TITLE 7.BANKING AND SECURITIES

Part 6. CREDIT UNION DEPARTMENT

Chapter 91. CHARTERING, OPERATIONS, MERGERS, LIQUIDATIONS

Subchapter A. GENERAL RULES

7 TAC §91.101

The Credit Union Commission adopts an amendment to rule §91.101 relating to definitions and interpretations without changes to the text published in the July 9, 2004 issue of the Texas Register (29 TexReg 6481).

The amendment clarifies the definitions of "Construction or development loan" and "Loan to Value ratio". A grammatical revision is also made to the definition of "Reserves".

No comments were received on the proposal.

The amendment is adopted under the provision of the Texas Finance Code, Section 15.402, which authorizes the commission to adopt reasonable rules for administering Title 2, Chapter 15 and Title 3, Subchapter D of the Texas Finance Code and Texas Finance Code Section 123.201, which authorizes the Commission to adopt rules governing credit unions’ lending of funds.

The specific sections affected by the amendment are Texas Finance Code, Sections 123.201, 124.001, 124.003, and 124.052.

This agency hereby certifies that the adoption has been reviewed by legal counsel and found to be a valid exercise of the agency's legal authority.

Filed with the Office of the Secretary of State on October 25, 2004.

TRD-200406406

Harold E. Feeney

Commissioner

Credit Union Department

Effective date: November 14, 2004

Proposal publication date: July 9, 2004

For further information, please call: (512) 837-9236


Subchapter B. ORGANIZATION PROCEDURES

7 TAC §91.201

The Credit Union Commission adopts an amendment to rule §91.201 relating to incorporation procedures without changes to the text published in the July 9, 2004 issue of the Texas Register (29 TexReg 6483).

The amendment sets out the items that need to be included in the three year business plan submitted with an application to incorporate. Specifically, the business plan must describe the credit union’s business, including the products, member services, and other activities; provide pro forma financial information for the three years of operation, including annual totals for the income statement; describe in detail all of the assumptions used to prepare the projected financial information; discuss the capital goals and the means to achieve them; discuss the overall marketing/advertising strategy to reach potential members; and describe the economic forecast.

No comments were received on the proposal.

The amendment is adopted under the provision of the Texas Finance Code, Section 15.402, which authorizes the Commission to adopt reasonable rules for administering Title 2, Chapter 15 and Title 3, Subchapter D of the Texas Finance Code and Texas Finance Code Section 122.001, which authorizes the Commission to prescribe the form of charter applications.

The specific section affected by the amendment is Texas Finance Code, Section 122.001.

This agency hereby certifies that the adoption has been reviewed by legal counsel and found to be a valid exercise of the agency's legal authority.

Filed with the Office of the Secretary of State on October 25, 2004.

TRD-200406405

Harold E. Feeney

Commissioner

Credit Union Department

Effective date: November 14, 2004

Proposal publication date: July 9, 2004

For further information, please call: (512) 837-9236


Subchapter C. MEMBERS

7 TAC §91.302

The Credit Union Commission adopts an amendment to rule §91.302, relating to election or other vote by electronic device, absentee ballot, or mail ballot with non-substantive changes to the text published in the July 9, 2004, issue of the Texas Register (29 TexReg 6484).

The amendment adds a new subsection (a) requiring that a board of directors have established written election rules, including procedures to control, tabulate, and retain ballots; capture invalid ballots; and handle disputed election results and tie votes, before holding an election or other vote by electronic device, absentee ballot, or mail ballot. The amendment also makes this rule applicable to special meetings and votes other than just elections.

No comments were received regarding adoption of the amendment.

The amendment is adopted under the provision of the Texas Finance Code, Section 15.402, which authorizes the Commission to adopt reasonable rules for administering Title 2, Chapter 15 and Title 3, Subchapter D of the Texas Finance Code and Texas Finance Code Section 122.052, which authorizes the Commission to adopt rules governing balloting.

The specific section affected by the amendment is Texas Finance Code, Section 122.052.

§91.302.Election or Other Vote By Electronic Device, Absentee Ballot, or Mail Ballot.

(a) The board of directors, before holding an election or other vote by the membership that utilizes an electronic device, absentee ballot, or mail ballot, shall establish written election rules, including procedures to: control, tabulate and retain ballots; capture invalid ballots; and handle disputed election results and tie votes.

(b) The use of an electronic device, absentee or mail ballot by any credit union shall ensure fair and equitable opportunity for any qualified member to seek office, including a provision for nomination by petition, and providing the appropriate notice and information to all members.

