INVITATION TO PARTICIPATE
INVITATION TO PARTICIPATEBecause of continuing interest expressed to the Authority about its single-family programs, theAuthority is continuing its Step Up Program (the “Program”). The Authority invites you to continueparticipation in the Program for origination of qualifying mortgage loans (the “Mortgage Loans”) tofinance the acquisition of owner-occupied detached or attached single-family residences within theState of Alabama.Mortgage Loans will be originated by lending institutions participating in the Program as originatinglenders (the “Originators”) pursuant to the provisions of the Origination and Sale Agreement deliveredto the Originator with this Invitation to Participate (the “Agreement”). Capitalized terms not otherwisedefined herein shall have the meanings assigned to them in the Agreement. Originators will sell allMortgage Loans originated and closed under the Program to the Authority who will aggregate theMortgage Loans into Ginnie Mae and Fannie Mae pools and provide Ginnie Mae Certificates and FannieMae Certificates backed by such Mortgage Loans. The servicing of all Mortgage Loans will be performedby the Authority. Mortgage Loans purchased by the Authority will be purchased based on a sliding scalein an amount equal to between 1.00% to 2.00% of the principal amount of the Mortgage Loans in thecase of FHA-insured and Rural Development Guaranteed Mortgage Loans, and 1.00% to 150% in thecase of Conventional Loans, plus in each case, accrued interest to the date of purchase.Reservations of funds will be made to Originators on a loan-by-loan basis under the Authority’s existingonline reservation system. See “Reservation System” in the Program Guidelines dated as of April 1,2013, including Appendices (the “Program Guidelines”) for a more complete description of thereservation system.THE AGREEMENT AND THE PROGRAM GUIDELINES SHOULD BE READ IN THEIR ENTIRETY FOR THE DETAILSOF THE PROGRAM. PARTICIPANTS SHOULD PAY PARTICULAR ATTENTION TO THE DESCRIPTIONS OF THERESERVATION OF FUNDS SYSTEM, AND THE PRIOR APPROVAL PROCEDURES. UNLESS OTHERWISEPROVIDED, ALL CAPITALIZED TERMS USED HEREIN SHALL HAVE THE MEANING SPECIFIED IN THEAGREEMENT.Included below are brief descriptions of the commitment and acceptance procedures for the Program.In addition, there are enclosed herewith the following:1. Program Guidelines2. Form of Agreement3. Originator Questionnaire4. Funding AuthorizationEach institution desiring to participate in the Program as an Originator must submit the following to theAuthority:
1. A completed Originator Questionnaire; and2. Completed wiring instructions; and3. Most recent audited financial statements. Must be most recently-issued statements andinclude the Report of Independent Auditors. A minimum of 1,000,000 equity (net worth) isrequired; and4. Resumes of principal officers and underwriting personnel; and5. Lender’s quality control procedures; and6. Most recent score card from three other investors; and7. Most recent 90 days of QC reports with management responses; and8. Lender’s hiring procedures for checking all employees, including management, in theorigination of mortgage loan against GSA Excluded Parties List, HUD LDP List, and FHFA SCPlist; and9. Executed Third-Party Servicing Agreement.The material described above should be delivered to the Authority at:Alabama Housing Finance Authority7460 Halcyon Pointe Drive, Suite 200Montgomery, Alabama 36117Attn.: Carrie HamakerAfter the Authority has accepted an Originator for participation in the Program, the Authority will sendto such institution a notice of acceptance (the “Notice of Acceptance”). However, the Authority will notallow an Originator to begin utilizing the Program until that institution has completed the requiredwebinar training for the Program as well as Lender Online, a lender portal for reservations and packagesubmissions. The webinars are offered periodically throughout each month and the training calendarcan be accessed on the Authority’s website, www.AHFA.com.The Authority will act as administrator of the Program. Questions concerning the Program should bedirected to the Authority c/o Carrie Hamaker.THE DESCRIPTION OF THE TERMS OF THE PROGRAM HEREIN MUST BE READ TOGETHER WITH THEPROGRAM GUIDELINES AND THE AGREEMENT, ALL OF WHICH ARE SUBJECT TO FINAL APPROVAL BY THEAUTHORITY. THE AUTHORITY RESERVES THE RIGHT TO ACCEPT OR REJECT THE PARTICIPATION OF ANYLENDING INSTITUTION.Thank you for your interest in our Program.ALABAMA HOUSING FINANCE AUTHORITY
