calendar days. We suggest that you implement a procedure for downloading your reports at least once a week and storing them until they are no longer needed or until after reconciliation of the data with your internal systems. The MERS System provides a standard set of reports that you can access electronically. Tab-delimited text files can be imported into software applications your company supports for further manipulation. See the MERS Integration Handbook Volume II for the header information. PDF files can be viewed or printed using Adobe Reader.
Reports reflect updates submitted to the MERS System prior to 10 p.m. Eastern Time the previous business day.
You can view on-line or print your formatted reports from MERS OnLine. Reports can also be retrieved through the File Transfer Protocol (FTP) process. The MERS System places report files in each Members directory at the conclusion of each processing cycle, which can then be retrieved. See the MERS Integration Handbook Volume II for detailed instructions. If you have written a program to retrieve the report data files generated by the MERS System, a consolidated report data file for selected daily transactions is available. This will allow you to develop one common program to process this file, and eliminate the need for a separate program for each report data file. To verify that your automated process has been successful, and to assist in
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recovery if your automated process is interrupted, the MERS System also produces the List of Reports Produced. As your business grows, and more MINs are registered, your reports will increase in size. Many of the reports generated by the MERS System are mandatory, while others are optional. As each company has its own reconciliation and loan accountability process, you may determine that your organization does not need certain optional reports. The MERS System provides the ability to select which optional reports you receive. Custom reports are also available. More specific instructions can be found in the MERS OnLine User Guide, or the Optional Reports Quick Reference Guide, available on the Members website at https://members.mersinc.org. Users wishing to download documents from the MERS Members Only website will need to have appropriate credentials, consisting of your MERS Org ID and MERS OnLine User ID and Password, to access the information. Contact the MERSCORP Holdings Help Desk to request login credentials for the website or for additional information.
Impact
The Reporting process affects the following types of organizations: Servicers Subservicers Originators Third-party originators Interim funding organizations Investors Custodians Associated Members MERSCORP Holdings, Inc. Offices
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Business Procedure Retrieving Reports

To retrieve reports in MERS OnLine: 1. Select Reports from the MERS OnLine main menu
Reports generated by the MERS System are available from the previous six reporting cycles, and in zip format for 30 days. Contact the MERSCORP Holdings Help Desk at (888) 680-6377 for earlier reports.
2. Select the day for which you want to view a report. 3. Select the particular report you want to view. 4. View, print, or save the report 5. Review the report and reconcile with your internal systems. 6. Correct errors, warnings, and rejects. 7. Resolve and resubmit rejected transactions to the MERS System. You can also use a system-to-system method to retrieve your reports. See the MERS Integration Handbook Volume II for information on using other methods to retrieve report files. After six processing days, reports are available only in zipped formats. Just download the zipped format and unzip it to view the report. After 30 calendar days, reports will be archived; you will need to contact the MERSCORP Holdings Help Desk if you need to retrieve one of these archived reports, and there will be a fee.
Business Procedure Requesting a Portfolio Analysis Report

The Portfolio Analysis Report is an on-demand report that shows extensive information about the MINs requested, and enables you to select parameters to restrict the search criteria. You can request this report via the MERS OnLine application, from the Reports menu. The Portfolio Analysis Report is available free of charge for the first two report requests per month. Additional reports are available for a fee. When you request a report through MERS OnLine, it will display the number of reports your organization has requested in the current month. It will alert you if youve reached
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the limit of free reports and will be charged for subsequent reports in that month. If you request a subsequent report, but the previous report has not yet generated, a Pending Request message will display listing the date the report is scheduled to run. You can proceed with your request to generate another report or cancel it. When requesting the Portfolio Analysis Report, you are provided with the following options: Report Schedule capability allows you to choose when the report will be generated. Below are the available frequency options: Every Month-end last processing day of the month Every Quarter-end last processing day of the quarter On Request the date you want the report to be generated. This date, however, cannot be in the past or greater than sixty days from the current date, and must be a valid MERS System processing date.
Note and Registration Date Ranges For On Request Portfolio Analysis Reports, you can enter data in the Note from and through date fields, and the Registration from and through date fields to designate a specific range.
Report Body (content) You can request the data on the report to be shown in Summary or in a Detailed format. If neither option is chosen, the default setting is Detail. When selecting detail criteria, you have the ability to include only default fields, or choose other fields to include on the report. The report confirmation page will show the specific fields you have selected. Report Medium You have the option to receive your Portfolio Analysis Report in report form or a data file or both. At least one option must be chosen when requesting your report.
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Select MINs To select the MINs to be included on the report, you will indicate the appropriate Line of Business (LOB). For example, you may want to show all MINs for which you are the Servicer. The LOBs you can choose from are limited to those already selected on your Member Information on the MERS System.
Group MINs The MINs on the report will be grouped by the Line of Business you select on the Group the Selected MINs by field. Building on the above example, you can group the MINs for which you are Servicer by Investor. So youd have a group of Freddie Mac MINs, then a group of Fannie Mae MINs, etc. You can also select which Organizations you want included on your report.
Report Sort Criteria When the Report Detail option is selected, you must choose to have the data further sorted either by MIN within a Members group of MINs or by Pool/Investor number within a Member.
MIN Status and MIN MOM Values You can select MINs with a MOM value of MOM or Non-MOM or iRegistration or Any. Any will select MOM, Non-MOM, and iRegistration MINs. On the report, MIN status is displayed as I for iRegistration, Y for MOM and N for Non-MOM. You can also select MINs with any MIN status or limit the report to MINs with certain MIN statuses (e.g. active, paid in full, pre-closing, etc.).
Reports
The following reports are associated with this procedure. For a detailed description of these reports, see the MERS System Reports Handbook:

Detail Portfolio Analysis Report (OB) Summary Portfolio Analysis Report (OC)
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MERSCORP Holdings Mail Services

Overview
Members must not use the MERS address as the return address for documents sent to be recorded.
As the mortgagee of record, MERS frequently receives mail from organizations that search the county land records to identify the mortgagee(s) with an interest in property. It is also possible, but unlikely, that for the same reason, MERS could receive funds intended for current Servicers or Subservicers. To address these situations and ensure that correspondence is promptly routed to the correct destination, MERSCORP Holdings has established a mail facility as part of its operation. MERS should never receive, and will not forward, mail or service of process for iRegistration loans.
All communication, mail images, and broadcast messages generated by the MERSCORP Holdings Help Desk are sent to the Members email address. Ensure that personnel assigned to manage the mailbox are given the appropriate password and trained to handle and distribute communication received. You can also create email rules to automatically redistribute email to the appropriate persons or departments. See Training Bulletin 2011-04 for subject line conventions.
The MERSCORP Holdings Mail Center and Customer Service areas are responsible for the receipt, handling, and scanning of physical mail documents into electronic images. All mail, whether in the form of paper or funds, is indexed to the appropriate MIN and images are routed electronically to the current Servicer or Subservicer for that MIN. The Members email address given to MERSCORP Holdings for official communications from MERSCORP Holdings is used to route the images to MERS System Members. You are responsible for notifying the MERSCORP Holdings Help Desk if this email address changes, and for forwarding documents to the new servicer or subservicer if you have sold the loan and not completed the TOS transaction to reflect the transfer on the MERS System. The MERS address should not be given directly to organizations that normally direct mail to the Servicer or Subservicer. (For example, hazard insurance companies and taxing authorities.) All types of mail currently received and handled by Servicers continue to be the Servicers responsibility.
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Impact
Document imaging and retrieval affects the following types of organizations: Servicers Subservicers MERSCORP Holdings, Inc. Offices
Business Procedure
1. Mail is received by the MERSCORP Holdings Mail Center, opened and prepared for electronic scanning. 2. Mail is assigned an Image Control Number (ICN) and scanned by the MERSCORP Holdings Mail Center. 3. MERSCORP Holdings Mail Center performs a quality assurance review on all images to ensure clarity and legibility. 4. Original documents are filed in a temporary storage area in the MERSCORP Holdings Mail Center. 5. Scanned images are transmitted to Help Desk for routing to the correct MERS System Member.
Contact the MERSCORP Holdings Help Desk whenever your document handling information changes.
6. Help Desk attempts to identify the current Servicer or Subservicer of the document image based on the information contained in the document or by using the MERS System to index the MIN. If the document images are successfully matched to a MOM (MERS as Original Mortgagee) or Non-MOM (assigned to MERS) MIN, the following occurs:
You can create email rules to automatically redistribute email to the appropriate person or department.
Document images are forwarded to the Subservicer if one exists on the MIN, otherwise to the Servicer, by Members email address. (See Training Bulletin 201104 for subject line conventions.) Help Desk documents the date and time of this action in its tracking system.
If the document image cannot be associated with a MIN, Help Desk will:
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Send broadcast email message (with Member Notice: Unidentified Mail in subject line) to all MERS System Members with borrower name, address, and/or other identifying information (Lot, Block, Parcel, etc.) Contact the sender for further identifying information
If the above steps have been taken and the Servicer still hasnt been identified, MERSCORP Holdings Help Desk will research the county land records* *A fee may be assessed to the Member not meeting the MERS System Quality Assurance Standards. Please refer to Training Bulletin 2012-01 for details 7. For items successfully routed to the current MERS System Member Servicer or Subservicer, Help Desk also handles the disposition of the original mail document. Original mortgage documents and funds are forwarded to the Subservicer if one exists on the MIN, otherwise to the Servicer.
You can choose to have original mortgage documents delivered to you by regular mail, or by overnight delivery at your expense.
For original mortgage documents, Help Desk accesses the Members profile in the MERS System to determine how the Member has designated the documents be forwarded to its operation. Help Desk then ships the documents to the Member using the mailing instructions indicated in the profile. Help Desk updates the date and time of this action in its tracking system. The Regular Address in your Member Profile is used for regular mail. If you have chosen overnight mail, the Overnight Address and overnight account information from your Member Profile is used.
For funds, Help Desk logs when the funds were received, forwards the remittance plus any accompanying attachments to the MERS System Member Servicer or Subservicer by overnight delivery, and documents to whom the funds were sent.
All other unclaimed paper mail is stored in its physical hard copy form for a period of 30 calendar days. At that point, all paper mail is destroyed.
Reports
No reports are associated with this process.
MERSCORP Holdings Help Desk

Overview
The MERSCORP Holdings Help Desk serves as a point of contact for MERS System Members in support of the following:
All communication, mail images, and broadcast messages generated by the MERSCORP Holdings Help Desk are sent to each Members official communication from MERSCORP Holdings email address. Ensure that personnel assigned to manage the mailbox are given the appropriate password and trained to handle and distribute communication received.
The MERS System Functional questions associated with mortgage banking Technical support The MERS System connectivity Changes to your official communication from MERSCORP Holdings email address
Other highlights of the MERSCORP Holdings Help Desk are: Toll-free access to the Help Desk, 1-888-680MERS(6377), 8 a.m. to 10 p.m. Eastern Time, Monday through Friday. After hours technical support available for emergency technical issues. Broadcast bulletins regarding connectivity or system issues posted for MERS System Members by email and OnLine broadcast message. Real-time tracking system used for all open inquiries and issues to ensure timely resolution. Online MERS ServicerID (www.mers-servicerid.org) and telephone Servicer Identification System (SIS) at 1888-679-MERS(6377) available to general public and Members to provide Servicer contact information and Investor name at the MIN level. Faxback feature on SIS can confirm Servicer contact information and Investor name in writing. MERS Link, a browser-based application that provides you information regarding the current Servicer of a mortgage registered on the MERS System.
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XML Inquiry and Batch Inquiry transactions provide information on loans matching search criteria entered using a system-to-system interface. Processing of system enhancement requests submitted from Members via the Enhancement Request option available on www.mersonline.org and members.mersinc.org.
Impact
The Customer Service/Help Desk impacts the following types of organizations: Members MERSCORP Holdings Offices
Business ProcedureHelp Desk