(c) Any elections or other vote held by electronic device or mail ballot are subject to the following conditions:

(1) The election tellers shall be appointed by the board of directors;

(2) At least 30 days prior to the annual or special meeting, the board of directors will cause either a printed ballot or notice of a ballot, along with appropriate instructions, to be mailed to all members eligible to vote;

(3) Ballots must be received no later than midnight 5 calendar days prior to the annual or special meeting;

(4) The votes will be tallied by the tellers and the results of the vote will be made public at the annual or special meeting.

(d) In the event of a malfunction of the electronic balloting system, the board of directors may in its discretion order elections or other vote to be held by mail ballot only. The board may make reasonable adjustments to the voting time frames in subsection (c) of this section, or postpone the annual or special meeting if necessary, to complete the elections prior to the annual or special meeting.

This agency hereby certifies that the adoption has been reviewed by legal counsel and found to be a valid exercise of the agency's legal authority.

Filed with the Office of the Secretary of State on October 25, 2004.

TRD-200406402

Harold E. Feeney

Commissioner

Credit Union Department

Effective date: November 14, 2004

Proposal publication date: July 9, 2004

For further information, please call: (512) 837-9236


Subchapter H. INVESTMENTS

7 TAC §91.802

The Credit Union Commission adopts an amendment to rule §91.802, relating to other investments with non-substantive changes to the text published in the July 9, 2004, issue of the Texas Register (29 TexReg 6485).

The amendment clarifies that a credit union's investment policy must contain an appropriate risk management framework of the level of risk in the investment portfolio, including methods for evaluating, monitoring, and managing the various risks associated with its investment activities. The amendment adds some new definitions for clarity. In addition, a subsection (f) was added which imposes a new requirement that third-party entities, used by a credit union to purchase or sell investments, must be registered with the Securities and Exchange Commission or be a financial institution. It also allows the purchase and sale of investments through broker-dealers if certain due diligence conditions are met. Finally, a new subsection (g) was added to deal with discretionary control over investments and investment advisers.

One comment was received on the proposal from a consultant to the credit union industry suggesting a non-substantive grammatical change. The Commission on its own initiative made a non-substantive change to clarify the scope of the annual investigation of a broker dealer.

The amendment is adopted under the provision of the Texas Finance Code, Section 15.402, which authorizes the Commission to adopt reasonable rules for administering Title 2, Chapter 15 and Title 3, Subchapter D of the Texas Finance Code and Texas Finance Code Section 124.351, which authorizes the Commission to adopt rules authorizing other investments permissible for credit unions that are responsive to (a) changes in economic conditions or competitive practices and (b) the need for safety and soundness of credit union investments.

The specific section affected by the amendment is Texas Finance Code, Section 124.351.

§91.802.Other Investments.

(a) Definitions. The following words and terms, when used in this section, shall have the following meanings, unless the context clearly indicates otherwise.

(1) Asset-backed security--A bond, note, or other obligation issued by a financial institution, trust, insurance company, or other corporation secured by either a pool of loans, extensions of credit which are unsecured or secured by personal property, or a pool of personal property leases.

(2) Bailment for hire contract--A contract whereby a third party, bank, or other financial institution, for a fee, agrees to exercise ordinary care in protecting the securities held in safekeeping for its customers; also known as a custodial agreement.

(3) Bankers' acceptance--A time draft that is drawn on and accepted by a bank, and that represents an irrevocable obligation of the bank.

(4) Cash forward agreement--An agreement to purchase or sell a security with delivery and acceptance being mandatory and at a future date in excess of 30 days from the trade date.

(5) Counterparty--An entity with which a credit union conducts investment-related activities in such a manner as to create a credit risk exposure for the credit union to the entity.

(6) Eurodollar deposit--A deposit denominated in U. S. dollars in a foreign branch of a United States financial institution.

(7) Federal funds transaction--A short-term or open-ended transfer of funds to a financial institution.

(8) Financial institution --A bank or savings association, the deposits of which are insured by the Federal Deposit Insurance Corporation, a federal or state-chartered credit union, or the National Credit Union Central Liquidity Facility.

(9) Investment--Any security, obligation, account, deposit, or other item authorized for investment by the Act or this section other than an investment authorized by §124.351(a)(1) of the Act.

(10) Mortgage related security--A security which meets the definition of mortgage related security in United States Code Annotated, Title 15, §78c(a)(41); i.e., a privately-issued security backed by mortgages secured by real estate upon which is located a dwelling, a mixed residential and commercial structure, a residential manufactured home, or a commercial structure.