PROGRAM GUIDELINESDated as of June 21, 2013The following comprises a description of the Program Guidelines as adopted by the Authority for its StepUp Program (the "Program") and includes definitions of certain of the terms relevant to the Program andreferred to in the Origination and Sale Agreement for the Program, dated as of June 21, 2013 (the"Agreement"). All capitalized terms used herein, unless otherwise specified, shall have the meaningspecified in the Agreement.The Authority will use its best efforts to provide funds which will be used to acquire Ginnie MaeCertificates and Fannie Mae Certificates backed by Qualified Mortgage Loans and will be made availablefor such purpose in accordance with the procedures hereinafter described.THE AGREEMENT CONTAINS PROCEDURES AND REQUIREMENTS RELATING TO THE ORIGINATION ANDSALE OF MORTGAGE LOANS AND ORIGINATORS' REPRESENTATIONS RELATING THERETO AS WELL ASOTHER IMPORTANT PROVISIONS. THE AGREEMENT AND THESE PROGRAM GUIDELINES SHOULD BE READIN THEIR ENTIRETY.1. Eligible Lending Institutions. To be accepted for participation as an originating lender (an"Originator") in the Program, lending institutions must meet the following criteria for an Originator I, II,III, or IV Level approval:An Originator I must (i) have originated single-family residential mortgage loans in the State (suchloans having been regularly made to members of the general public and not solely through affiliates ofthe lending institutions) and be qualified to do business in the State, (ii) have maintained an office inthe State for origination of single-family mortgage loans at least 12 consecutive months immediatelyprior to the execution of this Agreement, (iii) be an FHA-approved mortgagee and an approved FannieMae seller/servicer, (iv) in its Originator Questionnaire or other submissions to the Authority havesatisfied the Authority, based on the submitted information, representations and certifications, as toits ability to properly carry out its obligations as an Originator I under the Agreement, (v) ifparticipating in a previous program of the Authority, be in good standing under such previousprogram, (vi) not be, and their parent company, if applicable, must not be, on any form of “watch list”or under any program of specified supervision of the FDIC, Federal Home Loan Bank, NCUA, or otherregulatory body, and (vii) be a MERS-approved lender.An Originator II must; (i) have originated single-family residential mortgage loans in the State (suchloans having been regularly made to members of the general public and not solely through affiliates tothe lending institutions) and be qualified to do business in the State, (ii) have maintained an office inthe State for origination of single-family mortgage loans 12 months prior to the execution of thisAgreement, (iii) be an FHA-approved mortgagee, (iv) furnish audited financial statements evidencing 1,000,000 net worth, (v) maintain and furnish evidence of 500,000 in Errors and Omissionscoverage, (vi) maintain and furnish evidence of Fidelity Bond coverage, (vii) in its OriginatorQuestionnaire or other submissions to the Authority have satisfied the Authority, based on thesubmitted information, representations and certifications, as to its ability to properly carry out its
Page 2obligations as an Originator II under the Agreement, (viii) if participating in a previous program of theAuthority, be in good standing under such previous program, and (ix) not be, and their parentcompany, if applicable, must not be, on any form of “watch list” or under any program of specifiedsupervision of the FDIC, Federal Home Loan Bank, NCUA, or other regulatory body, and (x) be a MERSapproved lender.An Originator III must (i) have originated single-family residential mortgage loans in the State (suchloans having been regularly made to members of the general public and not solely through affiliates ofthe lending institutions) and be qualified to do business in the State, (ii) have maintained an office inthe State for origination of single-family mortgage loans at least 12 consecutive months immediatelyprior to the execution of this agreement, (iii) furnish audited financial statements evidencing 250,000net worth, (iv) be an FHA/VA approved mortgagee, (v) maintain 500,000 in Errors and OmissionsCoverage, (vi) maintain Fidelity Bond Coverage, (vii) in its Originator Questionnaire or othersubmissions to the Authority have satisfied the Authority, based on the submitted information,representations and certifications, as to its ability to properly carry out its obligations as an OriginatorIII under the Agreement, (viii) be a MERS-approved lender, (ix) have entered into a correspondentlender agreement in a form acceptable to the Authority with an Originator I to originate single-familymortgage loans in the State, and (x) if participating in a previous program of the Authority, be in goodstanding under such previous program.An Originator IV must (i) be a banking corporation or trust company organized under the laws of thisState, under the jurisdiction of the superintendent of banks of the State, or organized under the law ofthe United States having its principal place of business in this State and is conducting the business