Member calls the MERSCORP Holdings Help Desk at 1-888680-MERS(6377). A Help Desk representative answers the call. A record is opened in the tracking system One of the following occurs: If the item is a general inquiry or training support issue and does not impact additional users or processing, the Help Desk representative resolves the problem or responds to the Members request, updates the tracking record, and no further action is necessary. If the Help Desk representative determines that further action is required: The Help Desk representative coordinates the resolution of the problem with the appropriate MERSCORP Holdings area(s) and monitors the progress. An interim status is provided to the Member at a predetermined frequency based on the following service levels.
Initiate Problem Resolution Description Severity 1Significant problem affecting multiple users Severity 2Significant problem affecting a single user Severity 3Problem has reasonable circumvention; user can continue processing with minimal loss of efficiency or functionality Severity 4User inquiry or problem that does not affect the user Service Level Immediately Within 2 hours Within 48 hours, except for scheduled holidays
Within 5 days
Description Application SupportSeverity 1 Application SupportSeverity 2 Other problemsSeverity 1 Other problemsSeverity 2
Service Level 4 hours 8 hours 24 hours 48 hours
The Help Desk representative confirms with the Member that resolution is acceptable. The Help Desk representative verifies that all action taken has been documented and closes the record in the tracking system.
Business Procedure - MERS ServicerID

A MERS System Member or a member of the public accesses MERS ServicerID at www.mers-servicerid.org.
User chooses to search by the MERS System Mortgage Identification Number (MIN), borrower and/or property information, or FHA/VA/MI certificate. One of three scenarios occurs: If no loan matching those search criteria is found, the system indicates no loans matched the criteria entered. If the MIN/SSN is on file and active, the system provides the name, city, state and telephone number of the current Servicer. If the loan is an iRegistration, the system displays a disclaimer indicating the loan is registered on the MERS System for informational purposes only, and MERS is not the mortgagee on this loan. If the MIN/SSN is on file but deactivated, the system provides the name, city, state, and telephone number of the last known MERS System Member Servicer.
The borrower can access the name, city, and state of the current Investor (if disclosed) by providing more information.
Business Procedure - Servicer Identification System (SIS)

A MERS System Member or a member of the general public calls the Servicer Identification System (SIS) at 1-888-679MERS(6377). The SIS prompts the caller to enter a MERS System Mortgage Identification Number (MIN) or the Social Security Number (SSN) of the primary borrower and property ZIP code (optional). One of three scenarios occurs: If the MIN/SSN entered by the caller is not on file, the system indicates the Servicer/MIN is not on file.
If the MIN/SSN is on file and active, the system provides the name, city, state and telephone number of the current Servicer. If the loan is an iRegistration, the system includes a disclaimer indicating the loan is registered on the MERS System for informational purposes only, and MERS is not the mortgagee on this loan. If the MIN/SSN is on file but deactivated, the system provides the name, city, state, and telephone number of the last known Servicer. The borrower can access the name, city, and state of the current Investor by providing more information. If the caller chooses the faxback option, he or she is prompted to enter the 10-digit facsimile number. The SIS sends the Servicer name, address and telephone number to the caller by facsimile using the number entered by the caller.
Prospective Members can also obtain general MERS System membership information through this faxback feature.
Business ProcedureMERS Link

Any MERS System Member with access to MERS OnLine selects the MERS Link option on the MERS OnLine Main Menu, OR a MERS System Member or MERS Link Subscriber selects the MERS Link Sign On tab on the corporate website, and enters their Org ID, User ID, and Password to log in. MERS Link prompts the user to enter one or more identifying characteristics on a loan. One of two results occurs: If the information entered by the User does not match any loan on file, the system indicates that the MIN is not on file. If the information entered by the User does match a loan on file, the system provides a loan summary page
including Servicer, Investor (unless the Investor has chosen not to disclose their contact information in proprietary applications) and Property Preservation Company information.
Business ProcedureXML Inquiry

XML Inquiry is available both during and outside normal processing hours, except during scheduled maintenance windows. You may send up to 30 requests per minute; for larger volumes, see Batch Inquiry on the next page. A MERS System Member sends an XML Inquiry Request to the MERS System, requesting status or summary information for a specific MIN, property, or borrower. The MERS System returns a synchronous response containing the requested information for up to 20 loans matching those search criteria. If more than 20 loans match the search criteria, information for the 20 loans registered most recently is returned, with an indicator that more than 20 loans matched the criteria in the request. For a status request, the response contains, for each MIN: MIN Status (active, inactive, or Pre-Closing) MOM Indicator (Y for MOM loan, N for Non-MOM or iRegistration) iRegistration Indicator (Y for iRegistration, N for MOM or Non-MOM) Owner Occupied indicator Servicer Org ID and Name Subservicer Org ID and Name, if present Investor Org ID and Name, unless the requester is not associated with the loan and the Investor has chosen not to disclose their contact information in proprietary applications
Property Preservation Company Org ID and Name, if present
For a summary request, the response contains the same information included on the MIN Summary page in MERS OnLine; specific fields included depend on whether the requesting Member is associated with the MIN and whether the MIN has been archived.
For more information about the XML MIN Inquiry transaction, see MERS Integration Handbook Volume II.
Business ProcedureBatch Inquiry

A MERS System Member sends a Batch Inquiry via flat file to the MERS System, requesting status or summary information for one or more specific MINs, properties, or borrowers. The MERS System returns a flat file containing the requested information matching those search criteria. For a status request, the response contains, for each MIN: MIN Status (active, inactive, or Pre-Closing) MOM Indicator (Y for MOM loan, N for Non-MOM, or I for iRegistration) Owner Occupied indicator Servicer Org ID and Name Subservicer Org ID and Name, if present Investor Org ID and Name, unless the requester is not associated with the loan and the Investor has chosen not to disclose their contact information in proprietary applications
For a summary request, the response contains the same information included on the MIN Summary page in MERS OnLine; specific fields included depend on whether the requesting Member is associated with the MIN and whether the MIN has been archived.
For more information about the Batch Inquiry transaction, including the current parameters for maximum requests in the same file, see MERS Integration Handbook Volume II.
Reports
Corporate Resolution Management System (CRMS)

Overview
An essential aspect of the MERS business model is the issuance of a MERS Corporate Resolution (CR) to Members who register loans on the MERS System for which MERS is the mortgagee of record. The CR appoints specified officers of the Member as MERS Signing Officers (SOs). Through this appointment, SOs are empowered to perform limited actions in the name of MERS as the mortgagee of record. MERSCORP Holdings, the service provider for MERS, has established the CRMS, a web-based application, to facilitate the processing of Member requests for new and updated CRs and the appointment of identified Member officers as SOs. The business functions supported by the CRMS include the following: Identification of a Members SO candidates Certification of SO candidates through an online examination Submission of Member requests for new and updated CRs appointing SOs Submission of Member requests for Signing Authority Agreements (SAAs), which are used to appoint authorized SOs from third-party vendors that perform services for Members Download of a Members CRs issued via the CRMS Quarterly attestation that each CR is up to date Request for a MERS Corporate Seal
New Members who will be servicing or subservicing MOM or non-MOM loans are given access to CRMS during their MERS System integration.
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Impact
These processes have potential impact on all MERS Members who will service or sub-service loans.
Business Procedure - Initial Request for MERS Corporate Resolution

During Integration, Members are phased in to the CRMS by their Business Integration Resource. Once the Org ID is phased in: 1. The CRMS sends an automated email to the Members MERS Project Manager (PM). This email welcomes the Member to the CRMS, and provides the CRMS URL and the PMs login credentials (user name and password). The user name is the PMs full email address, and the password is system-generated. 2. The PM logs on to the CRMS using the login credentials provided. 3. The PM selects the Create a New Corporate Resolution link to display the Corporate Resolution page. 4. The PM adds the following information for each officer of the Member organization for whom SO authorization is to be requested. All fields are required. Email Address This must be the unique business email address of that individual; any request to approve an SO using a personal email address will be rejected First Name This will be printed on the CR, and must exactly match the first name printed on any document to be signed as an SO Middle Name This will be printed on the CR. The SOs middle name does not need to appear on a document signed by the SO, but if it does appear, it must exactly match what is listed on the CR.
Either middle name or initial is acceptable. If the individual does not have a middle name, select the NMN checkbox. Last Name This will be printed on the CR, and must exactly match the last name printed on any document to be signed as an SO Job Title This will not print on the CR Enter the title of the individual as an officer within the Member organization
5. New SO candidates appear in Pending status unless they have previously been added to the CRMS for another Org ID. 6. The PM instructs the CRMS to notify all pending SO candidates to take the Certification Exam. The CRMS changes any identified SO candidates in Pending status to Notified status, and generates an automated email to each identified SO candidate. This email provides the CRMS URL and the SO candidates login credentials (username and password). The username is the SO candidates full email address, and the initial password is system-generated.
7. When an SO candidate passes the Certification Exam, their status on the PMs Corporate Resolution page changes to Test Passed. 8. Once all SO candidates are in Test Passed status, the Submit for Approval button appears on the PMs Corporate Resolution page for that Org ID. 9. The PM clicks the Submit for Approval button on the Corporate Resolution page to submit a request for a new CR. The CRMS displays a pop-up window asking the PM to attest that every SO candidate being submitted with this request is a current officer of that organization.
If any SO candidate listed is not an officer of that organization, the PM must select No, then return to the Corporate Resolution page, and remove the SO candidates who are not officers of that organization before selecting the Submit for Approval button again. If all SO candidates listed are officers of that organization, the PM selects Yes, and the CRMS submits the request to MERS for review.
10. If the request is approved by MERS, the CRMS sends an email to the PM, BCCing all SOs, advising that MERS has approved the Members request by issuing a CR. The CR that appoints the SOs is attached to that email, and is available immediately for the PM to download from CRMS. 11. If the request is rejected by MERS, the CRMS sends an email to the PM advising that the request has been denied and explaining next steps.
Business Procedure - MERS Signing Officer Certification

Each SO candidate is required to complete a certification process before their PM can request that they be appointed as an SO. The certification process consists of reading the MERS Signing Officer Primer (Primer) and successfully completing the SO Certification Exam (Exam). To pass the Exam, each SO candidate must correctly answer at least eight (8) out of ten (10) randomly selected questions. All information needed to answer the questions on the Exam is included in the Primer. However, before starting the Exam, the SO candidate must attest that they have read and understood the MERS System Rules of Membership (Rules) and Procedures applicable to them, as well as the Primer. 1. The CRMS sends an automated email to the new SO candidate when instructed by the PM. This email welcomes the SO candidate to the CRMS, and provides the
CRMS URL and the SO candidates login credentials (user name and password). The user name is the SO candidates full email address, and the password is system-generated. 2. The SO candidate logs on to the CRMS using the login credentials provided. 3. The SO candidate selects the Download the Primer link from the Start page. 4. The Primer displays in .pdf format and the SO reads it. 5. After reading the Primer, the SO candidate selects the Click Here to take the Certification Exam link. 6. The CRMS displays a pop-up window asking the SO candidate to attest that they have read and understood the Primer and the Rules, that they are a current officer of the Member organization, that they will abide by the Rules and Procedures, and that they understand if they do not pass the Exam within three (3) consecutive attempts they will become permanently ineligible to serve as an SO. 7. If the SO candidate cannot attest to the statements in the pop-up window, they should X out of the window. They can then read the Primer and Rules before selecting the Click Here to take the Certification Exam link again. If they cannot attest because they are not an officer of the Member organization, they should inform their PM so they can be removed from the list of SO candidates for that organization. 8. Once the SO candidate attests to all statements in the popup, the CRMS displays the first Exam question. The SO must answer each question, then click Next to proceed to the next question. To pass the Exam, the SO must correctly answer at least eight (8) of the ten (10) randomly selected questions. 9. When the SO has answered all ten questions, the CRMS displays the Exam results. 10. If the SO candidate has failed the Exam on their first or second attempt:
A message appears with the Exam results instructing the SO candidate that they may take the Exam again on the next calendar day. Their status displays as Test Failed on the PMs Corporate Resolution page.
11. If the SO candidate has failed the Exam three consecutive times: The message tells them they are permanently ineligible to serve as an SO. Their status displays as Ineligible on the PMs Corporate Resolution page. If that SO is also a PM, they may continue to serve as a PM although they are permanently ineligible to serve as an SO.
12. If the SO candidate has passed the Exam: Any question they did not answer correctly is displayed with the answer they chose. The SO reviews the Primer to ensure their understanding of its contents. The SO candidates status in the CRMS will change to Test Passed, and the date they passed the Exam will be displayed, on the PMs Corporate Resolution page. The SOs certification is valid for a period of one (1) year. The SO must re-take the Exam annually to maintain their certification. An SO associated with multiple Org IDs need only take the Exam once annually in order to be certified across all Org IDs. The SO is notified of the annual requirement to recertify via email thirty (30), fifteen (15), and seven (7) calendar days prior to the expiration of their certification.
Business Procedure - View Only Contacts