(11) Nationally recognized statistical rating organization (NRSRO)--A rating organization recognized by the Securities and Exchange Commission.

(12) Ordinary care--The degree of care, which an ordinarily prudent and competent person engaged in the same line of business or endeavor should exercise under similar circumstances.

(13) Repurchase transaction--A transaction in which a credit union agrees to purchase a security from a counterparty and to resell the same or any identical security to that counterparty at a later date and at a specified price.

(14) Reverse repurchase transaction--A transaction whereby a credit union agrees to sell a security to a counterparty and to repurchase the same or any identical security from that counterparty at a future date and at a specified price.

(15) Security--An investment that has a CUSIP number or that is represented by a share, participation, or other interest in property or in an enterprise of the issuer or an obligation of the issuer that:

(A) either is represented by an instrument issued in bearer or registered form or, if not represented by an instrument, is registered in books maintained to record transfers by or on behalf of the issuer;

(B) is of a type commonly traded on securities exchanges or markets or, when represented by an instrument, is commonly recognized in any area in which it is issued or traded as a medium for investment; and

(C) either is one of a class or series or by its terms is divisible into a class or series of shares, participations, interests, or obligations.

(16) Settlement date--The date originally agreed to by a credit union and a vendor for settlement of the purchase or sale of a security.

(17) Trade date--The date a credit union originally agrees, whether orally or in writing, to enter into the purchase or sale of a security.

(18) Yankee dollar deposit--A deposit in a United States branch of a foreign bank, the deposits of which are insured by the Federal Deposit Insurance Corporation, that is licensed to do business in the state in which it is located, or a deposit in a state chartered, foreign controlled bank.

(b) Policy. A credit union may invest funds not used in loans to members, subject to the conditions and limitations of the written investment policy of the board of directors. The investment policy may be part of a broader, asset-liability management policy. The board of directors must review the investment policy at least annually to ensure that the policies adequately address the following issues:

(1) The types of investments that are authorized by the board of directors.

(2) A specific limit on the amount that may be invested in any single investment or investment type.

(3) The delegation of investment authority to the credit union's officials or employees, including the person or persons authorized to purchase or sell investments, and a limit of the investment authority for each individual or committee.

(4) A list of authorized broker-dealers or other third-parties that may be used to purchase or sell investments, and an internal process for assessing the credentials and previous record of the individual or firm.

(5) An appropriate risk management framework for the level of risk in the investment portfolio. This will include specific methods for evaluating, monitoring, and managing the credit risk, interest-rate risk, and liquidity risk from the investment activities.

(6) A list of authorized third-party safekeeping agents.

(7) If the credit union operates a trading account, the policy shall specify the persons authorized to engage in trading account activities, trading account size limits, stop loss and sale provisions, time limits on inventoried trading account investments, and internal controls that specify the segregation of risk-taking and monitoring activities related to trading account activities.

(8) The procedure for reporting to the board of directors investments and investment activities that become noncompliant with the credit union's investment policy subsequent to the initial purchase.

(c) Authorized activities.

(1) General authority. A credit union may contract for the purchase or sale of a security provided that delivery of the security is by regular-way settlement. Regular-way settlement means delivery of a security from a seller to a buyer within the time frame that the securities industry has established for that type of security. All purchases and sales of investments must be delivery versus payment (i.e., payment for an investment must occur simultaneously with its delivery).

(2) Cash forward agreements. A credit union may enter into a cash forward agreement to purchase or sell a security, provided that:

(A) the period from the trade date to the settlement date does not exceed 90 days;

(B) if the credit union is the purchaser, it has written cash flow projections evidencing its ability to purchase the security;

(C) if the credit union is the seller, it owns the security on the trade date; and

(D) the cash forward agreement is settled on a cash basis at the settlement date.

(3) Repurchase transactions. A credit union may enter a repurchase transaction provided:

(A) the purchase price of the security obtained in the transaction is at or below the market price;

(B) the repurchase securities are authorized investments under Texas Finance Code §124.351 or this section;

(C) the credit union has entered into signed contracts with all approved counterparties;

(D) the counterparty is rated no lower than BBB by Standard & Poor's or an equivalent rating by another NRSRO; and

(E) the credit union receives a daily assessment of the market value of the repurchase securities, including accrued interest, and maintains adequate margin that reflects a risk assessment of the repurchase securities and the term of the transaction.