ofmaking mortgage loans and taking deposits in this State, (ii) have originated single-family residentialmortgage loans in the State (such loans having been regularly originated and not solely throughaffiliates of the bank) and be qualified to do business in the State, (iii) have maintained an office in theState for origination of single-family residential mortgage loans at least 12 consecutive monthsimmediately prior to the execution of this agreement , (iv) if participating in previous programs of theAuthority, be in good standing under such previous programs, (v) not be, and their parent company, ifapplicable, must not be, on any form of “watch list” or under any program of specified supervision ofthe FDIC, Federal Home Loan Bank, NCUA, or other regulatory body, (vi) be a MERS-approved lender(vii) furnish audited financial statements evidencing 1,000,000 net worth, (viii) in its OriginatorQuestionnaire or other submissions to the Authority have satisfied the Authority, based on thesubmitted information, representations and certifications, as to its ability to properly carry out itsobligations as an Originator IV under this agreement, and (ix) have entered into a Contract ServiceAgreement with Genworth Financial to provide mortgage insurance to conventional loans with a LTVof 80% or greater.All applicants must furnish the Authority with the information requested in the Authority’s OriginatorQuestionnaire in sufficient detail acceptable to the Authority.2. Reservation System. Beginning on April 22, 2013, (the “Commencement Date”), and thereafter duringthe Commitment Period, the Authority will accept electronic “Reservations of Funds” athttps://lenders.ahfa.com on a first-come first-served basis from Originators requesting a reservationof the Program funds (a “Reservation of Funds”) for a Mortgage Loan to be made to a particularEligible Mortgagor to finance the purchase of a particular Residence. Reservations of Funds will bemade, by the Authority under the procedures described in the Step Up Procedural Manual. A nonrefundable Commitment Fee of one half of one percent (.50%) of the Mortgage amount for a fifteen
Page 3(15) day reservation or three quarters of one percent (.75%) of the Mortgage amount for a thirty (30)day reservation will be required in accordance with Section V(c)(2) of the Step Up Procedural Manual.The Authority may, in its sole discretion, waive or modify any or all of the foregoing requirements.The Authority has adopted a paperless loan submission process. Each Originator is required tocomplete an online training course prior to requesting a reservation of funds.3. Types of Loans. In order to qualify under the Program, each Mortgage Loan must be:(a) an uninsured Conventional Mortgage Loan, having an original principal balance not exceeding 80%of the lesser of the Appraised Value or Sales Price of the Residence; or(b) a Conventional Mortgage Loan insured by a policy of Private Mortgage Guaranty Insurance issuedby an approved PMI Insurer; and1. Insurance in the amount by which the Mortgage Loan principal amount exceeds 80% of thelesser of the Appraised Value or the Sales Price of the Residence; or2. If such Mortgage Loan is included in Fannie Mae’s “HFA Preferred” program, the loan mustmeet the requirements of the most current product guidelines including but not limited torequired PMI coverage and the requirement of first-time homebuyers to complete prepurchase counseling as described in the Fannie Mae Selling Guide. PMI coverage will beprovided by Genworth Mortgage Insurance split premium and monthly premium product; or(c) Insured by FHA; or(d) Guaranteed by the Rural Development*.In all cases, the Mortgage Loans must be for the permanent financing of a Residence located in theState that is being purchased or constructed by or on behalf of an Eligible Mortgagor and that will beoccupied as a single-family unit as described herein. Single closing construction-permanent loans arenot eligible.Second mortgages are not permitted under the Program at any time with the exception of secondmortgages made under the Authority’s programs, or other programs approved by the Authority* The Authority will not offer a Rural Development product at this time.4. Eligible Loan Area. The Eligible Loan Area shall be the entire geographical limits of the State.5. Mortgagor Eligibility. Subject to the funding restrictions and applicable reservations, applications forMortgage Loans must be accepted in all of the home mortgage lending offices of each Originator inthe State on a first-come, first-served, fair and equal basis and considered irrespective of race, color,religion, national origin, age or sex. All eligible mortgagors must complete a Homebuyers Educationcourse approved by the Authority, prior to loan closing. The Originator must submit the certificate ofcompletion with the closed loan file.