The CRMS allows each Org ID or Vendor ID to be assigned a View Only Contact that may view the SO information (name, job title, email address, last test passed date, and current status) on the Corporate Resolution page, and view current and previous CRs issued via the CRMS. The View Only Contact is not able to edit or update any information in the CRMS. The View Only contact may also be a PM and/or SO. 1. The PM sends an email to helpdesk@mersinc.org requesting a View Only Contact be added to the CRMS, providing the following information: Org ID(s) and/or Vendor ID(s) to be updated View Only Contact Email Address View Only Contact First, Middle, and Last Names 2. The View Only Contact is added to the CRMS 3. The CRMS sends an email to the View Only Contact for each Org ID/Vendor ID to which they were added, including login credentials 4. The View Only Contact logs into the CRMS using the login credentials provided 5. The View Only contact may view SO information, as well as current and previous CRs or SAAs issued via the CRMS, and may change their password, but may not make any updates in CRMS.
Business Procedure - Password Changes and Resets

Each CRMS user (PM, SO, and/or View Only Contact) is responsible for maintaining their own password; the CRMS does not allow the password to be changed or viewed by anyone other than that user, and will send a reset password email only to that user. A users password for the CRMS must meet the following standards.
It must not be based on account name It must contain at least eight characters It must contain characters from at least three of the following four categories: o Uppercase alphabet characters (AZ) o Lowercase alphabet characters (az) o Arabic numerals (09) o Non-alphanumeric characters (for example, $#, %)
CRMS passwords do not expire. To change your password when you are logged in: 1. Select the Change Password link from the bottom of the Activities page. 2. A pop-up window displays with three fields that must be entered: Old Password Enter your existing password New Password Enter your new password Confirm New Password Re-enter your new password 3. Enter the old password and new password in the appropriate fields and select the Change Password button. To reset your password when you are not logged in: 1. Select the Forgot your password? link from the login page. 2. The CRMS displays a Forgot Password page. 3. Enter your email address and click the Reset Password button. 4. The CRMS sends an email to you with a strong password. 5. On first login, change your password to one you will remember that meets CRMS password requirements. If a user fails to gain access to the CRMS in three (3) attempts, that username is automatically locked out. To unlock the account,
contact the MERSCORP Holdings Help Desk at 1-888-680-MERS (6377) or through email at helpdesk@mersinc.org.
Business Procedure - MERS Signing Officer Recertification

Each SO is required to complete a recertification process annually to retain their authorization as an SO. The recertification process consists of reading the current Primer and passing a new Exam. 1. Thirty days before an SOs certification is due to expire: The CRMS changes the SOs status from Test Passed to ReCertify The CRMS sends an email to the SO notifying them that they must recertify in the next 30 days. 2. The SO candidate logs on to the CRMS using their existing login credentials. 3. The SO candidate selects the Download the Primer link from the Start page. 4. The Primer displays in .pdf format, and the SO reads it. 5. After reading the Primer, the SO candidate selects the Click Here to take the Certification Exam link. 6. The CRMS displays a pop-up window asking the SO candidate to attest that they have read and understood the Primer and the Rules, that they are a current officer of the Member organization, that they will abide by the Rules and Procedures, and that they understand if they do not pass the Exam within three (3) consecutive attempts they will become permanently ineligible to serve as an SO. 7. If the SO candidate cannot attest to the statements in the pop-up window, they should X out of the window. They can then read the Primer and Rules before selecting the Click Here to take the Certification Exam link again. If they cannot attest because they are not an officer of the Member organization, they should inform their PM so they can be removed from the list of SO candidates for that organization.
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8. Once the SO candidate attests to all statements in the popup, the CRMS displays the first Exam question. The SO must answer each question, then click Next to proceed to the next question. To pass the Exam, the SO must answer at least eight of the ten randomly selected questions correctly. 9. When the SO has answered all ten questions, the CRMS displays the Exam results. 10. If the SO candidate has failed the Exam on their first or second attempt: A message appears with the Exam results telling them they may take the Exam again on the next calendar day. Their status in the CRMS remains ReCertify.
11. If the SO candidate has failed the Exam three consecutive times: A message appears with the Exam results telling them they are permanently ineligible to serve as an SO. Their status displays as Ineligible on the PMs Corporate Resolution page. The CRMS sends a notification email to the SO and PM stating that the former SOs authority to act as an SO is revoked. If that SO is also a PM, they may continue to serve as a PM although they are ineligible to serve as an SO.
12. If the SO candidate has passed the Exam: Any question they did not answer correctly is displayed with the answer they chose. The SO should review the Primer to ensure their understanding of its content. Their status in the CRMS displays as Test Passed, and the most recent date they passed the Exam is displayed, on the PMs Corporate Resolution page. The certification applies across all Org IDs where the SO is named.
Business Procedure - Maintaining MERS Signing Officer Information

The PM is responsible for maintaining name, email address, and job title information for all SOs and SO candidates, and for ensuring the CR remains current.
Removing a MERS Signing Officer from a CR

If an SO leaves the Member organization, ceases to be an officer of the Member organization, or allows their certification to expire, the PM must remove that individual from the Members Corporate Resolution page in the CRMS and then submit a request for approval of an updated CR. 1. PM receives notification from CRMS (copying the Legal Contact from the MERS System) of SO expiration, or learns an authorized SO is no longer an officer of the Member organization. 2. PM clicks on the Edit icon for that SO entry on the CRMS Corporate Resolution page to display a pop-up window, and then clicks Remove from this Corporate Resolution to remove that SO entry. 3. PM clicks the Submit for Approval button to submit a request for an updated CR. To submit, the PM must attest that all remaining SOs are still officers of the Member organization. 4. Pending approval of the updated CR: Any SOs appearing on the Members current CR whose certification remains current may continue to serve as SOs for the Member while its request for an updated CR is pending. The SO who allowed their certification to expire is no longer an authorized SO and may not sign or act in the name of MERS. If the SO who allowed their certification to expire recertifies by passing the Exam, the PM may add them back to the Corporate Resolution page and submit a
request to MERS for an updated CR, but that individual will not be authorized as an SO until the request is approved and an updated CR is issued by MERS. 5. When the request for an updated CR is approved by MERS, the CRMS sends an email to the PM, BCCing all SOs, advising that MERS has approved the Members request for an updated CR. The updated CR is attached to that email, and is available immediately for the PM to download from CRMS.
Updating a MERS Signing Officers Information

If an SO changes their name, email address, or job title, the PM must update the SO entry for that SO in the CRMS. When an SOs name has changed, the PM must also submit a request for an updated CR. 1. PM learns the name, job title, and/or email address of an authorized SO needs to be changed. 2. PM clicks on the Edit icon for that SO entry to display a pop-up window, edits the entry appropriately, and chooses an update reason from the Reason dropdown. 3. If SO email address has changed: SO receives email notification of change at both old and new addresses.
4. If SO name has changed, PM clicks Submit for Approval button to submit a request for an updated CR. 5. When the request is approved by MERS, the CRMS sends an email to the PM, BCC'ing all SOs, advising that MERS has approved the Members request for an updated CR. The updated CR is attached to that email, and is available immediately for the PM to download from CRMS.
Adding a MERS Signing Officer

If a Member wishes to have additional officers appointed as SOs, the PM must add an SO entry for the new SO candidate(s) and submit a request for approval of an updated CR via the CRMS. 1. The PM selects the Add Signing Officer button on the Corporate Resolution page to display a pop-up window.
2. The PM adds the following information for the officer for whom SO authorization is to be requested. All fields are required. Email Address This must be the unique business email address of that individual First Name This will be printed on the CR, and must exactly match the first name printed on any document to be signed as an SO Middle Name This will be printed on the CR. The SOs middle name does not need to appear on a document signed by the SO, but if it does appear, it must exactly match what is listed on the CR. Either middle name or initial is acceptable. If the individual does not have a middle name, select the NMN checkbox. Last Name This will be printed on the CR, and must exactly match the last name printed on any document to be signed as an SO Job Title This will not print on the CR. Enter the title of the individual as an officer within the Member organization
3. The new SO candidate appears in Pending status unless they have previously been added to the CRMS for another Org ID. 4. The PM can notify the SO candidate individually via the CRMS by clicking the Edit icon for that SO candidate and selecting the Send Email button in the pop-up window. The CRMS changes the SO candidate from Pending status to Notified status, and generates an automated email providing the CRMS URL and the SO candidates login credentials (username and password).
The username is the SO candidates full email address, and the initial password is system-generated. 5. When the SO candidate passes the Certification Exam, their status on the PMs Corporate Resolution page changes to Test Passed. 6. Once all SO candidates are in Test Passed status, the Submit for Approval button appears on the PMs Corporate Resolution page for that Org ID. 7. The PM clicks the Submit for Approval button on the Corporate Resolution page to submit a request for an updated CR, and the PM attests that all SO candidates are officers of the Member organization. Pending approval of the updated CR: The new SO candidate is not authorized as a MERS Signing Officer, and cannot act in the name of MERS Active SOs (who still maintain current certification) included on the organizations most recent CR remain authorized as MERS Signing Officers.
8. When the request for an updated CR is approved by MERS, the CRMS sends an email to the PM, BCCing all SOs, advising that MERS has approved the Members request for an updated CR. The updated CR is attached to that email, and is available immediately for the PM to download from CRMS.
Business Procedure - Updating the MERS Project Manager

To change a PM, a manager or higher level employee of the Member organization must contact the MERSCORP Holdings Help Desk at helpdesk@mersinc.org to request the change. After the PM is updated in the CRMS: The CRMS sends an email to the new PM welcoming them to the CRMS and providing them with login credentials.
The CRMS sends an email to the old PM telling them they no longer have administrative access to the CRMS for that Org ID.
Business Procedure Signing Authority Agreements