(4) Reverse repurchase transactions. A credit union may enter into a reverse repurchase transaction, which is a borrowing transaction subject to the Act, provided:

(A) any securities received are authorized investments under Texas Finance Code §124.351 and this section;

(B) the credit union has entered into signed contracts with all approved counterparties; and

(C) for transaction with a maturity greater than one month, the credit union receives a monthly assessment of the market value of the securities received, including accrued interest, and maintains adequate margin that reflects a risk assessment of the securities and the term of the transaction.

(5) Federal funds. A credit union may enter into a federal funds transaction with a financial institution, provided that the interest or other consideration received from the financial institution is at the market rate for federal funds transactions and that the transaction has a maturity of one or more business days or the credit union is able to require repayment at any time.

(6) Yankee dollars. A credit union may invest in yankee dollar deposits.

(7) Eurodollars. A credit union may invest in eurodollar deposits.

(8) Bankers' acceptance. A credit union may invest in bankers' acceptances.

(9) Open-end Investment Companies (Mutual Funds). A credit union may invest funds in an open-end investment company established for investing directly or collectively in any authorized investment, including qualified money market mutual funds as defined by Securities and Exchange Commission regulations.

(10) Government-sponsored enterprises. A credit union may invest in government-sponsored enterprise obligations such as Federal Home Loan Banks, the Federal Home Loan Mortgage Corporation, the Federal National Mortgage Association and the Student Loan Marketing Association.

(11) Commercial paper. A credit union may invest in commercial paper issued by corporations domiciled within the United States and having a rating of no less than A1 or P1 by Standard & Poor's or Moody's, respectively, or an equivalent rating by a NRSRO.

(12) Corporate bonds. A credit union may invest in corporate bonds which are rated in one of the three highest rating categories by a NRSRO (e.g. Standard & Poor's ratings AAA, AA, and A) and have remaining maturities of five years or less.

(13) Municipal bonds. A credit union may invest in municipal bonds which are rated in one of the three highest rating categories by a NRSRO and have remaining maturities of five years or less.

(14) Mortgage related securities. A credit union may invest in mortgage related securities, except not in the "accrual bond" (or Z-bonds) or the residual interest of the mortgage related security which are rated in one of the three highest rating categories by a NRSRO.

(15) Asset-backed securities. A credit union may invest in asset-backed securities rated in one of the two highest rating categories by a NRSRO provided the underlying collateral is domestic- and consumer-based.

(d) Documentation. A credit union shall maintain files containing credit and other information adequate to demonstrate evidence of prudent business judgment in exercising the investment powers under the Act and this rule. Except for investments that are issued, insured or fully guaranteed as to principal and interest by the U.S. Government or its agencies, enterprises, or corporations or fully insured (including accumulated interest) by the National Credit Union Administration or the Federal Deposit Insurance Corporation, a credit union must conduct and document a credit analysis of the issuing entity and/or investment before purchasing the investment. The credit union must update the credit analysis at least annually as long as the investment is held. Credit and other due diligence documentation for each investment shall be maintained as long as the credit union holds the investment and until it has been both audited and examined. Before purchasing or selling a security, a credit union must obtain either price quotations on the security (or a similarly-structured security) from at least two broker-dealers or a price quotation on the security (or similarly-structured security) from an industry-recognized information provider.

(e) Classification. A credit union must classify a security as hold-to-maturity, available-for-sale, or trading, in accordance with generally accepted accounting principles and consistent with the credit union's documented intent and ability regarding the security.

(f) Purchase or Sale of Investments Through a Third-Party.

(1) A credit union may purchase and sell investments through a broker-dealer as long as the broker-dealer is registered with the Securities and Exchange Commission under the Securities Exchange Act of 1934 (15 U.S.C. 78a et seq.) or is a financial institution whose broker-dealer activities are regulated by a federal or state regulatory agency.

(2) Before purchasing an investment through a broker-dealer, a credit union must analyze and annually update the following information.

(A) The background of the primary sales representative and the local broker-dealer firm with whom the credit union is doing business, using information available from federal or state securities regulators and securities industry self-regulatory organizations, such as the National Association of Securities Dealers and the North American Securities Administrators Association, about any enforcement actions against the broker-dealer firm, its affiliates, or associated personnel.

(B) If the broker-dealer is acting as the credit union's counterparty, the ability of the broker-dealer and its subsidiaries or affiliates to fulfill commitments, as evidenced by capital strength, liquidity, and operating results. The credit union should consider current financial data, annual reports, reports of nationally-recognized statistical rating organizations, relevant disclosure documents, and other sources of financial information.

