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Ocwen Financial Corporation Version 3.
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Chapter 12: Short Sale

Home Retention Department
Loss Mitigation Manual Short Sale
Ocwen Financial Corporation Version 3.0 Page 287
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A Short Sale is specifically designed to help borrowers who are unable to afford their mortgage and
want to sell their home to avoid foreclosure, even if the sale price may not pay off the entire amount
owed on their mortgage. A short sale requires a number of parties (the homeowner, the buyer, the real
estate broker, and sometimes mortgage insurance companies and other lenders) to work together to
make this option successful.
Once we receive the complete documentation from the customer along with the package, it will take
approximately 30 days for processing, and if approved, the customer will receive an approval offer letter
that has to be signed and returned with the payoff funds.
If the customer has more than one lien on the property, both liens will have to be paid through the short
sale.
The following are the types of short sale:
1. Home Affordable Foreclosure Alternatives (HAFA) Short Sale
2. In-house Short Sale (aka Non-HAFA Short Sale)
12.1 HAFA Short Sale
For homeowners looking for help selling their home and avoiding foreclosure, the federal
government has introduced the HAFA Program. As a mortgage servicer, we are offering the
customer the opportunity to participate in this program by utilizing HAFA short sale option if the
loan qualifies. If the loan does not qualify, we may still be able to assist with an Ocwen short sale
program.
If the homeowner qualifies for the HAFA program, they will receive $3,000 to help pay some of
the moving expenses (this is referred to as Cash for Keys CFK). The check will be paid to the
homeowner by the settlement agent as a part of the closing, and this amount will be included in
the short sale offer and the HUD-1 Settlement Statement. In the event there is any money left
over from the sale after paying the entire amount owed on the mortgage plus the approved sale
costs, the homeowner will not be eligible to receive the $3,000.
Effective June 1st 2012, customers are eligible for HAFA incentive only if the property was
Owner Occupied and the customer has to relocate as a result of the HAFA resolution, provided
the resolution is completed on or before 09/30/2012.
12.1.1 HAFA Eligibility Criteria
First Lien
Closing on or before January 1, 2009
Property up to 4 units
Loan is in default or default is reasonably foreseeable
UPB
a. 1 Unit (Single Family): $729,750.00
b. 2 Units: $934,200.00
c. 3 Units: $1,129,150.00
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d. 4 Units: $1,403,400.00
e. Multi Family: Not eligible
Customers who meet the HAFA eligibility criteria should go for HAFA if trying for the short sale
of the property, but can choose to apply for an in-house short sale, as long as they send a letter
stating they withdraw their application to HAFA. Once that letter is received, the account will
reflect HAFADW code (HAFA application withdrawn by customer). You are not allowed to enter
this code if the customer verbally states he/she does not want to apply for HAFA and has to ask
the borrowers to send a letter.
Changes/Updates to HAFA
MHA issued Supplemental Directive 13-04 on June 13, 13 which announced the extension for
MHAs HAFA December 31, 2015.
Thus, the HAFA transaction must be completed on or before September 30, 2016.
Simply put, the HAFA Short Sale or Deed-in-Lieu must have a transaction closing date on or
before September 30, 2016.
If Ocwen has had contact with a borrower in connection with any of the above MHA programs,
but is not in receipt of the minimum program participation documentation described above on
or before December 31, 2015, or has determined it will be unable to complete (as described
above) the HAFA transaction on or before September 30, 2016, Ocwen will must notify the
borrower in writing that he or she cannot be considered for the applicable MHA program and
provide information about other loss mitigation alternatives.
Investors who do not allow HAFA
The following Investors do not participate in the HAFA program: 2489, 2563, 2635, 2636, 2638,
2645, 2648, 2649, 2650, 2651, 2663, 2665, 2666, and 2667.
Short Sale Checklist
When you have spoken directly with the borrower (specially required when the borrower is
represented by an authorized third party that is, a broker) and have determined that the
borrower cannot qualify for a modification, attempt to work with the borrower towards a Short
Sale.
The initial contact with the borrower will determine what kind of resolution will be offered.
12.1.2 Short Sale Requirements
The following are the short sale requirements:
Authorizations from the borrower for a third party, if the third party will be negotiating on
the borrowers behalf
A completed copy of Ocwens Short Sale Package
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o You can send the borrower or their authorized representative a completed copy of
Ocwens Short Sale Package by entering the SSPK code into REALServicingand under
the comments supply the name of the person to whom the package should be sent and
the delivery method-fax #, email, and/or mailing address
Written or updated verbal financials, not older than 60 days (the package will include a
financial form anyways)
Borrowers Hardship Letter
Updated copy of Signed Sales Contract/Sale agreement
A copy of the listing agreement (listing history also if required)
The copies of last 2 years W-2 statements
The copies of last 2 years Federal Tax Returns
The copies of 2 most recent pay stubs (if the borrower is salaried)
The copies of last 2 months bank statement (both savings and checking accounts)
HUD 1 (preliminary) or estimated Net Sheet
o However, we will need a copy of the final HUD 1 when the borrower closes
o Realtors commission (including both realtors) fees can be up to 6%
o Six thousand dollars maximum to all junior liens not serviced by Ocwen in a case of an
in-house short sale
o Eight thousand fife hundred dollars will be the maximum to all junior liens not serviced
by Ocwen in a case of an in-house short sale
o Closing cost must not exceed 2% (exception is when the property value is very low we
may allow up to 4%)
o If 1st and 2nd liens are serviced by Ocwen and belong to the same Investor, then the full
net to Ocwen (for both liens) should be in line 504 (net to 1st Lien) and line 505 (net to
2nd lien) should reflect $1.00
12.1.3 Short Sale Approval Criteria
The following are short sale approval criteria:
Check Investor Rule to see if the Investor allows Short Sale and the requirement
The Mid Market Value should be updated in the last 6 months unless the investor requires a
more recent value
The closing cost cannot be more than 2%(exception is when the property value is very low
we may allow up to 4%)
The brokers commission should not be more than 6%
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It is imperative that Ocwen receives all the required documents in order to conclude the
discounted payoff resolution and Ocwens Discounted Payoff Letter will NOT be issued to
the borrower or their authorized representative until Ocwen has received the documents
for a thorough review by the short sale team
When Ocwen has received all of the required aforementioned documents, a CSRVD Alias
Code will be placed in REALServicingby the HRC processors once they have processed the
documents
o Once this code is entered, an acknowledgment letter will be sent out to the customer
o This letter is only sent out once, and it is reflected under SRVD code
If the documents received are incomplete, the HRC processors will enter an INSRVD Alias
Code indicating the SS Package was returned incomplete
o Further the HRC processors will send out a missing documents letter indicating what is
missing and will close the workflow on the loan
You use the UPD to view process to look up these codes to see the status of the short sale
offer
12.1.4 Short Sale Offer Review Process
The following is the short sale offer review process:
If the negotiated offer losses in LRM and the borrower and/or authorized third party are
unwilling to negotiate a different net to Ocwen, then an SSOR code (short sale offer
rejected) is entered into REALServicingwhich causes a short sale denial letter to be issued
to the borrower/authorized third party
o Finally the workflow on the loan is closed
If you can find a counter offer in the system (for example, the investor requested a
minimum of $100,000.00 to accept the short sale), you can provide that amount to the
customer
o In the case where the offer is rejected for being too low, but no counter offer in the
system, you should not provide any amounts to the customer and just advise to try to
get a higher offer and send it to us
If the negotiated offer wins in LRM, which means the required SS criteria is met, LRM will
place the following codes in REALServicing:
o SSRA =Short Sale Review Approved
o CMAP =Generates the workflow for underwriters to approve and send out the
discounted payoff letter, indicates to whom and how the letter is to be delivered This
is also the HRCs pending code
The underwriting team reviews the CMAP and sends a Discount Payoff Agreement and
Release of Claims upon approval under the code DISC.
o The Discounted Payoff Letter will have a date by when it must be returned signed by all
appropriate parties along with a final HUD-1 and funds due to Ocwen
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o The final HUD-1 must be signed by seller, buyer, and both parties realtors
Funds received must be in the form of a certified check or a bank wire transfer. If the
underwriters deny the CMAP, they cancel the workflow for DISC and enter DLWC, and you
need to review and re-enter CMAP if applicable
When the negotiated offer requires upper management and/or Investor review for further
processing the short sale, the codes to use include:
o SSSR Management approval)
o MIIV Investor and/or Mortgage Insurance team approval
All approvals will lead to CMAP and all denials need to be countered for better offers.
Note: When you enter a CMAP and there is a need for investor and/or mortgage insurance approval,
underwrites will have to wait until the approvals are granted before being able to enter the DIC code.
Hence, they will enter a DLWC code 13 (DISC Letter Workflow Cancelled code 13). This is not that the
offer is being rejected, is just that the underwriters will have to continue the review only after the
approvals are obtained. You do not have to re-submit the CMAP.
o SSSR is for submission of the short sale for review by management (for 2nd liens as
CMAP has to be entered manually as they cannot be run through LRM Review
Discounted Payoff Procedures section). Upon review of the offer, they will note
REALServicingwith either a SSRA (approved) or a SSRD (denied). SSRD will happen in
cases where the loss is more than $300,000 and also when the net to 2nd lien is more
than $6,000 or if any other requirement is not met
o MIIV is entered if an Investor or Mortgage Insurance (MI) Company approval is required
to further process the short sale. Code IRAR is for investor review and INVAPD for
approval code while IRRC/INVINF is for a denial. Code MIAR is entered for MI review and
MIAPP is for an approval while MIRC is for a denial
To complete the resolution, Ocwen should receive the signed discounted payoff letter, a
signed final HUD-1 (SDLR), and the certified funds owed to Ocwen (SFPA). If the signed
documents are not received, code ISDLR is entered
12.1.5 Foreclosure and Short Sale
As a companys procedure, Ocwen will not postpone FC sale dates due to short sale offers being
received. Hence, if a customer wants to process a short sale and has a confirmed sale date,
he/she will need to close before the sale date.
Usually, when there is a confirmed FC sale date within 30 days and the application has missing
documents, the file will show an SSOR9 (unable to close before the confirmed foreclosure sale
date). If the customer wants the review to continue, then the SOSA code must be entered.
The SOSA code is for the short sale review to continue, however you must advise the customer
that the sale date will not be postponed and the closing will have to occur before the sale date.
The following information is required in the SOSA:
Confirmed FC sale date
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GTD for the short sale
Has the Borrower/Authorized third party been advised about the No Postponement policy?
o You need to enter Yes or No
Cash Deal?
Is escrow Open?
Borrower/Authorized third party acknowledged the CSD?
Borrower/Authorized third party acknowledged that they will close before the sale date and
will not call back for postponement if unable to close?
Additional Comments: Not mandatory
12.1.6 HAFA Review Process
SSPK Short Sale Package Requested