A Member can establish a relationship with a third-party vendor (Vendor) to execute a Signing Authority Agreement (SAA) between the Member, the Vendor, MERSCORP Holdings and MERS. The request for an SAA must be made by the Member, not the Vendor. 1. The Member submits a request to the Law Department contact responsible for receiving such requests for an SAA for its third-party Vendor. The Member must provide the full legal name of the Vendor, and confirm the Members legal name and Org ID. 2. A Vendor ID representing the relationship between the Member and Vendor is created in the CRMS, with the Member PM as PM for the Vendor ID. 3. The CRMS sends an email to the PM advising they have been given administrative access to CRMS for the new Vendor ID. 4. The PM adds any SO candidates from the Vendor organization on the Corporate Resolution page for the Vendor ID in the same way they would add SO candidates from their organization on the Corporate Resolution page for their Org ID. 5. All Vendor SO candidates must be either officers of the Vendor organization or licensed attorneys (in good standing with a state Bar association) employed by the Vendor. 6. The Vendor SO candidates certify and recertify in the same way SO candidates certify and recertify for Org IDs.
7. Once all Vendor SO candidates are in Test Passed status, the Submit for Approval button appears on the PMs Corporate Resolution page for that Vendor ID. 8. The PM clicks the Submit for Approval button on the Corporate Resolution page. 9. The CRMS displays a pop-up window asking the PM to attest that every Vendor SO candidate being submitted with this request is a current officer of that organization, or a licensed attorney in good standing with a state bar association. 10. If any Vendor SO candidate listed is neither an officer of the vendor organization nor a licensed attorney in good standing with a state bar association, the PM selects No, then returns to the Corporate Resolution page, and removes any Vendor SO candidates who do not qualify before selecting the Submit for Approval button again. 11. When the PM selects Yes, the request is submitted to MERS for review. 12. The MERSCORP Holdings Law Department contacts the Member to get additional information for the SAA. 13. When all necessary information is collected, the MERSCORP Holdings Law Department sends an email to the PM attaching an unexecuted SAA for execution by the Member and Vendor. 14. The Member and Vendor execute the SAA and send it back to the Law Department for execution by MERS and MERSCORP Holdings. 15. MERS will review the request for a new or updated CR for the Vendor, and if approved, MERS will issue a CR to the Vendor, and MERS and MERSCORP Holdings will execute the SAA. 16. When the SAA is fully executed, the SAA and the CR are sent by email to the PM and uploaded to the applicable Vendor ID in CRMS. The status of that Vendor ID in CRMS is changed to Approved.
Business Procedure Rule 3 Exceptions

Rule 3 of the MERS System and MERS Commercial Rules of Membership provides that only an officer of a Member is eligible to be appointed as an SO. Some Members do not have officers in their organizational structure (e.g., certain government agencies, limited liability corporations), and are therefore unable to comply with Rule 3. For those Members, the MERS Board of Directors established a limited exception to Rule 3 whereby officerequivalents of those Members may be appointed as SOs. The procedure for Rule 3 Exceptions is the same as that for a regular Member until the PM comes to the step of submitting a CR request for approval, when he or she would normally attest that each SO candidate is a current officer of the organization. 1. Since the SO candidates are not officers, the PM informs MERSCORP Holdings (in a process external to CRMS) that they are unable to make the attestation due to the fact that the Member does not have officers as part of their organizational structure. 2. The MERSCORP Holdings Law Department counsel (Counsel) requests that the PM provide documentation supporting its claim that it does not have officers. Documentation may include, but is not limited to, incorporating documents, internal board resolutions, or organizational charts. 3. If Counsel determines that the Member has officers and therefore does not qualify for the Rule 3 Exception, Counsel will inform the PM of the determination, along with the grounds for such. Additionally the PM will be instructed to remove any SO candidates who are not officers of the Member before the PM submits the request for a new or updated CR. The resubmitted request will then follow the usual procedures instead of these Rule 3 Exception procedures. 4. If Counsel determines that the Member does not have officers and therefore qualifies for the Rule 3 Exception:
Counsel will verify with the PM that the Member wishes to be issued a CR Counsel confirms that all of the Members SO candidates are in Test Passed status in the CRMS Counsel drafts a Rule 3 Exception CR, and attached list of SOs, and presents to the MERS Corporate Secretary/Associate Corporate Secretary for signature The Rule 3 Exception CR is sent to the PM via certified mail and email. A copy is uploaded to the CRMS and the Members status in CRMS is changed to Approved.
Business Procedure Status Changes

Change to Resigned Status
When a Member is placed in Resigned status: The CRMS sends an email to the PM, SOs and any SO candidates listed in CRMS advising that any existing CR for that Org ID has been revoked by MERS. Access to the Resigned Org ID from the PM Activities page is denied as a result of the Resigned status. The SOs retain access to the Certification Exam on the Activities page.
Reactivation after Resigned Status

When a Member in Resigned status reactivates its membership, the Member will appear in New status in the CRMS. 1. The CRMS generates an email to the PM welcoming them to the CRMS and providing new login credentials. 2. The PM must create a new CR request. Any CRs previously issued to the Member were revoked upon its resignation. 3. If any SO candidates remain certified at the time of reactivation, they will appear in Test Passed status when they are added to the list of SO candidates on the Corporate
Resolution page; otherwise the SOs will need to complete the certification or recertification process. 4. Once all SO candidates are in Test Passed status, the Submit for Approval button appears on the PMs Corporate Resolution page for that Org ID, and the PM would then need to submit a request for approval to MERS via CRMS.
Quarterly Attestation Requirement

Each quarter, all PMs have a thirty (30) day window in which they are required to either attest that the current list of SOs for each Org ID and Vendor ID with which they are associated is up-to-date and accurate, or submit a request via the CRMS for an updated CR to be issued to any Org ID or Vendor ID having as CR that is not upto-date. The thirty (30) day windows for completing the Quarterly Attestation requirement will begin on February 1st, May 1st, August 1st, and November 1st of each calendar year. 1. Starting on the first day of each quarterly attestation window, the CRMS will display a pop-up message when the PM logs in, informing them of the pending attestation requirement. The message will be displayed for one month, or until the PM attests for all Org IDs, whichever comes first. 2. If the current list of authorized SOs for any Org ID or Vendor ID with which the PM is associated is not up-todate, the PM must make the appropriate updates and then submit a request for approval of an updated CR for that Org ID or Vendor ID. Submitting the request for approval satisfies the quarterly attestation requirement for that Org ID or Vendor ID. 3. If the current list of authorized SOs for an Org ID or Vendor ID with which the PM is associated is up-to-date, the PM navigates to the Corporate Resolution page of that Org ID or Vendor ID, selects the Quarterly Attestation button from the navigation pane on the left side of the page to display an attestation pop-up window, and clicks the Agree button to complete the attestation.
4. Once the PM completes the quarterly attestation for an Org ID or Vendor ID, that Org ID or Vendor ID will no longer appear in the attestation pop-up when the PM logs in to CRMS, and the Quarterly Attestation button will no longer be displayed on the Corporate Resolution page for that Org ID or Vendor ID. 5. Once the PM completes the quarterly attestation for all Org IDs and Vendor IDs with which the PM is associated, the attestation pop-up will no longer display when the PM logs in to CRMS. 6. If the PM does not complete the quarterly attestation for all Org IDs and Vendor IDs with which the PM is associated, the attestation pop-up and quarterly attestation button will no longer display after the end of that attestation month.
MERS Corporate Seals

In certain jurisdictions, the MERS System/MERS Commercial Members may be required to affix a MERS Corporate Seal (Seal) to documents that are sent for recording and related to mortgage loans where MERS is the mortgagee. 1. The PM requests a seal through the Corporate Resolution page of the CRMS by selecting the Corporate Seal link from the navigation pane on the left side of the page. 2. The CRMS will redirect the PM to the Corporate Seal page. 3. From the Corporate Seal page, the PM selects the Order New Corporate Seal button to display a pop-up window. 4. The PM fills out the order information (quantity, street address, city, state, and zip code), and then selects the Save and Close button to complete the order. 5. MERSCORP Holdings receives the order from CRMS, and will complete the order by shipping the requested Seal(s) to the Member. The Member will be charged $25 plus shipping charges for each Seal.
Seals cannot be sent to a personal residence or P.O. Box. MERSCORP Holdings does not send Seals to non-Members. If a Member wishes to order Seals for one of their Vendors, the order will be billed and shipped to the Member, and the Member must then forward the Seals to their Vendor directly. Seals are shipped via UPS Ground for tracking purposes. MERSCORP Holdings does not accept requests for Seals via phone or email. If a Member (or its Vendor) no longer needs a Seal in its possession, the Seal should be destroyed.
Signing Officer Best Practices

The following guidelines should be followed by all SOs when executing documents in the name of MERS: 1. All SOs are required to certify, and maintain that certification, via the CRMS. If an SOs certification expires, then his or her authority to act in the name of MERS is revoked (see SO Primer, available on the CRMS). To restore the authority of an expired SO, the SO must first pass the Exam in the CRMS. The Members PM must then submit a request for a new CR (including the expired individuals name in the request). The expired SOs authority is only restored once MERS issues the new CR reappointing the individual as an SO. 2. Certification is not the same thing as appointment. Certification involves an individual reviewing the SO Primer, and then passing the Exam in the CRMS. Appointment only occurs once MERS issues a CR appointing an attached list of individuals as SOs. Until appointment, an individual is not yet an SO and may not sign or take any actions in MERS name (see the SO Primer). 3. The scope of authority granted by MERS to an SO is limited by the terms of the CR that appointed him or her. 4. To extend MERS signing authority to a third-party Vendor, the Member and its Vendor must enter into an SAA with
MERS and MERSCORP Holdings, Inc. Once an SAA is in place, MERS may issue a CR to the Members Vendor appointing certain Vendor employees as SOs and granting them authority to perform limited functions in the name of MERS on loans registered to that Member in either the MERS System or MERS Commercial (see the SO Primer). 5. Only the CR and corresponding list of SOs that are currently issued to a Member are valid. Every CR supersedes and replaces all previously issued CRs. If an individual was appointed as an SO by a previous CR, but a new CR has been issued that does not name the individual, then his or her authority as an SO was revoked upon the issuance of the new CR. 6. SOs may only sign for MERS using the titles that MERS granted to them. Those titles are found in the CR that appointed the particular SO. CRs issued before April 1, 2012 appointed each SO as an Assistant Secretary and Vice President of MERS. Beginning April 1, 2012, MERS began issuing CRs that appoint SOs with the additional title of Assistant Vice President.
Reports
Quality Assurance Policy

Overview
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 and lien release costs due to the grounding of title in the name of Mortgage Electronic Registration Systems Inc. (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-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.
Impact
These processes impact all MERS System Members, but especially Members who service or sub-service loans.
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Strategy
Your company committed to abide by the MERS System Quality Assurance Standards by signing the Member Application. 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 Holdings 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. MERSCORP Holdings expects your company to integrate the MERS System Quality Assurance 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. If you service loans registered on the MERS System, 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.
Quality Assurance Plan