(3) Requirements (1) and (2) of this subsection do not apply when a credit union purchases a certificate of deposit or share certificate directly from a bank, credit union, or other financial institution.

(g) Discretionary Control Over Investments and Investment Advisers.

(1) Except as provided in paragraph (2) of this subsection, a credit union must retain discretionary control over its purchase and sale of investments. A credit union has not delegated discretionary control to an investment adviser when the credit union reviews all recommendations from investment adviser and is required to authorize a recommended purchase or sale transaction before its execution.

(2) A credit union may delegate discretionary control over the purchase and sale of investments in and aggregate amount not to exceed 100% of its reserves and undivided earnings at the time of delegation to persons other than the credit union's officials or employees, provided each such person is an investment adviser registered with the Securities and Exchange Commission under the Investment Advisers Act of 1940 (15 U.S.C. 80b).

(3) Before transacting business with an investment adviser to which discretionary control has been granted, an annually thereafter, a credit union must analyze the adviser's background and information available from federal and state securities regulators and securities industry self-regulatory organizations, including any enforcement actions against the adviser, associated personnel, and the firm for which the adviser works.

(4) A credit union may not compensate an investment adviser with discretionary control over the purchase and sale of investments on a per transaction basis or based on capital gains, capital appreciation, net income, performance relative to an index, or any other incentive basis.

(5) A credit union must obtain a report from its investment adviser at least monthly that details the investments under the adviser's control and their performance.

This agency hereby certifies that the adoption has been reviewed by legal counsel and found to be a valid exercise of the agency's legal authority.

Filed with the Office of the Secretary of State on October 25, 2004.

TRD-200406403

Harold E. Feeney

Commissioner

Credit Union Department

Effective date: November 14, 2004

Proposal publication date: July 9, 2004

For further information, please call: (512) 837-9236


Part 8. JOINT FINANCIAL REGULATORY AGENCIES

Chapter 153. HOME EQUITY LENDING

7 TAC §§153.91, 153.92, 153.94 - 153.96

The Joint Financial Regulatory Agencies comprised of the Finance Commission of Texas and the Texas Credit Union Commission (the "Commissions") adopts new 7 TAC §§153.91, 153.92 and 153.94 - 153.96, administrative interpretations of subsection (t), Section 50, Article XVI, Texas Constitution. The rules are adopted with non-substantive changes to the proposal as published in the July 2, 2004, issue of the Texas Register (29 TexReg 6187).

The Commissions made non-substantive changes to clarify and simplify the addressed provisions as the result of comments. The Commissions also made editing and clerical corrections, including retitling some of the sections to accurately reflect the constitutional sections to which they pertain.

The Commissions received written comments. The following commenter generally supported adoption: Gail Andrews of Sebring Capital. The following commenters generally supported adoption, but also requested clarifications or recommended modifications: Lorena Rush of Wells Fargo & Company and Joseph M. Dixon, III of SouthTrust Bank. The following commenters only requested clarifications or recommended modifications: Robert W. Doggett of Texas RioGrande Legal Aid, Inc.; Larry Temple on behalf of the Texas Mortgage Bankers Association; J. Scott Sheehan of McGlinchey Stafford, PLLC; J. Eric T. Sandberg, Jr. of Texas Savings & Community Bankers Association and J. Alton Alsup of Brown, Fowler & Alsup.

The constitutional provisions do not detail every aspect of home equity lending. Compliance with Section 50 along with other Texas and federal statutes and Texas constitutional provisions is required in making a home equity loan. These interpretations construe the language of Section 50(a)(6)(Q)(x) and provide the required practical framework for home equity lending that reflects the constitutional language and the intent of the legislature and the voters. For example, Section 50(a)(6)(Q)(x) contains terms that are not defined, even though definitions are necessary for clear meaning and consistent application. Additionally, the constitutional provisions are silent as to the effect of other laws on home equity lending.

The Commissions have applied Chapter 311, Government Code (Code Construction Act) in the use of language in Chapter 153. For example, in Chapter 153, words used in the singular include the plural and the plural includes the singular, the heading of a title, subtitle, chapter, subchapter, or section does not limit or expand the meaning of an interpretation, and the use of the word "include" means "including but not limited to."

Issues raised in comments to the proposed interpretations have been addressed in this preamble regardless of whether a change was made to the interpretation in response to the comments. Constitutional provisions not interpreted at this time may be addressed either at the request of an interested party or on the motion of the Commissions.

