Mortgage
Lenders and Originators Now Subject to Anti-Money Laundering and Fraud
Reporting Regulations
By Courtney Linn and Cameron Desmond
On February 7, 2012, the Financial Crimes Enforcement
Network (FinCEN), a bureau of the Department of the Treasury, finalized
regulations requiring non-bank residential mortgage lenders and
originators ("RMLOs") to establish anti-money laundering
("AML") programs and file suspicious activity reports
("SAR") under the Bank Secrecy Act ("BSA").
With this Final Rule, FinCEN has closed the regulatory gap
once left open by the exemption of RMLOS from the AML and SAR obligations
under the BSA. FinCEN studies concluded that RMLOs, as
providers of mortgage finance, are in a position to identify money
laundering risks and fraud. Accordingly, FinCEN issued an Advanced
Notice of Proposed Rulemaking on July 21, 2009, proposing that RMLOs be
subject to the same AML and SAR requirements as banks and other financial
institutions. The Notice of Proposed Rulemaking was issued on
December 9, 2010, soliciting comments on the proposed regulations.
After considering and responding to comments, FinCEN issued the Final
Rule, which goes into effect 60 days after publication in the
Federal Register, and has a compliance date of six months after
publication.
The new regulations include RMLOs in the definition of
"loan or finance company" and allow for the addition of other
types of loan and finance related business and professions in future
amendments. RMLOs will now be required to implement AML programs
and report suspicious activity, including fraudulent attempts to obtain a
mortgage or launder money by use of the proceeds of other crimes to
purchase residential real estate. The Final Rule does not
require RMLOs to comply with any other BSA reporting or recordkeeping
regulations.
According to FinCEN, the new regulatory obligations will not
be overly burdensome, as RMLOs already gather much of the reportable
information in the normal course of business.
Those Affected
Pursuant to the Final Rule's definition of "residential
mortgage orginator," any business that, on behalf of one or more
lenders, accepts a completed mortgage loan application, even if the
business does not in any manner engage in negotiating the terms of a
loan, is subject to the regulatory requirements. The Final Rule
also covers businesses that offer or negotiate specific loan terms on
behalf of either a lender or borrower, regardless of whether they also
accept a mortgage loan application. FinCEN estimates that
approximately 31,000 entities will be affected.
The Final Rule expressly exempts or excludes the following:
- banks and insured
depository institutions;
- persons registered with
and functionally regulated or examined by the U.S. Securities and
Exchange Commission or the Commodity Futures Trading Commission;
- individuals employed by
covered loan or finance companies and affiliated financial
institutions; and
- individuals who finance
the sale of their own property.
The Final Rule also excludes from the definition of
"loan or finance company" the following:
- real estate agents and
escrow companies;
- any government sponsored
enterprise regulated by the Federal Housing Finance Agency
("FHFA"), which already must comply with specific
reporting requirements under the FHFA;
- any Federal or state
agency or authority administering mortgage or housing assistance,
fraud prevention or foreclosure prevention programs;
- legitimate, non-profit
organizations that limit their activities to assisting with the
preparation of loan applications or referral of prospective borrowers
to qualified lenders, for free or for a fee, that provide
short-term, non-mortgage loans to qualified borrowers or homeowners,
or that otherwise facilitate the extension of a residential mortgage
loan (but do not make the loan or offer or negotiate the terms of
the loan); and
- mortgage servicing
companies.
AML Program
Pursuant to section 129.210, RMLOs must develop and
implement an anti-money laundering program reasonably designed to prevent
the RMLO from being used to facilitate money laundering. Specifically,
every RMLO is required to implement risk-based programs that take into
account the unique risks associated with its products and services, as
well as its size and market. Thus, FinCEN expects that each program
will be unique. The goal of the specific policies and procedures of
an effective AML program should be the prevention of fraud and money
laundering.
Suspicious Activity Reports
Section 1029.320 sets forth the rules and obligations of
RMLOs to report suspicious transactions. Specifically, RMLOs must
now report suspicious transactions that are conducted or attempted by,
at, or through the RMLO and involve or aggregate at least $5,000 in funds
or other assets. Transactions are reportable regardless of whether
they involve currency. An RMLO is required to report a transaction
if it knows, suspects, or has reason to suspect that the transaction or
pattern of transactions:
1.
involves funds derived from illegal activity or is intended
or conducted to hide or disguise funds or assets derived from illegal
activity;
2.
is designed, whether through structuring or other means, to
evade the requirements of the BSA;
3.
has no business or apparent lawful purposes, and the loan or
finance company knows of no reasonable explanation for the transaction
after examining the available facts; or
4.
involves the use of the RMLO to facilitate criminal
activity.
The RMLO must report the suspicious activity within 30 days
after it has become aware of the transaction. The RMLO must report
the transaction by completing a SAR and filing it with FinCEN.
FinCEN is in the process of modernizing its SAR filing system and intends
to establish a uniform electronic form for use by all financial
institutions with a SAR filing obligation.
Disclosure Limitations
Section 1029.320(d)(1) reinforces the statutory prohibition
against the disclosure by a financial institution of a SAR. The SAR
– as well as information that would reveal the existence of that SAR –
must be kept confidential and not be disclosed except as so authorized.
The confidentiality provision does not prohibit the disclosure of the
underlying facts, transactions, or documents upon which an SAR is based
(provided the existence of the SAR is not disclosed), or the sharing of
SAR information within the company's corporate structure for limited
purposes as determined by FinCEN.
Penalties
FinCEN is authorized under section 1029.320(f) to impose a
range of civil and criminal penalties. The severity of those
penalties depends on the specific circumstances of the non-compliance.
For more information, please contact Courtney Linn
or Katharine
Crost.
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