All Members are required to have in place a current MERS System Quality Assurance (QA) Plan using the appropriate template. If you have written your own QA Plan, complete our QA Plan template and include your QA Plan as an addendum. We require that you keep your most recent MERS System Quality Assurance Plan on file with MERSCORP Holdings. We expect your company to monitor your performance and to review your plan at least annually for accuracy and effectiveness. You must submit an updated QA Plan to MERSCORP Holdings at least annually. Steps to complete your Quality Assurance Plan: Download the current Quality Assurance Plan template for your membership type from members.mersinc.org Insert values into fields that are highlighted (i.e. Org ID, Organization Name) and indicate if specific sections are not applicable and provide the reason why theyre not applicable. To determine whether you are required to perform your system-to-system reconciliation monthly or quarterly: o Members servicing 1,000 or more active registered loans as of March 31st of that year must conduct at least monthly system-to-system reconciliations for all of the MERS System required and conditional reporting fields.
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o Members servicing fewer than 1,000 active registered loans as of March 31st of that year must conduct at least quarterly system-to-system reconciliations for all of the MERS System required and conditional reporting fields Submit your Quality Assurance Plan o Email the documents to compliance@mersinc.org. Quality Assurance Plan (submit one Plan per Org ID)
Monitoring
To monitor the effectiveness of our Members training, tools, and procedures, the MERSCORP Holdings Product Performance Department conducts Member data and document reviews, and may issue Quality Assurance Profiles requiring a response. Member compliance reviews may be conducted on-site at MERSCORP Holdings discretion. Please see Quality Assurance Review for a sample of the type of information that we typically request during a Quality Assurance Review.
Type of Review Data Review Selection Criteria Members are selected for a data review because they are currently a Servicer and/or Subservicer for MERS loans. Description
Document Review
This is a system-to-system comparison of active MIN data from the MERS System to the Members System. Members are asked to provide tab delimited text files that include all active MINs serviced on the MERS System from the Members servicing system or loan origination system on a particular date. MERSCORP Holdings will compare this data to a file from the MERS System for the same date. A data review is to ensure that all required and conditional data fields, loan status and rights holder interests reflected on the MERS System match the Members system. Member will provide electronic copies of Members are selected for a document review because of various mortgage documents for a random sampling of MINs. These documents are then compared to reasons including: the MERS System, Quality Assurance standards and a MERS Signing Officer signature validation. An annual review is This review will be for active as well as MINs conducted where MERSCORP Holdings largest deactivated in the past twelve months. A Members are selected for a document review is to ensure that the data on the MERS System is correct, and that the limited document review. Member is following the MERS System Adverse action has occurred documentation and quality assurance standards. by the Member.
Type of Review On-Site Compliance Review
Selection Criteria On-site reviews occur as a result of adverse conditions.
Description
MERSCORP Holdings schedules a date with selected Members for MERSCORP Holdings to conduct an on-site review which will include observation of the Members MERS department workflows and procedures and meeting with the staff to discuss process improvement opportunities. The On-Site review will be at the Members expense when the Member is selected due to a high number of exceptions. MERSCORP Holdings generates a Quarterly Quality Assurance Profile for selected Members, and sends it to each Members Executive Sponsor contact via email. Each selected Member must complete the Response page and return it within 30 days with information about the total MINs in the Members most recent reconciliation comparison, error percentage when compared to the MERS System, and total MIN status exceptions.
Quality Assurance Members are selected for quality assurance profile generation based Profile on factors including regulatory requirements.
Annual Report
The Annual Report of MERS System Quality Assurance Standards Compliance ensures that each Member Servicer is compliant with the MERS System Quality Assurance Standards. Servicers must submit an Annual Report each calendar year for each Org ID. The owner of servicing rights for loans registered on the MERS System is required to complete the Annual Report of MERS System Quality Assurance Standards Compliance and submit it to MERSCORP Holdings. If a Servicers portfolio is subserviced and their Subservicers complete the Annual Report process, the Servicer must identify their Subservicers in an attachment to the Servicers Annual Report. The Annual Report confirms: Member has in place procedures designed to provide reasonable assurance that it has submitted to MERSCORP Holdings data for all the MERS System required and conditional reporting fields. Member has conducted system-to-system reconciliations for all the MERS System required and conditional reporting fields at the required frequency (monthly or quarterly; see Requirements below). Required and conditional fields entered on the MERS System on behalf of Member match those values in Members internal system, and discrepancies and remediation
activities necessary to align the two systems are tracked and monitored on aging reports until cleared. Member has in place procedures designed to provide reasonable assurance that it has conducted daily capture of all reject/warning reports associated with registrations, transfers, and status updates on open-item aging reports. Member has in place procedures that are designed to provide reasonable assurance of compliance with the MERS System rules and procedures applicable to the MERS Signing Officers. Member has monitored its performance against Members Quality Assurance Plan and has reviewed the plan at least annually for effectiveness and has revised the plan as necessary.
Your Annual Report is signed by your Executive Sponsor, and by your third party review organization or internal reviewer (as applicable).
Requirements:
If your organization is listed on the MERS System as the Servicer of 1,000 MINs or more as of March 31st of that year, you must use an external, third party review organization. o Third party review organizations can be external auditors or third party compliance/consulting organizations. If your organization is listed on the MERS System as the Servicer of less than 1,000 MINs as of March 31st of that year, you may use an internal reviewer that is not affiliated with the MERS System function of your organization, or you may use an external, third party review organization. All Members (except Lite Members) complete the Annual Report and attach to the Report any noted exceptions. Members must reconcile their portfolio according to the guidelines below. o Members servicing 1,000 or more active registered loans as of March 31st of that year are required to conduct at least monthly system-to-system reconciliations for all the MERS System required and conditional reporting fields. o Members servicing fewer than 1,000 active registered loans as of March 31st of that year are required to conduct at least quarterly system-to-system
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reconciliations for all the MERS System required and conditional reporting fields o All Members completing the Annual Report must certify that they are conducting system-to-system reconciliations at the required frequency (monthly or quarterly). If your portfolio is subserviced and your Subservicer(s) complete(s) the Annual Report process, you must still complete an Annual Report and identify your Subservicer(s) in an attachment to your Annual Report. Members must obtain the required signatures on the Annual Report. o For Members servicing 1,000 or more active registered loans as of March 31st of that year, the external, third party review organization that reviewed your performance must sign the Report. If the third party review organization refuses to sign the Annual Report, an alternate option is as follows: Enter the name of the third party review organization on the Signature of third party reviewer signature line on the Annual Report Submit the signed engagement letter from the third party review organization o The engagement letter must specifically address each of the requirements listed on the Annual Report o For Members servicing less than 1,000 active registered loans as of March 31st of that year, the internal reviewer or external third party must sign the Report. o Your organizations Executive Sponsor must sign the Report. To verify or change who your Executive Sponsor is on the MERS System, see the Member Information Contacts Quick Reference Guide.
Submit your Annual Report and Quality Assurance Plan each year.
o
Email the documents to compliance@mersinc.org. Quality Assurance Plan (submit one Plan per Org ID) Annual Report (submit one Report per Org ID)
Members must submit their completed Annual Report no later than December 31st of each year.
Quality Assurance 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 Holdings define standards for processing recording documents believed the entire industry would benefit. Recording and lien release processing standards are important because: The ability of MERS System Members to sell mortgage loans to each other without recording assignments is contingent on Mortgage Electronic Registration Systems Inc. (MERS) being properly recorded as the mortgagee in the county land records. The accuracy of the information entered into the MERS System affects the ability of MERSCORP Holdings to immediately and correctly identify the party to whom service of process should be directed. 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.
MERS as Original Mortgagee (MOM) Security Instrument Processing Standards

You must name Mortgage Electronic Registration Systems Inc. (MERS) as mortgagee in accordance with investor guidelines and include the Servicer Identification System telephone number (888-679-6377) in the MERS as Mortgagee language. Sample MOM language is included in Sample Changes to Deed of Trust or Mortgage naming MERS as mortgagee.
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Place the Mortgage Identification Number (MIN) and Servicer Identification System telephone number (888-679-6377) 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 10 calendar days of discovering the error. 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 as applicable for refinance loans or 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 as applicable for refinance loans or in escrow states).
Non-MOM Processing Standards

Prepare the assignment document naming Mortgage Electronic Registration Systems Inc. (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. 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 10 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 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.
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. Ensure no MIN, SIS telephone number, MERS address, or other reference to MERS is included on security instrument or assignments, unless MERS was once the mortgagee.
Additional Recordable Documents Processing Standards

For MOM and Non-MOM loans, place the MIN and Servicer Identification System (SIS) 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 Sample Documents for sample changes to documents and links to sample documents. For iRegistration loans, do not place the MIN, SIS telephone number, MERS address, or other reference to MERS on 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.
Loan Information Processing Standards

Note: The current Servicer and Subservicer are responsible for ensuring that all loan information is entered. For MOM loans, you must enter on the MERS System all loan information at the time of Registration. For non-MOM loans assigned to Mortgage Electronic Registration Systems Inc. (MERS), you must enter on the MERS System all loan information except Originating Organization at the time of Registration. You must enter Originating Organization on the MERS System within 90 calendar days of the effective transfer date or Assignment date: o Originating Org ID if originated by a MERS System Member o Original Note Holder if originated by non-Member
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For MERS iRegistration loans, you must enter on the MERS System all loan information except Originating Organization at the time of Registration. You must enter Originating Organization on the MERS System within 90 calendar days of the Registration date: o Originating Org ID if originated by a MERS System Member o Original Note Holder if originated by non-Member
Lien Release Processing Standards

For MOM and Non-MOM loans: o Prepare the lien release document with MERS as mortgagee, signed by an individual authorized on the MERSCORP Holdings Corporate Resolution. 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. o Execute and record the lien release document in accordance with state and investor guidelines. In accordance with the MERS System Rules of Membership, if the jurisdiction doesnt require recording, the lien release must still be recorded in the county land records. For iRegistration loans: o Do not place a MIN, SIS number, MERS address or other reference to MERS on documents. 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 the Members system.
Foreclosure Processing Standards

For MOM and Non-MOM loans, obtain an assignment from MERS before foreclosure is initiated and send it for recording. Change MIN status to Deactivate - Assigned from MERS for Default or Bankruptcy for MOM or Non-MOM, or Foreclosure Pending Option 3 for iRegistration, within five calendar days of when the foreclosure is initiated.
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.
Bankruptcy Processing Standards

If borrower files bankruptcy and the servicer chooses not to file a Proof of Claim or Motion for Relief from Stay, MIN may stay in an active status. If borrower files bankruptcy and servicer chooses to file a Proof of Claim or Motion for Relief from Stay, servicer MUST execute an assignment from MERS prior to filing the Proof of Claim or Motion for Relief from Stay. The Deactivate-Assigned from MERS for Default or Bankruptcy transaction needs to be completed within five calendar days of filing.
Deactivation Processing Standards

If a deactivation was performed in error, reverse the deactivation on the MERS System within ten (10) calendar days of discovering the error. Change MIN status to deactivation reason on the 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.
Member Information Update Standards

At least monthly, ensure that all Member Information on the MERS System is current and accurate. This includes: o o o o o Member name (contact MERSCORP Holdings to change) Member address(es) Member phone and fax numbers Member URL Member contact information (names, addresses, phone numbers, and email addresses), including at a minimum: Primary Customer Service Primary System Administrator Operational Accounts Billing
Executive Sponsor Legal Quality Assurance Officer Technical (required if using system-to-system interface to the MERS System) (For definitions of these contact types, see Member Information section.)
Service of Process Standards

Maintain a valid Global Address List (GAL) email address for official MERS communications including the receipt of Service of Process, which is monitored daily Respond to Service of Process forwarded by the MERSCORP Holdings Help Desk within the timelines outlined in the document received, or recording jurisdictions Provide MERSCORP Holdings with information requested in accordance with Rule 14
Corporate Resolution Management System (CRMS) Update Standards