Proposed §§153.91, 153.92, and 153.94 - 153.96 interpret Section 50(a)(6)(Q)(x), the constitutional provisions that govern the nature of and process by which a lender of a home equity loan may cure its failure to fully comply with its obligations under Section 50. Each section is more fully explained in the following paragraphs.

Section 153.91 delineates the minimum information necessary to constitute adequate notice from a borrower to a lender that the lender has failed to comply with its obligations under the home equity extension of credit. Although the borrower must give the lender reasonable notice of certain facts of the alleged failure to comply and of the identity of the loan, it is not necessary for the borrower to refer to the Constitution when notifying the lender.

Three commenters expressed that the interpretation should require the notice to be in writing. The Commissions do not agree. There are several instances involving notices where the constitutional language requires the notice be in writing. In this instance there is no constitutional language requiring the notice be in writing. The Constitution, in this instance, only requires that "the lender or holder is notified by the borrower." If a borrower were to provide notice orally, the borrower would have the burden to prove when it was given, to whom, and the content of the notice. The Commissions decline to modify the interpretation because the Constitution does not require that the notice be in writing.

Two commenters expressed that the borrower should be required to specifically provide the loan number under §153.91(a)(2) in order to identify the loan. The Commissions believe the interpretation requires sufficient information to put the lender or holder on notice (e.g., identification of the loan). One way that a borrower may identify a home equity loan is to provide the loan number, but other information may be sufficient. Additionally, all home equity loans may not have a loan number. The Commissions want the interpretation to have sufficient flexibility in order to accommodate the different fact situations. The Commissions decline to make the recommended change.

One commenter expressed that the borrower should be required to provide certain information to the lender in order to constitute notice. The commenter recommended, among other items, "a narrative description of any suspected or complained of error or failure to comply." The interpretation requires a description of the failure to comply. This description must reasonably inform the lender of the suspected error. The Commissions believe the interpretation is adequate and that the interpretation provides flexibility which will accommodate the different scenarios. Additionally, if the information provided by the borrower is insufficient, under §153.92 the 60-day time period does not begin.

One commenter expressed that the borrower should have to identify the loan as a home equity loan. The interpretation requires the borrower to identify the loan and that information should allow the lender to determine whether the loan is a home equity loan. Any notice addressing one of the unique Texas home equity limitations should place the lender on notice that the loan is a Texas home equity loan. The Commissions decline to make the recommended changes. The interpretation is purposely left flexible (e.g., the loan must be identified) to accommodate the different factual situations.

Section 153.92 explains that the 60-day cure period starts on the day following receipt of the notice and ends at midnight on the 60th day unless the 60th day is a Sunday or federal legal public holiday, then the deadline is midnight on the following day that is not a Sunday or federal legal public holiday. The Commissions believe that the section is necessary to provide guidance on the counting of the 60-day period and to specify how Sundays and holidays may be excluded as most lenders are closed on those days.

One commenter expressed a correction to the constitutional reference. The Commissions agree to make the suggested change.

Section 153.94 interprets Section 50(a)(6)(Q)(x)(a) - (e). Section 153.94 informs the lender of the actions it must take by the 60th day after the date it receives notice from the owner of the lender's failure. The lender has the burden to prove it complied with §153.94.

One commenter expressed that as the borrower is not required to provide an address with the notice, the lender should only be required to provide the cure to the last known address of the borrower and the lender should only be required to deliver the response to a notice to one borrower. The Commissions decline to make the suggested changes. The Commissions believe the lender should act reasonably and use best efforts to communicate to the appropriate location of the borrower and with the appropriate number of borrowers, so that the borrower or borrowers, if more than one, have the best opportunity to receive information related to a potential violation of their home equity loan.

One commenter expressed that §153.94 should only allow a monetary cure by the lender "paying" funds to the borrower. The Commissions decline to modify §153.94(a)(2). The definition of "paying" is the discharge of an obligation. The Commissions believe that paying includes many methods of disbursing funds to or on behalf of an obligor. This could include a credit to a borrower's account.

One commenter expressed a correction to the constitutional references in §§153.92, 153.94, and 153.96. The Commissions reviewed the references and agree to make the suggested change.

One commenter expressed concern that §153.94(a)(3) allows the parties to use any delivery method agreed upon after delivery of the notice of violation to correct a violation. The commenter believes that the correction could violate the Texas Constitution or other applicable interpretations. The Commissions decline to make the suggested modification. The Constitution is not specific in expressing the methods of delivery of funds or documents. Section 153.94(a)(3) is actually a consumer protection.