Page 4(a) Income Restrictions. The Authority has adopted a single income restriction for the Program. Therelevant income limit for the various areas of the State, as of the date hereof, is 97,300. TheAuthority may revise the income eligibility criteria from time to time.(b) Amount of Mortgage Loan. The maximum amount of any Mortgage Loan may not exceed theapplicable requirements of FHA, Rural Development, Ginnie Mae or Fannie Mae, as the case maybe, as of the Closing Date of the Mortgage Loan.6. Term. Each Mortgage Loan shall be a level payment mortgage for a 30 year term.7. Payments. Each Mortgage Loan is to provide for payments of principal and interest on a monthly basison the first day of each month. Each monthly payment shall be substantially equal over the entireterm.8. Loan Origination Guidelines. Each Originator shall originate all Mortgage Loans in accordance with theloan origination, eligibility and credit underwriting standards as established by the Program.PRIOR TO CLOSING ANY MORTGAGE LOAN, THE ORIGINATOR MUST HAVE RECEIVED A CONDITIONALCOMMITMENT FROM THE AUTHORITYTO THE EFFECT THAT THE AUTHORITYHAS REVIEWED THEMORTGAGE LOAN AND HAS CERTIFIED IT AS A QUALIFIED MORTGAGE LOAN, ELIGIBLE FOR INCLUSIONIN THE PROGRAM. THE CONDITIONAL COMMITMENT WILL ENUMERATE A LIST OF ITEMS REQUIREDAT CLOSING. Originators with delegated authority must review the mortgage loan and certify the loanis a qualified mortgage loan eligible for inclusion in the program. A Delegated ConditionalCommitment issue prior to loan closing will enumerate a list of items required at closing.9. Fees in Origination. In connection with each Mortgage Loan, an Originator may charge and collectfrom an Eligible Mortgagor or seller of a Residence at the closing of the sale thereof to the extentpermitted by law (a) reasonable and customary charges, not in excess of the amounts which wouldotherwise be assessed if made in connection with a non-Program mortgage loan, which are paid orincurred by the Originator for hazard or mortgage insurance or guaranty premiums, surveys, titleinsurance, appraisal fees and certain other fees and charges. (b) A Program Participation Fee equal toone and one half of one percent (1.50%) or one and three quarters of one percent (1.75%) of theoriginal principal amount of a Mortgage Loan. The Program Participation Fee includes a 1% LoanOrigination Fee to compensate the Originator for costs of the origination of the Mortgage Loan inaccordance with all special requirements of the Program, but shall not be considered earned unlessand until the Mortgage Loan is closed. A non-refundable Commitment Fee will be remitted to theAuthority by the Originator in accordance with the Loan Reservation System.Originators may, subject to applicable laws and regulations, following the receipt of an applicationfrom an Eligible Mortgagor and prior to Closing, collect from the Eligible Mortgagor, the seller of theResidence or other interested person, moneys to pay a portion or all of the non-refundableCommitment Fee with respect to the Reservation of Funds for such Mortgage Loan, to be applied as acredit at Closing.10. Qualifying Residences. Subject to certain limitations described below, all Residences financed byMortgage Loans shall be detached single family houses, attached single family houses or townhouses,units which are manufactured housing insured under Section 203(b) of the National Housing Act of
Page 51934, as amended, and units of a "condominium" or units within a “planned unit development” assuch terms are defined in the Fannie Mae Guide.11. Builder Commitments. The Program does not permit commitments of funds by Originators tobuilders. Reservation of Funds for individual Mortgage Loans are to be requested and granted asdescribed in paragraph (2)above.12. Permitted Encumbrances. All Mortgage Loans must be secured by a first lien on the fee simple title orleasehold estate to the Residence. Permitted Encumbrances are those liens, covenants, conditionsand restrictions, rights of way, easements and other matters of public record as of the date of therecording of the related Mortgage, which are permitted under the Ginnie Mae Guide or the FannieMae Guides and are allowed by FHA, Rural Development, Ginnie Mae, or Fannie Mae, as applicable.All Mortgage Loans must comply with the provisions of the Agreement.13. New Mortgage Requirements. The proceeds of all Mortgage Loans must be used to provide ownerfinancing of Residences and not to acquire or replace existing mortgages. No refinancing of anyoutstanding indebtedness shall be permitted except with regards to Take-out Loans. A Take-out Loanmay be made to permit an Eligible Mortgagor to finance a Residence which qualifies as a newlyconstructed Residence under these Program Guidelines and to retire any indebtedness thereof if (a)such indebtedness was originally incurred within twenty-four (24) months