At least monthly, review all information on the CRMS and in your MERS Corporate Resolution and ensure that is current and accurate. This is an internal check and is separate and apart from the quarterly attestation that you will be required to perform within the CRMS. Check for the following: o All MERS Signing Officers (Signing Officers)listed for your Org ID are currently officers of your organization o All Signing Officers listed on your current MERS Corporate Resolution have a current certification (are in Test Passed or ReCertify status) o The email address for each Signing Officer is the unique business email address of that officer o All information entered for each Signing Officer is current o All Signing Officers listed for your Vendor ID(s) are currently officers of the vendor organization or licensed attorneys in good standing of a state bar association o All Signing Officers listed for your Vendor ID(s) have a current certification (are in Test Passed or ReCertify status)
Each quarter, complete the quarterly attestation for each active Org ID and Vendor ID in the CRMS.
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 loan origination system or servicing system. For certain validations (e.g., SSN Numbers, name changes for marriage/divorce), it may be necessary to examine other documents in the overall loan file to verify that the information is accurate. Note: If a specific investors requirements are more stringent than the MERS System requirements, the investors requirements supersede the MERS System policy. 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). These names should match the printed name of the borrower on the note, not the borrower's name as signed by the borrower. For assumed loans, the current borrower name(s) on the MERS System must match the borrower name(s) on the Members system. All borrower social security numbers or tax identification numbers on the MERS System must match the corresponding number on the Members 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 set to the appropriate value for the loan: MOM Indicator Value MOM Non-MOM Condition Loan which was originated with MERS as the Original Mortgagee. Loan which was assigned into the MERS System (MERS is the mortgagee through assignment). Non-MOM loans include
MOM Indicator Value
Condition iRegistration loans subsequently converted to a Non-MOM. Loan which was registered on the MERS System for informational purposes only (MERS is not the mortgagee of record).
iRegistration
Lien Type on the MERS System must match the Members system. Owner Occupied flag on the MERS System must match the Members system. Investor identified as the current Investor on the MERS System must be the investor designated on the Members system, if the investor is either an Option 1 or an Option 2 Member Investor. o You may identify a non-Member investor with an alias by using Org ID 1000002 (Undisclosed Investor).
Servicer identified as current Servicer on the MERS System must be the servicer designated on the Members system. Subservicer identified as current Subservicer on the MERS System must be the subservicer designated on the Members servicing system. Originating Org ID for the MERS System Member, or Original Note Holder for NonMember, correctly reflects loan originator, and MOM loan registered after March 31, 2012 contains Originating Org ID. Investor Loan Number and Agency ID, if required by the investor, must match those values on the Members system. If applicable, FHA/VA Case numbers, if required by the Investor, must match those on the Members system. Investor Pool Number in Pool Number field on the MERS System must match the Members system. Securitization field on the MERS System must match the Members system. o Example: ABC Trustee 2010-10 or ABC as Indenture Trustee of the 2008HE325trust.
Note: When the Investor field contains a securitization trustee, Members are required to populate the Pool field for Agency securitizations only and populate the Securitization field for non-Agency securitizations. The seller must initiate all Transfer of Beneficial Rights transactions within five calendar days of the effective transfer date.
Note: Both buyer and seller are responsible to MERS for ensuring that transfers are completed within 30 days of the sale date or batch creation date, whichever is later.
Data Reconciliation Standards

Loan Information
You must reconcile the following fields from the MERS System to your internal system for all active loans at the required frequency (monthly if you service 1,000 or more active registered loans or quarterly if you service under 1,000 active registered loans. Required = Must be present for all loans Conditional = Required if field applies to that loan, borrower, or property (e.g. coborrower information if present on note, Originating Org ID if MOM loan)
Any fields that contain data on the MERS System must be reconciled with your internal system as well. Any fields populated on your internal system but not on the MERS System do not need to be reconciled. Please refer to the Glossary for field level definitions. MERS System Field Name MIN_NBR MIN_STAT LIEN_TYPE NOTE_AMT NOTE_DT ORGNL_MRGTE_ID NOTE_HLDR_NM SERVR_ORG_ID Field Description MIN (Mortgage Identification Number) MIN Status Indicator Lien Type Note amount Note date Originating Org ID Original Note Holder Servicer Org ID Required or Conditional Required Required Required Required Required Conditional Conditional Required
MERS System Field Name SUB_SERVR_ORG_ID INVST_ORG_ID OWNR_OCC_FLG 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 BORR_SSN PROP_NBR PROP_STRT PROP_UNIT_NBR PROP_CITY PROP_ST PROP_ZIP PROP_DESCR_VAL
Field Description Subservicer Org ID Investor Org ID Owner Occupied Flag Property Preservation Co 1 Org ID 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 Co-borrower Social Security number Property Street Number Property Street Name Property Unit number Property City Property State Property Zip Property County FIPS Code
Required or Conditional Conditional Required Required Conditional Conditional Conditional Conditional Conditional Required Conditional Conditional Conditional Conditional Conditional Required Required Conditional Required Required Required Required
MERS System Field Name SI_IN_MERS INVST_LOAN_NBR FHA_VA_MI_NBR POOL_NBR SECURITIZATION AGENCY_NBR
Field Description MOM Indicator Investor Loan number FHA/VA/Mi loan number Pool Securitization Agency ID
Required or Conditional Required Conditional Conditional Conditional Conditional Conditional
In addition to the loan information you reconcile between the MERS System and your internal system(s), you must reconcile the following information at least monthly: Member Information on the MERS System MERS Signing Officer information on the CRMS Ensure reconciliation of the MINs for the Same Primary Borrower SSN, Property and First Lien Monthly (RI) Report
Member Information on the MERS System

o Name o Address(es) o Telephone and fax numbers o URL o Contact information for all required contacts
MERS Signing Officer Information on the CRMS:

o All MERS Signing Officers listed for your Org ID are currently officers of your organization o All MERS Signing Officers listed on your current MERS Corporate Resolution have a current certification (are in Test Passed or ReCertify status)
o The email address for each MERS Signing Officer is the unique business email address of that officer o All information entered for each MERS Signing Officer is current o All MERS Signing Officers listed for your Vendor ID(s) are currently officers of the vendor organization or licensed attorneys in good standing of a state Bar association o All MERS Signing Officers listed for your Vendor ID(s) have a current certification (are in Test Passed or ReCertify status)
Loans reflected on the MINs for the Same Primary Borrower SSN, Property and First Lien Monthly (RI) Report:
o Contact the Servicer or Subservicer of the associated MIN to ensure two first liens were not originated for the same borrower and property combination. o If a listed loan has been refinanced, request that the Servicer or Subservicer deactivate the old MIN. o If your company is not servicing a loan listed for your Org ID, create the appropriate transaction to reflect the transfer of servicing to the correct Member. o If the Member servicing the associated MIN is unresponsive, contact RI@mersinc.org. Servicers and Subservicers should also reconcile daily your loans reflected on the MINs for the Same Primary Borrower SSN, Property and First Lien Daily (RH) report. Both the RH and RI reports report all matching MINs. Note: Duplicate MINs do not appear on either report until after five calendar days have passed from the first occurrence of the MIN being identified as a duplicate.
Member Reconciliation Extract (MRE)

MERSCORP Holdings has a reconciliation process to assist larger Members with their monthly system-to-system reconciliation. This reconciliation process is comprised of MIN and Member data extracts from the MERS System. The data extracts are provided monthly to Active Members in the form of nine tab-delimited output files placed in the Member's FTP out folder. Note: Deactivated MINs, including MINs with a Status of Foreclosure Complete, are not included in the Member Reconciliation Extracts (MREs). The files are as follows:
1. MIN Information: general data by MIN 2. MIN Holders: primary rights holder information by MIN 3. Associated Members: additional rights holder information by MIN 4. Borrowers: all borrower information by MIN 5. Assignment Information: assignment information by MIN 6. Legal Description: legal description information by MIN 7. Member: member information by Org ID 8. Contacts: contact information for each Org ID for target member 9. Modification Data: a MINs Modification Agreement information The MERS System Recon Output File Layouts in the MERS System Integration Handbook Volume II outline information contained in each of the tab delimited output files. This information can be downloaded and compared to the data on your internal system. Using these extract files requires FTP connectivity to your MERS System FTP folders. If you would like to schedule the monthly member extract output files for your organization, please contact the MERSCORP Holdings Help Desk at helpdesk@mersinc.org.
Quarterly Reconciliation Extract (QRE)

For members who are required to reconcile quarterly (less than 1,000 MINs), we have an alternate reporting solution the quarterly reconciliation extract. Please contact compliance@mersinc.org for additional information or to have this scheduled for your organization.
Reconciliation of MINs Naming a Resigning Member

If during your reconciliation, you find that there are MINs naming a resigning Member in the MERS System but for which your organization is servicer, subservicer or investor, the MINs can be claimed using the below process. Please be aware that in submitting a certificate you are indemnifying MERS and MERSCORP Holdings if inaccurate information in the certificate subjects MERS and/or MERSCORP Holdings to damages. Certificates of Ownership are available which authorize MERSCORP Holdings to initiate transfers on behalf of resigning Members. The Online form allows you to log in using an authorized Org ID and User ID combination, designate the certificate type, enter the
appropriate previous and new rights holder information, upload the MIN list, and automatically submit the certificate to MERSCORP Holdings for approval. Access to submit the Online certificates is obtained by providing the below information for each Org ID to ppd@mersinc.org. By submitting these credentials, you assert the requestor is authorized to commit your organization to the transaction requests and resulting fees. Name of authorized requestor Requestors MERS OnLine User ID (No particular security role is required, but the User ID must be active, and the associated User Name must match name of requestor) Requestors business email address (domain must match that for Org ID)
When the transaction has been processed on the MERS System, an email is sent from certificates@mersinc.org to your GAL email address that contains the transfer batch number to be confirmed.
Quality Assurance Review

To ensure compliance with MERS System Quality Assurance standards, MERSCORP Holdings performs quality assurance reviews which may include, but are not limited to, reviewing mortgage documents for the MERS System registered loans serviced/originated by the Member and/or data from the Members servicing or loan origination system. MERSCORP Holdings 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 Holdings 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. 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 and SIS Number positioned in correct location on required documentation Security Instrument recorded in accordance with state and investor guidelines; however, even if the jurisdiction does not require recordation, the MERS System Rules of Membership state Mortgage Electronic Registration Systems Inc. must be named in the county land records MOM indicator is set to MOM in the MERS System Originating Org ID correctly reflects loan originator Security Instrument registered on the MERS System within seven calendar days of Note Date (or Funding Date as applicable for refinance loans or in escrow states). If the loan is a co-op, a UCC-1 or UCC-3 may be submitted
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Non-MOM Document Review

Approved 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 Assignor name (when assigning to MERS) or Assignee (when assigning from MERS) name indicated on the MERS System match the executed Assignment MOM indicator is set to Non-MOM in the MERS System For documents other than the initial assignment to MERS, verify that the MERS Signing Officer signature is valid: o MERS Signing Officer was authorized to act (at the time of execution) in the name of MERS pursuant to appointment by a MERS Corporate Resolution issued to that Org ID o MERS Signing Officer is proven to be an officer (at the time of execution) of the Member company to which the MERS Corporate Resolution was issued o Signing Officer is present on approved Signing Officer list for that ORG ID and date
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
iRegistration Document Review
No MERS-related language used, or assignment out of MERS recorded before registration as iRegistration loan No MIN, SIS telephone number, or other reference to MERS on security instrument or assignments MOM indicator is set to iRegistration in the MERS System Where an assignment from MERS has occurred, verify that the MERS Signing Officer signature is valid:
o MERS Signing Officer was authorized to act (at the time of execution) in the name of MERS pursuant to appointment by a MERS Corporate Resolution issued to that Org ID o MERS Signing Officer is proven to be an officer (at the time of execution) of the Member company to which the MERS Corporate Resolution was issued o Signing Officer is present on approved Signing Officer list for that ORG ID and date
Lien Release Document Review
For MOM and non-MOM loans: o Approved MERS as Mortgagee language used o Correct MIN and SIS number placed on documents o MIN and SIS Number positioned in correct location on required documentation o Lien Release recorded o MERS Signing Officer signature is valid: MERS Signing Officer was authorized to act (at the time of execution) in the name of MERS pursuant to appointment by a MERS Corporate Resolution issued to that Org ID MERS Signing Officer is proven to be an officer (at the time of execution) of the Member company to which the MERS Corporate Resolution was issued Signing Officer is present on approved Signing Officer list for that ORG ID and date
For iRegistration loans: o No MIN, SIS number, or other reference to MERS placed on documents o MIN status on the MERS System is updated to reflect Paid in Full within five calendar days of pay off
Foreclosure Document Review