The Constitution uses the terms, "paying," "sending," and "delivering" without defining them. Without guidance from the Commissions, any method of paying, sending, or delivering would arguably be permitted without restriction. Section 153.94(a)(3) precludes the closing documents from dictating the method of delivery of cure documents or payments. The Commissions want to prevent unacceptable methods of delivery from being buried in these documents. Under the proposed interpretation, the methods permitted in §153.94(a)(1) and §153.94(a)(2) for delivery of documents or payments are the only reasonable methods permitted without an agreement of the parties reached after the notice of violation is given. The parties may agree to any other delivery method other than the ones specified in the interpretation. This section of the interpretation does not address how the parties might address a specific violation.

Section 153.94(a)(3) was intended to apply only to delivery methods of the documents, notices, acknowledgements or funds. However, the word "delivery" did not appear in the proposal. To clarify the Commissions' intent, the word "delivery" was added to §153.94(a)(3).

Section 153.94(a) provides two general ways that the parties might address an overall cure: delivery of documents to the owner or crediting the account of the borrower. This section does not authorize any unconstitutional or illegal methods of curing a constitutional violation. Without each section saying so, the Commissions believe that it is clearly understood that all corrections must comply with the Constitution and applicable law.

Section 153.95 explains that a lender who timely corrects a failure to comply with the Constitution has not invalidated the lien. The lender must comply with its obligations under the Constitution. The Constitution provides an opportunity for the lender to bring the loan into compliance.

The Commissions believe that a lender or holder may use the cure provisions for violations they discover prior to being notified by the borrower. The lender or holder may offer to cure a violation they discover in the absence of notice from a borrower. This offer to cure, in the absence of notice, does not begin the 60-day cure time period. The Commissions have added §153.95(b) to address this.

One commenter expressed that a lender should be protected from a borrower who fails to cooperate with the lender's attempt to cure in compliance with the Constitution. The Commissions agree that this provision would be useful and have added it as §153.95(c).

One commenter expressed that the lender was under no obligation to correct the violation of the Constitution after notice. The Commissions agree and have modified the interpretation to express this.

One commenter inquired whether §153.95 applied to certain types of "non-curable" defects or violations (e.g., 80 percent LTV, 12 day disclosure; written acknowledgement of fair market value; four thousand dollar advance limitation; 50 percent LTV). The Commissions do not believe the referenced violations are non-curable. The Commissions believe that §153.95 applies to all of the referenced violations. The Commissions do not believe a modification of the interpretation is necessary.

Section 153.96 interprets Section 50(a)(6)(Q)(x)(f). Section 153.96 informs the lender of the actions it must take by the 60th day after the date it receives notice from the owner of the lender's failure when the lender cannot cure the failure under Section 50(a)(6)(x)(a) - (e). The lender has the option to refund or credit the $1,000. A borrower and lender may refinance by complying with Section 50(a)(6) or it may modify the terms of the existing equity loan. It is the intent of §153.96(c) to discuss that although the lender may choose a method of delivery not specified in this section if agreed to by the borrower after the lender receives notice of the failure to comply, the lender has the burden of proving its compliance with the Constitution and other interpretations of the Constitution.

One commenter expressed that the Constitution only allows for refinance and that modification should be removed from the interpretation. The commenter correctly recognizes the difference between a modification and a refinance; however, the Constitution allows for the lender to refinance a loan to cure violations. A refinance creates a new loan whereas a modification amends the original loan. Since the Constitution allows the more expansive action (e.g., refinance), the Commissions believe that the lender should also be able to use the modification to bring the loan into compliance. Additionally, in a refinance, the lien relates back to the original loan. In a modification, the original lien remains. Both of these changes to home equity loans serve as methods to correct violations of the Constitution and there does not appear to be any policy reason to prohibit the use of modifications. The Commissions believe that in certain instances, it may benefit both the borrower and lender to execute a modification rather than refinance, possibly saving time, money, or both. The Commissions decline to make the recommended changes.

One commenter expressed that the interpretation would be clearer by adding the following language to §153.96(c): The lender or holder may cure a failure to comply by using any other method that the borrower agrees to in writing after the lender or holder receives the notice of its failure to comply. Upon review and further consideration, the Commissions intended this section to refer only to delivery methods; the Commissions believe that the section was confusing and unnecessary. The Commissions deleted §153.96(c).

The Commissions added §153.96(d) to make it clear that once the offer to modify or refinance has been accepted by the borrower, the lender must make a good faith attempt to modify or refinance within a reasonable time not to exceed 90 days.