You will be able to place a request for the package to be sent out via fax, email, or mailing
address.
SSNT Short Sale Package Sent
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HSRVD Home Affordable Foreclosure Alternative - Short Sale package received

Once the customer sends the package, the documents will be uploaded in CIS, should You
have any question.
HAQSS HAFA Eligibility Review in Process

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HAFACO HAFA Review in Progress Additional Information Required

This code indicates if there are any missing, incomplete, or incorrect documents.
HAFACO1 HAFA Review in Progress: Incomplete Documents Received
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The agent may also see this code instead of HAFACO showing the missing, incorrect, or
incomplete documents.
HSSMDLS HAFA Short Sale Missing Documents Letter Sent.

This code indicates that the letter showing the missing documents was sent to the
customer. It also indicates the delivery method used.

HRASSR Alternate to RASS Package Requested
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This code is seen when the approval letter is requested as the short sale offer is approved.
HRASSS HAFA Short Sale Pre-Approval Letter Sent

When the approval letter is actually mailed to the customer, this code will be entered in
REALServicing.
HARASSA HAFA short sale offer accepted

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Once the customer sends the signed approval letter and it is received and accepted by
Ocwen, this code is entered to indicate the same. The customer just needs to send the funds
by the specified date for the short sale to be completed.
HSFPA HAFA Short Fall Payoff via Pre-Approved Sale

This code is entered once the funds are received, showing the date when the funds were
received and the amount.