Foreclosure documentation matches foreclosure status transacted on the MERS System Member supplies proof that foreclosure was initiated Pending option in the MERS System matches documentation
For MOM and Non-MOM loans: o Member supplies proof that assignment from MERS was executed before foreclosure was initiated, and that MERS was removed from the applicable public land records o Assignment from MERS contains: 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 Valid MERS Signing Officer signature: o MERS Signing Officer was authorized to act (at the time of execution) in the name of MERS pursuant to appointment by a MERS Corporate Resolution issued to that Org ID o MERS Signing Officer is proven to be an officer (at the time of execution) of the Member company to which the MERS Corporate Resolution was issued o Signing Officer is present on approved Signing Officer list for that ORG ID and date o For foreclosures initiated in the name of MERS(allowed prior to July 22, 2011): If property went to sale, MERS was not left in title on sale documentation (unless in a state where this was temporarily allowed) If title was deeded to MERS temporarily, provide subsequent deed immediately removing MERS from title
For iRegistration loans: o No MIN, SIS number, or other reference to MERS placed on documents
Bankruptcy Document Review

Bankruptcy documentation matches bankruptcy status transacted on the MERS System Member supplies proof that assignment from MERS was executed and sent for recording before bankruptcy was initiated
Member supplies proof that bankruptcy was initiated (Proof of Claim or Motion for Relief from Stay) Pending option in the MERS system matches documentation Assignment out of MERS contains: o Correct MIN placed on Assignment o MIN positioned in correct location on Assignment o Correct SIS Number positioned in correct location on Assignment
Valid MERS Signing Officer signature: o MERS Signing Officer was authorized to act (at the time of execution) in the name of MERS pursuant to appointment by a MERS Corporate Resolution issued to that Org ID MERS Signing Officer is proven to be an officer (at the time of execution) of the Member company to which the MERS Corporate Resolution was issued
Signing Officer is present on approved Signing Officer list for that ORG ID and date If borrower files Bankruptcy and the servicer chooses not to file a Proof of Claim or Motion for Relief from Stay MIN may stay in an active status. If borrower files Bankruptcy and servicer chooses to file a Proof of Claim or Motion for Relief from Stay, servicer MUST execute an assignment from MERS prior to filing the Proof of Claim or Motion for Relief from Stay. Deactivate-Assigned from MERS for Default or Bankruptcy transaction needs to be completed within five calendar days of filing.
Additional Legal-Specific Guidelines for Document Reviews

MERS Signing Officer Name
The name of the MERS Signing Officer on the document must match a name appearing on a MERS Corporate Resolution issued to that Member or a Signing Authority Agreement issued to one of the Members vendors. Please note that MERS Corporate Resolutions are Org ID specific; the MERS Corporation Resolution must match the Org ID that the loan was registered to at the time the document was executed.
o The MERS Signing Officer that executed the document must be on the MERS Corporate Resolution that was active at the time the document was executed. Please note that when new MERS Corporate Resolutions (and accompanying lists of authorized MERS Signing Officers) are issued, they replace any pre-existing ones that the Member may have had in place. E.g.: if a Member has been issued two (2) MERS Corporate Resolutions (on 1/1/11 and 2/1/11), and the loan document was executed on 3/1/11, the 2/1/11 MERS Corporate Resolution was the one that was effective at the time the loan document was executed.
The name printed on the document should exactly match (first and last name; middle name does not need to appear on the document, but if it does, then it must exactly match) the name appearing on the appropriate MERS Corporate Resolution. The signature of the MERS Signing Officer need not match exactly, but it should be consistent with the printed name on the document. The MERS Signing Officer must be an officer of the Member or third-party vendor. o The only permitted exception to this requirement is for licensed attorneys (who are in good standing with a state Bar) that were appointed as MERS Signing Officers for a third-party law firm (pursuant to a Signing Authority Agreement). o Documents confirming the MERS Signing Officers internal status as an officer of the Member or Vendor may include, but are not limited to, internal corporate resolutions, charters, board consents, and affidavits from a different corporate officer.
MERS Signing Officer Title

The title appearing with the MERS Signing Officers signature should be either Assistant Secretary, Assistant Vice President, or Vice President of Mortgage Electronic Registration Systems, Inc. or of Mortgage Electronic Registration Systems, Inc. as nominee for [Name of Original Lender on Security Instrument] its successors and assigns.
Date Discrepancies
The document should not have an effective date that is different from the date on which the document was actually signed.
MERS is Accurately Described in the Document

If MERS is referred to as a nominee in the document, then the language its successors and assigns must also be included. o E.g. Mortgage Electronic Registration Systems, Inc., as nominee for [Original Lender Named on Security Instrument], its successors and assigns MERS should not be referred to as any of the following: o Servicer o Lender o Beneficial owner o Owner o Investor Appropriate references to MERS include the following: o Mortgagee o Beneficiary o Grantee o Mortgage Holder o Lienholder
MERS Corporate Seal

If a corporate seal is affixed to the document, it must be a MERS Corporate Seal that matches the seal example provided below.
If the Document is an Assignment

Assignment from MERS o MERS should only be reflected as assigning the Mortgage/Deed of Trust/Security Deed; MERS should not be reflected as assigning the promissory note. The following are examples of language that should not be included in a MERS assignment: Together with the note/promissory note/indebtedness And the note/promissory note/indebtedness Along with the note/promissory note/indebtedness Assigns the note/promissory note/indebtedness Transfers the note/promissory note/indebtedness
Assignment to MERS If a mortgage loan is assigned to MERS, please ensure that MERS is appropriately described in the assignment (refer back to the MERS is Accurately Described section, above).
Data Integrity Review

MOM Indicator correctly reflects MERS as Mortgagee status Original Borrower Name(s) on the MERS System match Members system and the original note. Current Borrower Name(s) on the MERS System match current borrower(s) on Members servicing system All Borrower Social Security or Tax ID numbers on the MERS System match Members servicing system and reflect valid SSNs or TINs (except 111111111 used for foreign national with no SSN) Property address matches the address on the Members system Property County or FIPS code matches the legal description on the Members system (County where property is located) Note Date on the MERS System matches Members system
Note Amount on the MERS System matches Members system Lien Type on the MERS System matches Members system Investor on the MERS System matches Members servicing system Servicer on the MERS System matches Members servicing system Subservicer on the MERS System matches Members servicing system Originating Org ID for the MERS System Member, or Original Note Holder for NonMember, correctly reflects loan originator, and MOM loan registered after March 31, 2012 contains Originating Org ID Investor Loan Number and Agency ID (if required) match Members system If applicable, FHA/VA case numbers match Members system Pool Number field on the MERS System for MINs in rated securities contains pool number if securitization trustee is an Agency, and matches Members system Securitization field on the MERS System for MINs in rated securities contains trust name if securitization trustee is not an Agency, and matches Members system Owner Occupied flag on the MERS System matches Members system
Member Information Review
All Member Information (including Contact Information) on the MERS System is current and accurate. o Member name reflects legal name For name change, complete Company Information Change Request form and submit to MERSCORP Holdings
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 the MERS System)
o Contact information for required contacts includes at a minimum:
Name Address Telephone number Email address
GAL email address is current and accurate, and is monitored daily. o To change this address, contact the MERSCORP Holdings Help Desk
Sample Documents for MOM Loans and Loans Assigned to MERS