One commenter expressed a correction to four constitutional references. The Commissions agree to make the suggested change.

Another commenter suggested that it would be helpful for the interpretations to provide "safe-harbor" procedures for lenders. The Commission will consider the "safe-harbor" issue in a future interpretation.

The new sections (interpretations) are adopted pursuant to Texas Finance Code, §11.308 and §15.413 (as added by Acts 2003, 78th Legislature, Chapter 1207, §2), which separately and independently authorize each commission to issue interpretations of the Texas Constitution, Article XVI, §50(a)(5) - (7), (e) - (p), (t), and (u), subject to Texas Government Code, Chapter 2001.

The Texas Constitution, Article XVI, §50(a)(6)(Q)(viii) and §50(a)(6)(Q)(x), are affected by the adopted sections.

§153.91.Adequate Notice of Failure to Comply.

(a) A borrower notifies a lender or holder of its alleged failure to comply with an obligation by taking reasonable steps to notify the lender or holder of the alleged failure to comply. The notification must include a reasonable:

(1) identification of the borrower;

(2) identification of the loan; and

(3) description of the alleged failure to comply.

(b) A borrower is not required to cite in the notification the section of the Constitution that the lender or holder allegedly violated.

§153.92.Counting the 60-Day Cure Period.

(a) For purposes of Section 50(a)(6)(Q)(x), the day after the lender or holder receives the borrower's notification is day one of the 60-day period. All calendar days thereafter are counted up to day 60. If day 60 is a Sunday or federal legal public holiday, the period is extended to include the next day that is not a Sunday or federal legal public holiday.

(b) If the borrower provides the lender or holder inadequate notice, the 60-day period does not begin to run.

§153.94.Methods of Curing a Violation Under Section 50(a)(6)(Q)(x)(a) - (e).

(a) The lender or holder may correct a failure to comply under Section 50(a)(6)(Q)(x)(a) - (e), on or before the 60th day after the lender or holder receives the notice from an owner, if the lender or holder delivers required documents, notices, acknowledgements, or pays funds by:

(1) placing in the mail, placing with other delivery carrier, or delivering in person the required documents, notices, acknowledgements, or funds;

(2) crediting the amount to borrower's account; or

(3) using any other delivery method that the borrower agrees to in writing after the lender or holder receives the notice.

(b) The lender or holder has the burden of proving compliance with this section.

§153.95.Cure a Violation Under Section 50(a)(6)(Q)(x).

(a) If the lender or holder timely corrects a violation of Section 50(a)(6)(Q)(x) as provided in Section 50(a)(6)(Q)(x), then the violation does not invalidate the lien.

(b) A lender or holder who complies with Section 50(a)(6)(Q)(x) to cure Section 50(a)(6)(Q)(x) before receiving notice of the violation from the borrower receives the same protection as if the lender had timely cured after receiving notice.

(c) A borrower's refusal to cooperate fully with an offer that complies with Section 50(a)(6)(Q)(x) to modify or refinance an equity loan does not invalidate the lender's protection for correcting a failure to comply.

§153.96.Correcting Failures Under Section 50(a)(6)(Q)(x)(f).

(a) To correct a failure to comply under Section 50(a)(6)(Q)(x)(f), on or before the 60th day after the lender or holder receives the notice from the borrower the lender or holder may:

(1) refund or credit the $1,000 to the account of the borrower; and

(2) make an offer to modify or an offer to refinance the extension of credit on the terms provided in Section 50(a)(6)(Q)(x)(f) by placing the offer in the mail, other delivery carrier, or delivering the offer in person to the owner.

(b) To correct a failure to comply under Section 50(a)(6)(Q)(x)(f):

(1) the lender or holder has the option to either refund or credit $1,000; and

(2) the lender or holder and borrower may:

(A) modify the equity loan without completing the requirements of a refinance; or

(B) refinance with an extension of credit that complies with Section 50(a)(6).

(c) The lender or holder has the burden of proving compliance with this section.

(d) After the borrower accepts an offer to modify or refinance, the lender must make a good faith attempt to modify or refinance within a reasonable time not to exceed 90 days.

This agency hereby certifies that the adoption has been reviewed by legal counsel and found to be a valid exercise of the agency's legal authority.

Filed with the Office of the Secretary of State on October 22, 2004.

TRD-200406377

Leslie L. Pettijohn

Commissioner

Joint Financial Regulatory Agencies

Effective date: November 11, 2004

Proposal publication date: July 2, 2004

For further information, please call: (512) 936-7640