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12.2 In-house (Non-HAFA) Short Sale Process
In the eventuality of the loan not qualifying for HAFA, the account will be reviewed for a Non-
HAFA Short Sale
SSPK Short Sale Package Requested

You use this to place a request for the package to be sent out via fax, email, or mailing
address.
SSNT Short Sale Package Sent

CSRVD Short Sale Correspondence Received

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Once the customer sends the package, the documents will be uploaded in CIS, should you have any
question.
INSRVD Incomplete Short Sale Package Received

This code indicates what is missing or it just give a code (for example, incomplete Short Sake
Received: 9. Please refer to the following tables for the INSRVD codes)
If there are missing documents in the application, the processing team will review whether there is a
confirmed FC sale date within 30 days. If there is, then the offer will be rejected under SSOR9.
If the customer wants to continue the review of the file, then the agent must enter code SOSA with
the pertinent details.
SSDM Short Sale Missing Documents Letter Sent

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Whenever there are missing documents a letter will go out to the customer informing of the same. Once
the missing documents are received, the system will show a new CSRVD code.
SSRA Short Sale Resolution Approved

After you run LRM, if the short sale scenario wins, the system will enter an SSRA. Please note that
this is not a final approval, but only the systems approval. The short sale still needs to be reviewed
by underwriting to determine if it can be finally approved and the approval letter can be sent to the
customer.
CMAP Collateral Resolution Approved Pending Execution

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This is the pending code for you and will also get entered through LRM. This code triggers
the workflow for underwriters to review the offer and send the approval letter.
DLWC DISC Letter Workflow Cancelled

If there is anything incorrect in the CMAP submission or in the documents, the underwriting
team will enter this code to cancel the processing of the DISC. You will need to solve the
issue and re-submit the resolution if applicable.
SSOR Short Sale Offer Rejected

You may also find this code if there is anything incorrect in the application documents.
This example shows code as the reason for rejection. The code used to mean that the Net to
Ocwen was not clearly mentioned in the HUD-1.
Same as with the DLWC, the agent needs to solve the issue and re-submit the resolution.
DISC Discounted Payoff Agreement and Release of Claims

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This code is the final approval for the short sale. It also means that the approval letter
(agreement) was sent out. The borrowers will need to sign this agreement and send it back
to Ocwen (via mail, email, or fax) along with a copy of the signed final HUD-1 and the funds.
The DISC has a GTD by when all of these need to be received by Ocwen.
SFPA Short Sale Payment Accepted

12.2.1 Final HUD Approval Requests
If a customer is requesting final HUD approval before closing, please advise the customer to
send a copy of the HUD to the below-mentioned email address or fax number. Please ensure to
remind the customer to mention the loan account number in the subject line of the email or
cover sheet of the fax and to mention a return fax number or return email address along with
the account number in the cover page in case its being faxed.
After the final HUD approval is sent, the account will be coded with the alias code FHAS.
This code is entered by the person who reviews and approves the final HUD submitted by the
customer. This mailbox will be monitored and reviewed by the short sale team supervisors.
Please be advised that this email address is only to be used when the caller is asking for a final
HUD approval on an account where an active approval letter (DISC, HRASSS, or HRASSE) has
already been released. Freddie Mac and Fannie Mae accounts will follow the same procedure.
This process does not include GS, VA, FHA, Litigated, CU, HCU, ADVC, or any other specialized
accounts.
The turnaround time to process this request is 24 to 48 business hours.
Do not give this email address or fax to request for an approval letter or for an extension. Any
inappropriate request should not be processed.
Please advise the customer that the final HUD approval is not mandatory with Ocwen. The DISC
or HRASSS we send is already an approval to the preliminary HUD they have sent. If there are
any changes to the HUD, they have to send it prior to the approval. After the approval, we do
not need to review the file again unless there is a change to the Net to Ocwen or Net to second
lien which is not with Ocwen. If they state that the buyer has changed, they can send the final
HUD with those changes and an addendum along with it.
Email address: finalhudapproval@ocwen.com
Fax Number: 561-682-8010

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In-house Short Sale Flowchart

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HAFA Short Sale Flowchart

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Complete Short Sale Review Flowchart

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12.3 Requesting Valuations
When the customer is attempting to work on a resolution, Ocwen may need to conduct a
valuation of the property to determine the type of resolution that can be offered to the
customer and whether a certain resolution can be approved.
Valuations are required when working on a short sale to ensure the value at which the property
is being sold matches the actual market value of the property.
There are different types of valuations that can be done:
BPO Brokers Price Opinion: The estimated value of a property as determined by a real
estate broker or other qualified individual or firm
A broker price opinion is based on the characteristics of the property being considered.
Some of the factors that a broker may consider when pricing a property include: The value
of similar surrounding properties, sales trends in the neighborhood, an estimate of any of
the costs associated with getting the property ready for sale, and/or the cost of any needed
repairs. It is important to note that a BPO is not the same as an appraisal.
A BPO can be exterior or interior, depending on whether the property is analyzed from the
outside only (exterior) or from the outside and inside (interior). An interior BPO provides a
far more accurate result.
Appraisal The valuation of the property by the estimate of an authorized person
For a valid appraisal, the authorized person will have a designation from a regulatory body
governing the jurisdiction the appraiser operates within.
Appraisals are typically used either for taxation purposes or to determine a possible selling
price of a property in question. The appraiser can use a number of valuation methods in
order to determine the appropriate value to assign, including the current market value of
similar properties, the quality of property, and valuation models.
CMA Comparative Market Analysis: A CMA is usually done when trying to sell a property. It
compares the property to be sold with similar properties in the area to ensure the value at
which the property is being listed is fair in comparison.
This is usually done by the real estate agent or broker. Some investor-servicers may require
this procedure to be done and the results sent when working on Short Sale resolutions
(Ocwen is not requesting CMA anymore)
Ordering a Valuation in REALServicing
Anyone needing to request a valuation to be done on a property will have to select first the type
of valuation needed. Once the valuation type is selected, you must follow the following steps:
Appraisal: To request for an appraisal to be done on the property, you can enter code
AVMRQ, which will create a workflow for the appraisal to be done in the property
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BPO: To request for a BPO to be done on the property, the code BPOO needs to be entered
in the account, specifying any details needed. It is important to remember that this code
does not trigger a workflow, so it is mandatory to go to the Order Valuations tab in the
scrolling buttons of REALServicingand place the request through there as well
o Interior BPO: In the Order Valuations tab, you must select the order type B BPO. If an
interior BPO needs to be done, then we will need to contact the person living at the
property in order to notify them of the need of this valuation and ensure we will be able
to access the property. So, in the section for Special Instructions, you should enter the
contact details (contact name, phone number, email address)
o Exterior BPO: To request an exterior BPO, you must select the order type E Exterior.
Since we do not access the property, there is no need to contact the customer, but any
clarifications needed can be entered in the Special instructions field, as well as in the
BPOO comment
CMA: To request for a CMA, you must go to the Order valuations tab in the scrolling buttons
of REALServicingand select the order type as Comparative market Analysis
State Restrictions
The type of valuation conducted depends on what it is needed for, the programs requirements,
and the investor requirements, as well as, State Laws.
Certain States do not allow some type of valuations to be done by a servicer while evaluating a
Short Sale offer. Whenever State Laws do not allow a certain type of valuation to be conducted,
REALServicingwill show the following message.