of the Closing Date, (b) theMortgage Loan will be used as a take-out of the construction or other bridge or interim loan and (c)the term of construction, bridge or interim loan being refinanced does not, as of the Closing of theMortgage Loan, exceed twenty-four (24) months or such other period as the Authority maydetermine, in accordance with applicable law. If warranted by the circumstances, an EligibleMortgagor shall be considered as both a Mortgagor and a seller with respect to Take-out Loans.14. Mortgage Documents. The closed loan package is to be submitted as stated in the Step Up ProceduralManual.15. Purchase and Servicing of Mortgage Loans. Each Originator will sell the Qualified Mortgage Loanswhich it originates to the Authority. Mortgage Loans purchased by the Authority will be purchasedbased on a sliding scale in an amount equal to between 1.50% to 2.00% of the principal amount ofthe Mortgage Loans in the case of FHA-insured and Rural Development Guaranteed MortgageLoans, and 1.00% to 1.50% in the case of Conventional Loans, plus in each case, accrued interest tothe date of purchase. The Authority will establish a schedule for the submission and purchase ofMortgage Loans which will permit Mortgage Loans to be sold to the Authority.All closed Mortgage Loan submission packages must be delivered to the Authority within 10 calendardays of closing for funding purposes. Penalties will be imposed for loans received after the 10-dayfunding period. Certain fees will be deducted from the funding; however, the Originator may collectthese fees at closing in accordance with the Step Up Procedural Manual. Closed loans not deliveredwithin 10 days of expiration of the reservation or closing date, whichever comes first may not bepurchased.Notice must be given to the Eligible Mortgagor at the time of loan closing that the loan servicing dutieswill be transferred to the Authority. The Authority will service all mortgage purchased loans under thename ServiSolutions.
Page 616. Buydowns. Buydowns are permitted under the Program, but only with written authorization from theAuthority.17. Down Payment Assistance. This program provides down payment and entry cost assistance tohomebuyers with low to moderate incomes. This program is to be used in conjunction with the StepUp Program only. All homebuyers must meet the qualifications stated on the Down PaymentAssistance Application. The maximum down payment assistance available to a home buyer is (a) FHAlesser of 7,500 or 3% of the sales price or 100% of the minimum cash requirement as defined on theMortgage Credit Analysis Worksheet, (b) Rural Development—lesser of 7,500 or 3% of the sales priceor 100% of the sales contract cash requirement, (c) conventional loans—lesser of 7,500 or 3% of thesales price or 100% of the minimum cash requirement. This program will be available in conjunctionwith homes financed under FHA 203(b), RD Guaranty loans or Fannie Mae loan products. Thisprogram can not be used in conjunction with any other down payment assistance program or grantprogram without prior approval from the Authority. All FHA, RD, and Fannie Mae guidelines must alsobe met. A second mortgage will be recorded against the property being purchased. The term of thesecond mortgage will run 10 years. The second mortgage will bear interest at the first mortgage noterate. The second mortgage will be repaid on a monthly basis and amortized over the 10 year term.Full repayment will be required upon sale of the property, refinance of the first mortgage, and/ orpayoff of the first mortgage. An Originator may not charge any additional fees in conjunction with theprogram. The recording costs of the second mortgage loan are to be borne by the borrower or seller.Originator will sell the second mortgage loan (Down Payment Assistance) which it originates to theAuthority. The price to be paid by the Authority will be the amount equal to 100% of the principalamount of the second mortgage, plus per diem interest in accordance with the Loan Delivery sectionof the Step Up Procedural Manual. The Authority will act as servicer on both the first and secondmortgages. The Down Payment Assistance second mortgage is not assumable. The Authority may, inits sole discretion, waive or modify any or all of the foregoing requirements.Additionally, the Originators may be required to act as agent for the Authority to disclose informationas required by the Code to Eligible Mortgagors.ORIGINATORS ARE REMINDED THAT THESE PROGRAM GUIDELINES ARE A BRIEF DESCRIPTION OF THEPROGRAM. ORIGINATORS ARE REFERRED TO THE AGREEMENT AND THE STEP UP PROCEDURAL MANUALFOR A FULL DESCRIPTION OF THEIR RIGHTS, DUTIES AND OBLIGATIONS UNDER THE PROGRAM.ORIGINATORS ARE FURTHER REMINDED THAT THE AUTHORITY RESERVES THE RIGHT TO MODIFY THETERMS AND PROVISIONS OF THESE PROGRAM GUIDELINES AND/OR THE AGREEMENT AND/OR ANYOTHER PROGRAM DOCUMENT AT ANY TIME.