MERSCORP Holdings 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) 679MERS (6377). 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) Notice provisions in the mortgage, deed of trust and other security instruments should be modified to add Mortgage Electronic Registration Systems, Inc.
MERSCORP Holdings 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.
Sample Changes to Deed of Trust or Mortgage naming MERS as the Original Mortgagee (MOM Document)
The 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 (6377).
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.
Sample Documents
The following sample documents are available on the Members website at https://members.mersinc.org (select the MERS System tab, then Forms): MOM Deed of Trust or Mortgage Corrective Affidavit for Assignment Corrective Affidavit for Security Instrument For Co-ops: o UCC-1 Naming MERS as the Original Secured Party o UCC-3 Assigning Security Interests to MERS o UCC-3 Assigning Security Interests from MERS o UCC-3 Termination Agreement 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
Glossary
Term Acquisition Date Agency ID Assignment Associated Member Definition
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 System Member that has been granted inquiry only access to loan information by the Servicer/Subservicer of a mortgage registered on the MERS System. Taking over by one party of an obligation that was originally incurred by another. In the 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 System Members on the MERS System. Business Integration Resource. The MERSCORP Holdings 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 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. Names listed on the Note but not the Security Instrument should be entered as borrowers on the MERS System. Names listed on the Security Instrument but not listed on 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.
Assumption
Batch Batch File Batch Inquiry Beneficial Rights Transfer BIR Bulk Transfer CEMA Check digit Co-Borrower
Confirmation
Glossary 197
Term Contact Types
Definition
Accounts Billing (mandatory) Contact designated to receive monthly invoices and respond to billing inquiries. IMPORTANT: There can only be one individual designated for this contact type. Compliance Officer Contact responsible for regulatory internal requirements for your organization. Customer Service Primary (mandatory) Contact who handles public requests for information about loans registered on the MERS System Customer Service Secondary Back-up for Customer Service Primary contact. eRegistry (mandatory for eRegistry Members) Contact for MERS eRegistry questions. Executive Sponsor (mandatory) The senior executive within your organization under whose management the MERS System operation falls. Legal (mandatory) Contact responsible for coordinating communication between the MERSCORP Holdings Law Department and the Members internal law department regarding litigation and other legal issues. Mail Room Contact responsible for handling mail received by MERSCORP Holdings Mail Center for your organization. Operational (mandatory) Person(s) responsible for overseeing or conducting the day-to-day MERS System functions, and keeping your Member Information (including Contacts) current. Appears in the Member Summary on the member website, MERS OnLine, and MERS Link. Property Preservation Contact responsible for handling property preservation for your organization. Appears on Member Summary in MERS OnLine and MERS Link for the MERS System Members and MERS Link Subscribers to contact regarding property maintenance issues. Quality Assurance Officer (mandatory) Contact responsible for the MERS System Quality Assurance. System Administrator Primary (mandatory) Person responsible for setting up unique User ID for each person at your company needing access to MERS OnLine, maintaining your organizations User IDs and Roles, and resetting passwords. (MERSCORP Holdings Help Desk refers user security requests for your
Glossary 198
Term
organization to this contact)
Definition
System Administrator Secondary Back-up for System Administrator Primary. Technical (mandatory for Members using System to System connectivity) Person responsible for providing technical support to ensure compatibility of your internal system(s) with the MERS System.
Conversion CRMS
The process by which an iRegistration loan is converted to a Non-MOM loan if it is assigned to MERS. Uses the Registration transaction. The Corporate Resolution Management System, a web platform (operated by MERSCORP Holdings) wherein Members submit requests to MERS for a new/updated MERS Corporate Resolution, and manage the list of MERS Signing Officer candidates included in each request. 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 Deactivated - Assigned from MERS for Default or Bankruptcy
Deactivation
Deactivation Reversal DTD
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 ESIGN 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.
EDI eNote ESIGN
ETA
Glossary 199
Term FIPS Code
Definition
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. MERSCORP Holdings defines flow as a Transfer Date 270 days or less after the Note Date. There is no fee for this transaction nor limitation to the number of times a MIN can be included in Flow Transactions. 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 the MERS System 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 Assigned from MERS for Default or Bankruptcy
Flat File Format Flow Loan Registration Flow Transfer
Foreclosure Status
* This option is no longer available. **This option is only available as an update to a loan in pending (option 2) status.
FTP Funding Date
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.
Glossary 200
Term GAL Contact
Definition
The email address provided by the Member for Service of Process and other MERS System communications. The GAL email address must be monitored daily by the Member. To change this email address, the Member must contact the Help Desk. Refers to any non-Member who requests information. Only selected information will be accessible through an automated servicer identification system (SIS) and the customer must provide required information to activate and release requested information. Guarantees investors the timely payment of principal and interest on mortgage backed securities backed by federally insured or guaranteed loans. Appears in the Investor field although Ginnie Mae is neither the owner of the beneficial interest in the loan nor the securitization trustee. Provides support for the MERS systems and procedures, via telephone and email, to the MERS System Members. 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. Transactions reflecting seasoned servicing transfers between the Org IDs named in a Parent/Child agreement are billed Intracompany Transfer fees rather than Seasoned Servicing Transfer fees. The owner of the legal (or legal and beneficial/equitable) interest in a mortgage loan. Loan registered on the MERS System for information purposes only, where MERS is not the mortgagee of record. 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. Process whereby, and status with which, a Members access to the MERS System is temporarily blocked until the issue that caused the lockout has been resolved. A corporate entity, limited liability company, or partnership organization which has signed and submitted a Membership Application to MERSCORP Holdings Inc., received an Organization Identification Number, and has been approved for Integration, and who has not completed Resignation.
General Public
Guarantor - Ginnie Mae
Help Desk Integration Interim Funder
Interim Funder Interest
Intracompany Transfer
Investor iRegistration Lender Lien Release Line of Business (LOB) Lockout Member
Glossary 201
Term Member Profile
Definition
Information about a MERS System Member that is required at the time of initial setup. The Member Profile indicates the Members MERS System process preferences, billing, and other relevant information. Mortgage Electronic Registration Systems, Inc., a Delaware corporation wholly owned by MERSCORP Holdings. MERS acts as the mortgagee of record in the public land records and as nominee for the lender and its successors and assigns. A resolution adopted by the board of directors of Mortgage Electronic Registration Systems, Inc. granting specifically identified persons the limited authority to take certain actions as enumerated in the resolution and on behalf of MERS. A MERS Corporate Resolution is Org ID specific, and the specific authorities granted to MERS Signing Officers are limited to loans registered to that Org ID on the MERS System. A loan for which MERS is the mortgagee, beneficiary, or grantee. An individual appointed by MERS (via a MERS Corporate Resolution) and granted limited authority to take certain actions as enumerated in the MERS Corporate Resolution on behalf of MERS. MERS Signing Officers are formerly known as MERS Certifying Officers. The trade name used by MERSCORP Holdings and MERS regarding products and/or services relating to MERSs role as mortgagee. A secure method for distributing eMortgage packages from one MERS eRegistry Member to another, using the existing MERS eRegistry infrastructure and transaction security requirements. A system of record that identifies the owner (Controller) and custodian (Location) of the authoritative copy for registered eNotes. An initiative to provide more transparency regarding residential mortgage loans. 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 System Member Agreement solely so that it can sell loans with MERS as the nominee for the lender on the security instrument to other MERS System Members. Lite Members are organizations who sell all loans servicing-released within 30 days of the Note Date. The browser-based interface used by a Member to access and update the MERS System regarding mortgage loans. Person responsible for managing the implementation and integration of the MERS System process into the Members operations. Receives Integration Surveys, and administrative access to the CRMS. Browser-based access to servicer contact information for loans registered on the MERS System. Available to the public at www.mers-servicerid.org.
MERS
MERS Corporate Resolution
MERS Loan MERS Signing Officer
MERS MERS eDelivery MERS eRegistry MERS InvestorID MERS Link
MERS Lite Member
MERS OnLine MERS Project Manager MERS Servicer ID
Glossary 202
Term MERS System MERS System Administrator MERSCORP Holdings
Definition
An electronic registry owned and operated by MERSCORP Holdings that tracks changes in loan servicing and note ownership rights for registered mortgage loans. 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 Security Roles, including password resets. MERSCORP Holdings, Inc. (formerly known as MERSCORP, Inc.), the Delaware corporation that wholly owns and operates the MERS System, the MERS eRegistry, MERS eDelivery, MERS Commercial, and CRMS. MERSCORP Holdings is the service provider for MERS. Mortgage Identification Number. A unique 18-digit number composed of the 7digit Organization Identification Number (Org 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. 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. Non-MOM loans include iRegistration loans subsequently converted to a Non-MOM. 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). Person(s) responsible for overseeing or conducting the day-to-day MERS System functions 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 System Member Servicer due to default by the previous MERS System Member Servicer. This transaction is billed to the Investor, and leaves the loan active on the MERS System.
MIN
MIN Archival MIN Status MOM
My MERS Non-MOM Note Date
Operational Contact Option 1 (beneficial rights)
Option 1 MIN Cycling
Option 1TOS (Default by Servicer)
Glossary 203
Term Option 2 (beneficial rights)
Definition
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 seven-digit number uniquely identifying a Member Profile on the MERS System. 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 System Member. Displayed as Originating Organization. The Org ID of the loan originator. This organizations Org ID and Name are displayed as Originating Organization. This field is required for all MOM loans registered after March 31, 2012, because only MERS System Members are allowed to originate MOM loans as of that date. The original Lender on the Note. If the originator is a MERS System 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 System Member, the originators name is entered in the Original Note Holder field and displayed for Originating Organization. For MOM loans registered after March 31, 2012, the Originating Organization must be a MERS System Member. Y (property is owner occupied) or N (property is not owner occupied). Each Member is responsible for ensuring that their internal policies for determining whether a property is owner occupied are reflected on the MERS System. Relationship reflected on the MERS System for Members who execute a Parent/Child Agreement. Only the parent Org ID is billed Membership fees, and seasoned servicing transfer transactions between the included Org IDs are billed the Intracompany Transfer Fee rather than the Seasoned Servicing Transfer Fee. An Option 2 Investor that is a MERS System Member but does not actively confirm transfers to or from it on the MERS System. The date that the loans are transferred in the MERS System database. This date will be the same as the Transfer Date unless the buyer does not confirm the transfer on time. The number assigned to a grouping of loans by the Investor; required for securitization. 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.
Optional EDI Format Organization Identification Number (Org ID) Original Borrower Original Note Holder Originating Org ID
Originating Organization
Owner Occupied
Parent/Child Relationship
Passive Investor Physical Transfer Date
Pool Number Pre-Closing
Post-Closing
Glossary 204
Term Primary Borrower
Definition
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. A MERS System 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 third party to whom a Member has contracted certain business activities such that the Registrar would be the initiator of the business activity that gives rise to a transaction on the MERS System on behalf of the Member. The process of entering required information into the MERS System to report 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. The process by which a Member withdraws its membership from the MERS System, deactivates their registered loans, and otherwise completes the Rule 7 Resignation of Membership requirements. A Member who has completed its resignation of membership as required under the Procedures Manual but remains eligible to resume its membership and Org ID, with approval from MERSCORP Holdings, at some future date. A Member who has begun, but not completed, the Resignation process. May still be shown as a rights-holder on active loans registered on the MERS System. 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. MERSCORP Holdings 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 legal document creating an interest in or lien against property as collateral to protect or secure against non-payment of a debt; a mortgage, deed of trust, security deed, or any such other instrument. The 10-digit number assigned by the MERS System Member to uniquely identify a loan. The 10 digits of the sequence number comprise the 8th through 17th digits of the 18-digit MIN.
Property Preservation Company Property Preservation Contact Reactivation
Recordation Registrar
Registration Registration Reversal Resignation
Resigned Member
Resigning Member Sale Date (servicing rights) Seasoned Loan Registration Seasoned Transfer
Security Instrument (SI)
Sequence Number
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Term Servicer
Definition
The entity that possesses the contractual right to collect payments from a debtor and otherwise service a loan. In some cases the Servicer may contract with a Subservicer. However, the Servicer continues to be responsible for compliance with the Procedures with respect to the loans serviced. Telephone-based access to the MERS System. It allows anyone to query the system to obtain information on the current servicer on a MERS System registered loan. This system was previously named the Voice Response Unit (VRU). The ownership rights of the current Servicer for servicing loans. The sale of servicing rights from the current Servicer to a new Servicer. These transfers are tracked for MERS System Members on the MERS System.
Servicer Identification System number: 888-679-MERS(6377)
Servicer Identification System (SIS) Servicing Rights Servicing Rights Transfer SIS Number Standard EDI Format Subservicer
Accredited Standards Committee X12 standard. The entity with whom the Servicer has contracted to perform certain servicing functions on behalf of the Servicer. 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. Process by which a Members membership is revoked by MERSCORP Holdings through the Termination of Membership process described in Rule 7. A terminated membership may not be reinstated under an existing Org ID. In response to Member inquiries regarding good standing, the response shall be that the terminated Member in question is no longer a Member. 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. Third Party Originator. This membership category is available for an organization that will close loans in their name with MERS as original mortgagee (MOM loans), but will not perform transactions or review reports on the MERS System The date the transfer transaction is canceled on the MERS System if all MIN confirmations and rejections are not received. The date that the Investor, Servicer or Subservicer creates the transfer transaction the MERS System.
System to System
Termination
TOB TOS TOS Option 1 (default by servicer) TOS/TOB Combo
TPO
Transfer Cancellation Date Transfer Creation Date
Glossary 206
Term Transfer Date (beneficial rights) Transfer Date (servicing rights ) Transfer to Non-MERS Status UETA
Definition
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-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 System 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. Transaction used to look up information on loans matching search criteria entered using an XML request. Transaction used to register loans on the MERS System using an XML request.
Update Vendor Warehouse/Gestation Lender X12 Format XML
XML Inquiry XML Registration
Glossary 207
Revision History: Procedures Manual: Revision Date 8/10/12 Details Revised for Release 22.0.1 to incorporate Quality Assurance Procedures Manual, added 2012 Quality Assurance Requirements (22.0.1) and CRMS Procedures. Effective Date for implementation: October 10, 2012. Revised for Release 23.0 (see draft for changes)
10/03/2012
Quality Assurance Procedures Manual: Revision Date 6/5/06 6/4/07 12/9/07 6/16/08 12/8/08 6/9/09 6/14/10 6/20/11 7/25/11 9/6/11 10/12/11 2/27/12 6/4/2012 7/16/2012 Details Revised for Release 12.0 (see draft for changes) Revised for Release 14.0 (see draft for changes) Revised for Release 15.0 (see draft for changes) Revised for Release 16.0 (see draft for changes) Revised for Release 17.0 (see draft for changes) Revised for Release 18.0 (see draft for changes) Revised for Release 19.0 (see draft for changes) Revised for Releases 20.0 and 21.0 Revised for Rule 8 changes Revised for Release 20.0 Revised for Annual Report requirements changes Revised for Release 21.0 (see draft for changes) Revised for Release 22.0 (see draft for changes) Revised for Release 22.0.1 (see draft for changes)
Glossary 208

MERS Procedures Rel 23 Final

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Procedures Manual

Release 23.0 Effective Date: December 10, 2012

SEASONED TRANSFER OF SERVICING RIGHTS .........................................................................................89

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Membership in the MERS System

Business Procedure Member Integration

is also available on the website.

During integration, you will:

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Business Procedure Using a Third Party Originator

Business Procedure Member Resignation

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Membership in the MERS System 6

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Business ProcedureMERSCORP Holdings

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Business ProcedureWhen Using Third Party Service Providers

Business Procedure Associated Member

Property Preservation Company Other

Business Procedure My MERS

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Business Procedure Transaction Default Settings

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Business ProcedureMERSCORP Holdings

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Business Procedure - Member Lockout

Business Procedure - Member NOD Dispute

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Member Corporate Name Changes

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Member Corporate Name Changes 23

Mortgage Identification Number (MIN)

Business Procedure for Creating a MIN

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Mortgage Identification Number (MIN) 25

Alternate Positions Times 2:

Digits Not Multiplied: 5

Next Higher Number Ending in Zero:

Minus Cross-Footed Total: Check Digit:

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Mortgage Identification Number (MIN) 26

REQUIREMENT recommended on non-MOM security instruments.

Loan registered at origination

Lien Release/ Satisfaction

Payment in full of mortgage

Change in loan terms

Subordination to additional loan

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Mortgage Identification Number (MIN) 27

MOM and Non-MOM Loan Registration

based application, MERS OnLine.

There are two formats for sending System-toSystem data:

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Custodians Interim Funders

Business Procedure Initial Registration

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