To replace B-type valuation, the system will prompt you to request E-type valuation
To replace M-type valuation, the system will prompt you to request for A-type valuation
Trigger the request as per the requirement and notate comments on REALServicing
accordingly.
The comment codes used are SSIMA (for interior valuation) and BPOO (for exterior valuations).
Mention the type of request placed and the contact information to access property.

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The following is a list of the States in which valuations type B (drive-by) and type M (interior
BPO) are not allowed:
Alabama
Connecticut
Delaware
New Mexico
North Carolina
Pennsylvania
West Virginia
Note: request the valuations as stated above.
Closing Costs
The following is a list of possible Closing Costs involved in a Short Sale transaction:
Items Included in closing cost
2009/2010 Tax No
Abstract Yes
Admin & Process services to solicited LLC Yes
Affidavit Yes
All costs under Government section - County/Sales Tax Yes
Appraisal Fee Yes
Assessments No
Association Dues No
Association Fees Outstanding No
Association Fees/Past Due Association Fee No
Attorney fees Yes
Bankruptcy Carve Out Yes
Bankruptcy Search yes
Carpet Replacement Yes
Certificate of Redemption Yes
City of Allentown Rental Inspection Yes
City of Palm Beach Lien Letter No
City of Plantation(1st page) No
City Violations No
Closing Fee(COST)/Settlement Fee Yes
Code Violation No
Condo Association No
Condo Dues(condo maintenance owed) No
Condo Estoppel Fees No
Condo Lien No
Conveyance Fee Yes
County Transfer Tax/Estate Yes
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County Transfer Tax Deed Yes
Credit for Buyer Closing Cost Yes
Credit owners Policy Yes
Credit to Buyer for County No
Deed Yes
Deed Draft Yes
Deed Tax No
Delinquent Taxes No
Delinquent Utility Lien to City/Country No
Delinquent Escrow Party No
Dept. of Building and Safety 9A Yes
Dept. of Housing Prevention and Development Yes
Discharge Tracking Yes
Discount fee to IRES yes
Doc Sales/Preparation Yes
Document Fee Yes
Document Fee to HOA No
Document Preparation Yes
Driveway Lien No
Dues No
ECBs & Open Sanitation Fines No
Emergency Repairs Yes
Endorsements (Infinity Title) Yes
Environment Control Broad (ECB) Violation. (not a Judgment
Lien) No
Equity Law Office Yes
Error & Omissions to Risk Mgmt Yes
Escrow Fees No
Escrow Payments No
Estimate Fee to HOA No
estimate NHD Yes
Estimated Estoppel Fees/Letter Yes
Estoppel Request Reimbursement No
Estoppel Letter to Lien Write Solution Yes
Estoppel PD in Advance No
Excess Deposit yes
Fedex & C.Chk For 3 Mtg Payoff yes
FHA Credit to Buyer from Seller yes
Final Lienable Utilities No
For Work Performed No
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Foreclosure Prevention yes
FTHB State Transfer Tax Yes
Ftitle No
Gap Risk Update Yes
Gas Bill No
Georgia Mitigation Loss Mitigation Yes
Govt Recording Charges. Yes
Grantors Tax No
Gross Receipts Tax on Commission Yes
Hazard/Flood/H/O Ins No
Hazard Report Yes
HOA Dues (also TBD) No
HOA Fees (also TBD) No
HOA Lien No
HOA Transfer Fee No
Home Owners Warranty Yes
Home Warranty Yes
Home Warranty Policy Estimated Yes
Home Warranty to be Determined Yes
Homeowners Association (HOA) No
Homeowners Policy No
Kingham Law Group Yes
Lien No
Lien Search Yes
Lien City Examination & Negotiation Yes
Lien Letter No
Loss Mitigation/Short Sale Admins to Olga Mena P.A. Yes
Mobile Notary Fees Yes
Mortgage Search Yes
Mortgage Policy Premium Yes
Municipal Line Search Yes
Municipal Fees yes
Natural Hazard Policy Yes
Natural Hazard Disclosure Yes
Natural Hazard Report Yes
NHD Report Yes
Notary Fees Yes
NRCC & RCC (nonrecurring & recurring closing cost) Yes
NY State Nondisclosure Credit Yes
NYC Dept. of finance No
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NYC Finance Tax Lien No
NYC PCDS No
Obtain Mortgage Discharged Yes
Oil Tank Yes
Open Permits Yes
Open Violation No
Open Water No
Outstanding Homeowner Fees No
Owners Association Charges No
Owners Coverage Yes
Owners Title Insurance Yes
Owners Title Policy Yes
Painting Yes
Past Due Condo Fees No
patriot Act Search Yes
Pay Prb, Pay Draper and Kramer No
Payoff of Judgment No
Payoff of Judgment No
PCDA Yes
PDCA Credit Yes
PDCS/PCDC Yes
pension of Owners Policy Paid by Seller yes
Pest Control Yes
Pest inspection Yes
pest Treatment Yes
Pine Key Past Due Maintenance No
PMG LLC to PMG LLC Yes
Processing Fee Yes
Property Condition Disclosure Report Yes
Property Disclosure Report Yes
Property Tax No
Public Nuisance Violation No
Reconveyance tracking Yes
Recording Fee Yes
Reimburse Chris Handy Yes
Reimbursement Yes
Relocation Fees or Expenses /HAFA Incentive No
relocation($3000.000) No
Repairs Yes
Required Services that you can Shop for Yes
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Retained by Realtor Yes
Roofing bill Yes
Sales Tax Yes
Sales Tax Yes
sandy City Est Yes
sandy Suburban Est Yes
Seller Title Services Yes
Seller's Paid Closing Cost Yes
Sellers Subsidy(same as sellers
concession)/Credit/Contribution /Closing Cost Yes
Septic Certification Yes
Service Fee (Line 704) Yes
Service Fees given below Broker Commission Yes
Sewer Fee/Est to Clark County Water Reclamation No
Sewer/Garbage/Drainage No
Short Sale Services to Sea2Sky Capital LLC Yes
Short Sale Processing Fees Yes
Smoke/CO Certification Yes
southwestern University Yes
State Tax Stamps Yes
Stamp/Tax Yes
State Recordation Tax Deed Yes
State Transfer Tax Deed Yes
Subescrow Fees Yes
Summer/Winter taxes No
Supplementary Summary No
Survey Yes
Survey to Preferred Surveyors Yes
Tax Bill No
Tax Certification No
Tax Defaults No
Tax Payments No
Tax service Yes
Termite Estimated Yes
Termite inspection Yes
Termite Report Yes
The citations are like liens they fall into the lien bucket of the
max $6000 payout they are not closing cost. No
Title Examination Yes
Title Insurance (any)/Fee Yes
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Title Search Yes
Town Violation Fees No
Transfer Fee Yes
Transfer Tax Yes
Transfer/Disclosure to Estimate Yes
Trash Fee No
trustee Fee Yes
Underwriting Fee Yes
Unifund CCR Partners To Unifund CCR Partners Yes
Unpaid Maintenance Yes
Unrecorded Lien Search Yes
Utility Companies/Lienable Utilities No
Warranty Deed Yes
Water & Power Fees No
Water Bills No
water Certification No
Water Hold NYC Dept. No
WDO Inspection Yes
Well to TBD No
Wire Fees Yes
Yard Work Yes
Zone Disclosure Report Yes
Home Protection Plan Yes
Delinquent Association Dues No
Retrofitting to be Determined Yes
Cash for Keys No
Payoff Demand Statement No
Short Sale Important Codes
SSPK Request for a Short Sale Package
INSRVD Incomplete Short Sale Package Received
CSRVD Complete Short Sale Package Received
SRVD Short Sale Acknowledgment Letter Sent to Customer
SSSR Short Sale offer Submitted for Management Approval
SSRA Short Sale Offer Approved by FC Manager
SSRD Short Sale Offer Denied
CMAP (Pending Code) Requesting Discount Letter for Short Sale Offer
DISC Discount Letter Sent to Customer
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DLWC Discount Letter Workflow Cancelled
SSOR Short Sale Offer Rejected
This list is not exhaustive; however the above list is to help understand the very basic codes used in
the Short Sale process.
12.4 Short Sale Extensions
There are 2 scenarios pertaining to request for extension on short sale offer, they are:
Scenario 1
- Loans where the GTD on DISC comment has expired
- Requirement We require a request of extension letter or an Addendum to the sale
contract with an extended closing date and HUD with the future closing date
Scenario 2
- If the GTD on the DISC comment is active and borrower needs an extension
- Requirement We require a HUD settlement statement with an updated closing date (i.e.
the date the realtors wanted to close the sale) and Addendum for extension of the purchase
contract
The following is a screenshot of settlement date/closing date and addendum for extension.