ORIGINATION AND SALE AGREEMENTDated as ofJune 21, 2013Relating toAlabama Housing Finance AuthorityStep Up
TABLE OF CONTENTSPreamble . 1ARTICLE IDEFINITIONS. 1ARTICLE IIREPRESENTATIONSSection 2.1Section 2.2Section 2.3Representations, Warranties and Covenants of the Authority . 8Representations, Warranties and Covenants of the Originators . 8Representations, Warranties and Covenants of Originators Relating to Mortgage Loans . 10ARTICLE IIIORIGINATOR’S PARTICIPATION IN THE PROGRAMSection 3.1Section 3.2Section 3.3Acceptance . 12Reservation Procedures . 12Participation Fees . 12ARTICLE IVORIGINATION AND CLOSING OF MORTGAGE LOANSSection 4.1Section 4.2Section 4.3Section 4.4Section 4.5Section 4.6Section 4.7Section 4.8Section 4.9Section 4.10Section 4.11Agreement to Originate Mortgage Loans . 12Terms of Commitments and Origination . 12Transfers of Reservations of Funds. 13Mortgage Loan Terms, Fees and Charges . 13Prohibition of Discrimination. 13Mortgage Loan Submission and Purchase . 14Maintenance of Mortgage Loan File. 15Defects and Non-Submission . 15Reallocation of Funds from Repurchase . 16Extension of Commitment Period and Origination Period . 16Disclosure of Purchase of Mortgage Loan and Third-Party Servicing . 16ARTICLE VDUTIES OF THE AUTHORITYSection 5.1Section 5.2Section 5.3Section 5.4Section 5.5Section 5.6Availability of Funds. 16Issuance of Notices . 16Review of Originators Performance. 16Assignment of Duties of Authority . 16Execution of Documents. 17Consultation Concerning Agreement and Program Guidelines . 17i
Section 5.7Section 5.8Review of Mortgage Loans Prior to Purchase . 17Limited Liability. 17ARTICLE VITERMINATION AND LIABILITIESSection 6.1Section 6.2Section 6.3Section 6.4Section 6.5Originators Not to Resign . 17Involuntary Termination of Originators. 17Excused Nonperformance . 18Access to Records and Agreement to Pay Attorneys Fees . 18No Liability for Removal of Originator . 18ARTICLE VIIMISCELLANEOUS PROVISIONSSection 7.1Section 7.2Section 7.4Section 7.5Section 7.6Section 7.7Section 7.8Section 7.9Section 7.10Section 7.11Section 7.12Section 7.13Section 7.14Section 7.15Section 7.16Section 7.17Section 7.19Amendments, Changes and Modifications . 18Recordation o
INVITATION TO PARTICIPATE . Because of continuing interest expressed to the Authority about its single-family programs, the Authority is continuing its Step Up Program (the “Program”). The Authority invites you to continue participation in the Program for originati
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Invitation to Apply APPLICATION. NOTE: All prospective applicants are ENCOURAGED to submit questions regarding this Invitation to Apply to Brenda T. Smith at Brenda.t.smith@dhhs.nc.gov by 5:00 pm on JANUARY 3, 2019 in order for them to be answered. All questions should have a subject line of, QUESTIONS-PORS Invitation to Apply.
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