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On the receipt of the above-mentioned requirements, the short sale processing group will either
enter SSREX or CSRVD comments for the review of extension of short sale request and necessary
approval/denial comments will be posted.
12.5 Accelerated Short Sale Program
In an effort to increase short sale offers, generate the highest offer and minimize fraud, Ocwen
and Altisource have partnered to develop a new short sale submission process.
Key changes:
Offer Submission: When the borrower presents a short sale offer to Ocwen, the borrower(s)
and their listing agent will be required to list the property on Hubzu.com. Hubzu.com is
Altisources online auction and offer management website. Ocwen will send property
information to Altisource/Hubzu in order to auction the property.
Listing/Auction Process: Altisource will work with the borrowers listing agent; manage the
auction process and transaction closing. Altisource will attempt to negotiate all junior liens
associated with the property..
Winning Bid: Once a winning bid has been identified as the highest and best net offer,
Altisource will send the offer to Ocwen for review. Ocwen will continue to coordinate with the
investor, insurer and communicate the decision of approval or denial of the offer to the
borrower/authorized third party.
Note:
This program is applicable only for Non-HAFA short sales
The following loans do not qualify for this program:
GSE portfolio loans
Loans in active bankruptcy
Loans with FDD flags
Loans with Mortgage Insurance
Loans with confirmed sale date within 30 days
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This program will initially be rolled out for properties in the following states:
Arizona
Florida
Colorado
Michigan
Ohio
Texas
Nevada
More states will be added as the program progresses. Eventually all short sale offers received by
Ocwen will be sent to Altisource / Hubzu to participate in the program.
Altisource will provide a dedicated Customer Support Team to answer questions from
borrowers, buyers and agents regarding the marketing and sales support services of the
property. Ocwen will continue to answer all loan-servicing related questions.
Starting May 7, 2013, a comment code SSOR20 will be placed on all loans with incoming short
sale offers in the states of Arizona, Florida, Colorado, Michigan, Ohio, Texas and Nevada (where
new program is being piloted) and sent to Altisource to list the property on Hubzu.com.
All short sale calls regarding the program should be transferred to the short sale call queue
(SSATP team)
12.6 Relationship between Ocwen, RHSS, Hubzu, and
Altisource?
Real Home Services and Solutions (RHSS) and Hubzu are part of Altisource. Altisource is an
authorized vendor for Ocwen.
Two components of Accelerated Short Sale:
1. Reactive Short Sale:
Borrower comes to Ocwen with their property already listed with a realtor and the property
may or may not be under contract with a buyer
Ocwen will require the borrower and realtor to agree to list the property on Hubzu.com.
Ocwen will only consider the highest and best offer as submitted through Hubzu.com
Ocwen will refer the loan to Altisource Solutions (Altisource), who will arrange for
REALHome Services and Solutions, Inc. (RHSS) to list on Hubzu.com, and will appoint a
Residential Sales Coordinator (RSC) to each transaction as a Point of Contact (POC) to assist
with all real estate-related questions
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If borrower and realtor refuse to list property on Hubzu.com, the property will not be
eligible for short sale. Ocwen will then offer Deed-in-Lieu (DIL) resolution to borrower
Our Accelerated Short Sale Program provides assistance in junior lien negotiation by PTS
(arranged through Altisource), and therefore relieves the listing agent of this task

2. Proactive Short Sale:
Ocwen arranges with borrower to list their property directly with REALHome Services and
Solutions, Inc. (RHSS) for exposure on Hubzu.com
RHSS will assign a listing agent from their network to work directly with the homeowner, as
well as appoint an RSC to answer questions regarding the real estate transaction
This will save the homeowner the time and effort of interviewing and securing their own
listing agent, and fits nicely with the Cooperative Short Sale Program, as Ocwen will refer
the borrower directly to RHSS upon issuing the pre-approval letter
Our Accelerated Short Sale Program provides assistance in junior lien negotiation by PTS
(arranged through Altisource), and therefore relieves the listing agent of this task

What is different about Assisted Short Sale?
Eligible properties requesting short sale approval will be listed for auction on the website
www.Hubzu.com, in an effort to obtain the highest and best offer
Ocwen will refer qualifying properties to Altisource
Altisource will manage the auction process, offer acceptance and transaction closing
Ocwen will approve or deny all offers submitted by Altisource
Altisource will provide a dedicated Residential Sales Coordinator (RSC) to answer borrowers,
buyers, and agents questions regarding the property as it relates to marketing and sales
support services
Premium Title Services (PTS), an Altisource affiliate, will attempt to negotiate all junior liens
associated with the subject property (with signed authorization for borrower)
All loan servicing related questions will remain Ocwens responsibility. The Relationship
Manager (RM) will still play a key role in helping the homeowner achieve loan resolution

Listing the property for auction provides several advantages:
For the Borrower:
Transparent and predictable approval process
Time saving auction bidding to decrease the delinquency period and achieve faster loan
resolution
Open market listing to increase the likelihood of higher sales value
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For the Existing Listing Agent:
Ability to maintain the short sale listing
Increased likelihood of an approved sale and earning a commission
Increased buyer traffic and marketing reach on Hubzu.com and syndicated listings
Predictable closing process with junior liens searched and negotiated by PTS prior to
marketing

Parties Involved in Accelerated Short Sale Process and their responsibilities:
Altisource
Accept referral from Ocwen and update their servicing tool RESWARE with accurate
information
Arrange Short Sale Referral Agreement to be signed by the borrower and the Listing Agent
Determine listing price based on Ocwens valuation report
Order preliminary title report and junior lien negotiation (if applicable) with PTS
Monitor auction activities and provide feedback to Ocwen
Review all submitted offers and submit highest and best offer to Ocwen
Obtain a fully executed Purchase and Sales Agreement (PSA) for the winning bid
Submit PSA and preliminary HUD to Ocwen for review and approval
Coordinate communication between Ocwen, buyer, borrower, listing and selling agents, and
settlement agent
RSC will be the primary contact for listing agent, buyers agent and settlement agent
Coordinate successful closing and settlement of the short sale

Hubzu.com
Post all pertinent property information to the website
Activate the auction period
Monitor all auction activities
Send timely notifications to the involved parties
Start and stop auction cycles as required

Premium Title Services (PTS)
Order title report to identify junior liens
With authorization from the borrower, will negotiate and arrange for payoff of junior liens
If selected by the buyer as their settlement agent:
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o PTS will prepare the preliminary and final HUD statements
o Schedule closing of the transaction
o Execute closing documents and disburse funds to close the short sale
Ocwens Responsibilities:
SS Processing Team SS ATP Team

Check loan eligibility criteria (Non-HAFA,
Non-Agency, Non-MI)

Send out missing document letter and
order updated valuation report, if required

Enter SSOR20 code to send referral to
Altisource

Accept / Reject the offer received from
Altisource within 15 days of receipt of the
complete documents

Short Sale Processing Team will ensure all
communication to the customer/ ATP will
also be copied to Altisource

Follow normal short sale process,
underwrite the loan and update the
required codes on REALServicing

SS ATP Team will handle general
questions and inquiries and refer to
Altisource RSC as needed

Establish a small SWAT Team to triage
issues such as title issues with
Altisource

Maintain contact with Listing Agent
(ATP) as provided by the borrower or
RSC as assigned by Altisource

Continue call outs to the ATP in regards
to missing documents

Altisource to transfer calls to SS ATP
Team when necessary (for loan related
questions)

SS ATP Team to pursue DIL option with
homeowner if short sale fails

Exclusion Criteria for Assisted Short Sale (as of March 2013)
HAFA eligible loans (see HAQSS code)
Mortgage Insured loans
Agency and Government Loans (i.e. Freddie Mac, Fannie Mae, Ginnie Mae, FHA, VA)
Standalone Junior Liens
Litigated and Contested Loans
Special Servicing Loans (SPEC Flag Loan) and Goldman Sachs Loans
Loans with a Confirmed Foreclosure Sale Date within 30 days of the request

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Following are the new Alias Codes and will be used in the initial part of the process:

Post receipt of the complete short sale package along with Purchase and Sales Agreement (PSA) and the
estimated HUD 1 settlement statement, current process codes will be used to notate REALServicingand
the process will flow accordingly.
Codes REALServicingCode Description Explanation and Purpose
SSOR20
Your short sale offer cannot be considered at this
time. Your property must first be listed with
REALHome Solutions and Services, Inc. (RHSS),
Ocwens business partner for short sale activity.
After sufficient auction exposure, all offers will be
reviewed for a final decision. In this way we will
ensure that the best price is obtained for your
property.
Notify the homeowner of Hubzu.com
requirement and triggers request for
Altisource team to arrange listing on auction
website
To discuss this or other possible loan resolution
alternatives that may be available, please contact
us at 800-746-2936, Monday through Friday 8:00
am to 9:00 pm, Saturday 8:00 am to 5:00 pm or
Sunday 09:00 am to 9:00 pm ET.
RHLP
REALHome Team listed the subject property on the
Hubzu.com website
Indicates that the property has been listed
on Hubzu.com website for auction
RHLBF
Hubzu.com website, Buyer Found
Indicates that a potential buyer was found
for short sale on the listed property through
Hubzu.com website
RHLBN
Hubzu.com website, Buyer Not Found
Indicates that no acceptable offer has been
received for the listed property through the
auction process on Hubzu.com website.
Pursue DIL resolution on such accounts
RHLOR1
Seller no longer wishes to pursue short sale
resolution
Notifies the Altisource team that seller does
not want to pursue a Short Sale resolution
RHLOA
REALHome Listed Offer Accepted, kindly proceed
further with legal formalities
Ocwen accepts the offer presented by
Altisource, please proceed
RHLOR2
REALHome Listed Offer Rejected, Reason Code 2 -
Offer not acceptable as higher offer required
Ocwen rejects the offer presented by
Altisource
RHLOR3
REALHome Listed Offer Rejected, Reason Code 3 -
Kindly restart the auction process to find new
buyer for the subject property.
Instructs Altisource team to restart the
auction process and find a new buyer for the
subject property. (buyer Fallout)
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12.7 Cooperative Short Sale Program
Ocwen has implemented a Cooperative Short Sale Program as required under the Department
of Justices (DOJ) Settlement Program. This program will only be available to loans under specific
Investor codes. The program will be offered upon request for eligible borrowers who wish to be
pre-qualified for a Short Sale prior to listing their property. Ocwen will not solicit homeowners
for this program.
The program will be made available to borrowers who request a Short Sale but do not have a
confirmed buyer. However, homeowners are required to send the complete Short Sale or RMA
package.
The Sales Contract/Purchase Agreement, Listing Agreement and the HUD 1 Settlement
Statement are not a requirement for the eligibility review.
Benefits of Cooperative Short Sale Program:
Under this program, eligible borrowers will be given 120 days to market the property and find a
suitable buyer, during which time a foreclosure sale date will not be set.
Salient Features of the Program:
1. The Short Sale Team will review a submitted request. If eligible, a HAFA or non-HAFA pre-
approval letter with a recommended list price will be issued. NOTE: An Interior BPO will be
completed prior to the issuance of a pre-approval letter.
2. The borrower is given 14 days to return the signed pre-approval agreement along with a copy
of the Property Listing Agreement, evidencing that the property has now been listed for sale.
3. The borrower now has 120 days (from the issue date of their pre-approval letter) to sell their
home, during which time no foreclosure sale date will be set.
4. The borrower must submit a fully executed sales contract, preliminary HUD 1 Settlement
Statement and the Program Terms and Conditions page (from the pre-approval letter) with the
terms of the sale filled in, before the 120 day expiration date of the pre-approval agreement.
5. Upon receipt of the documents with the terms of the offer, the Short Sale processing team
will review the offer and the documents as per our standard Short Sale process. If approved, a
final approval letter will be issued with a 45 day expiration date.
6. If the borrower is unable to secure a buyer within the 120 days of the pre-approval letter,
they can be reviewed under the existing guidelines for a standard HAFA or non-HAFA short
sale once they secure a buyer.
7. Scripting is provided for all alias codes associated with the cooperative short sale program. In
addition, scripting is in place that will guide our agents when an eligible borrower inquires
about doing a short sale. The scripting will prompt the agent to determine if the property is
already listed or sold. If it is not, the agent will be prompted to discuss the pre-approval option.
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Exhibit 1.2: HUD 1 or Settlement Statement (Page1.)

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HUD 1 or Settlement Statement (Page2).

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Sample Discounted Payoff Agreement and Release of Claims Document

November 11, 2013
VIA FAX (888) 555-1212
Mr. .

Re: Loan Number
Property Address: 362 Thompson Street
Morrow, OH. 45152
Dear Mr..:

Ocwen Loan Servicing, LLC has approved a discount payoff on the above referenced loan in the amount
of $______________. This discount payoff option expires on _______________, that is, if you do not
comply with the terms described below by this expiration date, this payoff option offer will no longer
be available to you. To accept the discount payoff, you (i.e., any of the borrower(s) shown above) must
perform the following prior to the expiration date of this offer:
1. Each l of the above-named borrowers must sign this letter, which includes a Release of Claims, on the
appropriate line under Acknowledged and Accepted.
2. You must fax a fully signed copy of this letter to my attention at the below listed fax number by
_______________; and you must send the original signed copy of this letter via regular or overnight mail
to my attention to the following address:
Ocwen Loan Servicing, LLC
1661 Worthington Road
Suite 100
West Palm Beach, Florida 33409
Attention: ___________________, Loan Resolution Consultant
3. Ocwen must receive the entire payoff amount, either by bank wire transfer, bank check, money order,
or certified funds, by no later than the close of business on --------, to the address listed at the bottom of
this agreement.
4. You must fax a copy of the signed HUD-1 Settlement Statement to my attention at the below listed fax
number by __________________. The HUD-1 Settlement Statement must be in accordance with the
Good Faith Estimate, which Ocwen relied upon to approve this discount payoff. Any surplus funds must
be paid directly to Ocwen Loan Servicing, LLC in accordance with the instructions in item 3 above. Under
no circumstances shall any funds go the borrower
5. You authorize Ocwen to apply any funds which may be in your impound account, or in your suspense
account, to any deficiency balance that you may owe to Ocwen.
6. (Optional) You (i.e., the Borrowers shown above) have/has agreed to sign a promissory note in the
amount of $ , the full amount of which shall be applied to reduce any
deficiency balance you owe Ocwen on your home loan account. The original of this promissory note
must be sent to us along with the payoff funds.

Upon our timely receipt of the entire payoff amount and a copy of this letter, properly signed by each of the
above-named borrower(s), we will advise our Client, Ocwen, to execute a release and a discharge of the Deed of
Trust/Mortgage and, if necessary, to file a withdrawal in connection with any legal action it may already have
taken, as of the date of your response to this letter, to collect this obligation.

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RELEASE OF CLAIMS
As consideration for this discount payoff offer, which Ocwen is not otherwise obligated to make
available to Borrowers, the receipt and sufficiency of which consideration is hereby acknowledged by
Borrowers, and as a condition to your (i.e., Borrowers shown above) acceptance of this discount payoff
offer, Borrower, for himself or herself and his or her heirs, personal representatives, successors, and
assigns, hereby jointly and severally, knowingly and voluntarily releases, discharges, and covenants not
to sue, Ocwen and its predecessors, successors and assigns, representatives, agents, affiliates, parents,
subsidiaries, officers, employees, directors and shareholders, including this law firm (collectively, the
Released Parties) from any and all claims, demands, liabilities, defenses, setoffs, counterclaims,
actions, and causes of action of whatsoever kind or nature, whether known or unknown, whether legal
or equitable, which he or she has, or may assert in the future, against Ocwen and the Released Parties
directly or indirectly, or in any manner connected with this offer and with any event, circumstance,
notice of default, action, or failure to act, of any sort or type, whether known or unknown, whether
legal or equitable, which was related or connected in any manner, directly or indirectly, to the Property
or to the servicing of this Loan. Borrower hereby further acknowledges and agrees that, to the extent
that any such claims may exist, the value to the Borrower of the discount payoff offer by Ocwen
contained in this letter, substantially and materially exceeds any and all value of any kind or nature
whatsoever of any such claims.
Nothing in this letter shall be construed to prejudice, waive, modify or alter any of Ocwens rights or
remedies in law or in equity in collecting the entire amounts due and to come due on the Loan or be
construed to waive any defense of Ocwen. Ocwen reserves the right to terminate this offer at any time
prior to your timely acceptance of the terms set forth above.

OCWEN LOAN SERVICING, LLC IS ATTEMPTING TO COLLECT A DEBT AND ANY INFORMATION
OBTAINED WILL BE USED FOR THAT PURPOSE.

Yours truly,
_______________________
Home Retention Consultant

Toll Free Phone: Fax:

ACKNOWLEDGED AND ACCEPTED:

By:______________________ ______________________
(NAME) (NAME)

Date: ____________________
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PAYMENT REMITTANCE INFORMATION
(Always include Loan number with your payment)

VIA Bank Wire Transfer
Fort Lee, NJ
ABA #021000021
Ref:
Attn:

VIA Federal Express
12650 Ingenuity Drive
Orlando, FL 32826

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The following are a list of codes for short sale denials and the reasons why the code may be
documented:
INSRVD
Reasons Codes
Complete signed short sale package with updated financial(exhibit C) 1
Discount payoff requirements page 1 2
Discount payoff requirements page 2 3
Discount payoff requirements page 1 &2 4
Signed Exhibit A(authorization) 5
Signed Exhibit B (Hardship Letter) 6
Signed complete filled exhibit C( Financial Form) 7
Signed Exhibit D( authorization to access property) 8
Signed HUD with correct property address same as in real servicing 9
Signed typed HUD with correct property address same as in REALServicing(Saxon
investor) 10
Listing History( Saxon Investor) 11
Death Certificate(Saxon Investor) 12

DLWC

Reasons Codes

2nd lien amount not mentioned in CMAP/CMAP not entered on 2nd lien 1
BK approval required 2
Book Loss >150K or >300K 3
Charged Off/RE account 4
CMAP not entered via LRM 5
CMAP undone 6
Commission Incorrect/Not mentioned in CMAP 7
Details not entered correctly in LRM 8
GTD incorrect (Non-working day/expired) 9
HUD Missing/Not Clear 10
Interior BPO required 11
Listing History Missing 12
Manager/Investor/MI Approval Required 13
Manager/Investor/MI Denied 14
Market Value not updated 15
MMV <80% 16
Net to Ocwen Not mentioned in HUD/Does not match the HUD 17
Scenario does not win 18
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Discount Letter sent out on 1st Lien (Same Investor) 19
Eligible For HAFA 20

Eligible For HAFA; HAMP review pending 21

SSOR
Reasons Codes
The terms of the sale contract are not acceptable SSOR1
Mortgage Insurer denied the short sale offer. SSOR2
Investor does not allow Ocwen to accept a short sale offer SSOR3
Ocwen denied the short sale offer your loan is ineligible for a discounted payoff. SSOR4
No consent order received from Bankruptcy Counsel for Short Sale Offer. SSOR5
Ocwen is no longer your servicer SSOR6
Ocwen countered the short sale offer. Please call to discuss this offer further SSOR7
Excessive payments to subordinate liens/mortgages. SSOR8
Unable to close before the confirmed foreclosure sale date SSOR9
Tax information missing SSOR10
You have failed to provide the required HAMP documents SSOR11
Previously Used SSOR Codes
Book Gain is not between 15000.00 and (150000.00) SSOR11
Broker commission more than 6%of the sales price SSOR12
Mid market value less than 75%of the market value SSOR13
Net to Ocwen is not mentioned clearly in HUD SSOR14
Interior BPO valuation cancelled/Valuation cannot be ordered due to access issues SSOR15
Additional Information required by Investor / MI company SSOR16
Net to Ocwen is greater than total debt in LRW for 2nd lien SSOR17

SSOD
Reasons Codes
No short sale offer on the property SSOD1
Unable to establish contact after repeated attempts SSOD2
Ocwen is no longer your loan servicer SSOD3
Current offer denied, Requesting for a better offer SSOD4
Offer countered, But no offers for the past 15 days SSOD5
Does not meet investor requirement SSOD6
Short sale Offer withdrawn by the Borrower SSOD7
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SSOD
Short sale offer not available currently SSOD8
Unable to access the property for valuation, Please call us SSOD9
Short sale approval has expired SSOD10

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12.8 Request for Mortgage Assistance (RMA) Package

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