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Sistar Mortgage Company Sistar Mortgage Company Sales Guide – Products A5, A6, J8 and I5 August 1, 2017 Thank you for participating in Sistar’s correspondent loan program. This is the Sales Guide of Sistar Mortgage Company (together “Sistar”). This Sales Guide contains the following two volumes: (I) Underwriting Guidelines; and (II) Policies and Procedures. The Underwriting Guidelines include the following sections: 1. General Requirements 2. Loan Programs 3. Mortgage Products 4. Borrower Eligibility; Borrowers, Guarantors and Non-Borrower Mortgagors 5. Credit Scores and History 6. Calculating, Verifying and Documenting Income, Verifying and Documenting Employment History, and Completing the Final Application 7. Determining and Documenting Borrower Assets 8. Determining and Borrower Occupancy 9. Determining Loan Purpose 10. Qualifying Calculations - Loan to Value Ratio, Amount of Cash-out, Income Ratios, Assets, Funds to Close Reserves and Payment Shock 11. Compliance 12. Property and Property Appraisal Requirements 13. Insurance Requirements 14. Mortgage Document Requirements 15. Exhibits The policies and procedures include the following sections: 1. Contacting Sistar 2. Interest Rate Locks 3. Sistar Fee Schedule 4. Submitting Loans to Sistar for a Guideline Review prior to close 5. Submitting Closed Loans to Sistar for Purchase 6. Receiving Borrower Payments Post Sistar Purchase 7. Final Documents 8. Changes to Policies and Procedures 2 Volume I Underwriting Guidelines 3 Table of Contents 1. General Requirements ...........................................................................................Page 8 1.1 Conformance with the Underwriting Guidelines and Policies and Procedures Required ............................................................Page 8 1.2 Net Tangible Benefit to the Borrowers Required ................................Page 9 1.3 Lender’s Must Offer Applicants the Lowest Cost Loan Available ..Page 9 1.4 Compliance with ECOA Required...............................................................Page 10 1.5 Lenders Must Make Their Own Credit Decisions and Use Independent Funding to Close Loans...............................................Page 10 1.6 Lenders Must Document a Loan’s Compliance with the Requirements of These Underwriting Guidelines by Compiling a Mortgage File ............................................................................Page 10 1.7 Non-qualified Subordinate Financing, Tax Liens and Judgements Prohibited............................................................................................................Page 10 1.8 Prepayment Penalties on Consumer Loans Prohibited.....................Page 10 1.9 Definitions .........................................................................................................Page 10 1.10 Underwriting Guidelines Amendable at Sistar’s Option...............Page 12 2. Loan Programs..........................................................................................................Page 13 2.1 Loan Program Eligibility Matrices .............................................................Page 13 2.2 SP J8…. Jumbo Prime .....................................................................................Page 14 2.3 SP A5…. Income per Bank Statements....................................................Page 18 2.4 SP A6…… Asset Depletion ...........................................................................Page 22 2.5 SP I5…...Investor DSC ....................................................................................Page 27 3. Mortgage Products ..................................................................................................Page 30 3.1 5/1 Hybrid ARM Product ..............................................................................Page 30 3.2 7/1 Hybrid ARM Product ..............................................................................Page 30 3.3 30 Year Fixed Product ....................................................................................Page 30 4. Borrower Eligibility; Occupying Borrowers, Non-occupying Co-borrowers, Investment Borrowers, Guarantors and Non-Borrower Mortgagors .Page 32 4.1 Borrowers, Guarantors and Non-Borrower Mortgagors Defined .........................................................................................Page 32 4.2 Subject Property Owners Must Be Borrowers, or Non-Borrower Mortgagors ........................................................................................................Page 33 4.3 Non-borrower Mortgagor Requirements ...............................................Page 33 4.4 Borrower Requirements for Owner Occupied Properties ...............Page 33 4.5 Borrower Requirements for Investor Occupied Properties ............Page 34 4.6 General Borrower Requirements ...............................................................Page 35 4.7 Citizens / US Persons and Foreigners ......................................................Page 35 4 4.8 Country Restrictions .......................................................................................Page 36 4.9 OFAC ......................................................................................................................Page 36 4.10 Diplomatic Immunity ...................................................................................Page 36 4.11 Limitation on Mortgages for which Borrowers are Obligated .....Page 37 5. Credit Scores and History and Fraud Prevention Engine Requirement ..............................................................................................................Page 38 5.1 Consumer Credit Report Required ..........................................................Page 38 5.2 Age of Credit Report ......................................................................................Page 38 5.3 Credit Score Requirements.........................................................................Page 38 5.4 Trade Line Requirements ...........................................................................Page 39 5.5 Delinquency and Derogatory Credit .......................................................Page 40 5.5.1 Foreclosures, bankruptcies, short sales. forbearances and deed in lieu of foreclosure .........................................................................Page 40 5.5.2 Liens, Judgements and Other Attachments.........................................Page 40 5.5.3 Collection and Charge-off Accounts.......................................................Page 40 5.6 Required Mortgage and Housing Payment History .........................Page 41 5.7 Written Explanations of Derogatory Credit .........................................Page 41 5.8 Verification of Obligations Not Appearing on Consumer Credit Report..............................................................................Page 41 5.9 Explanations Regarding Lawsuits and Pending Litigation.............Page 41 5.10 Credit Report Identified Inquiries ...........................................................Page 42 5.11 Use of Fraud Prevention Engine Required...........................................Page 42 6. Determining and Documenting Income and Employment History ......Page 43 6.1. Loan Program J8- Jumbo Prime ................................................................Page 43 6.2 Loan Program A5 – Income per Bank Statements ..............................Page 45 6.3 Loan Program A6 – Asset Depletion ........................................................Page 50 6.4 Loan Program I5 – Investor DSC (debt service coverage) ...............Page 51 7. Calculating and Verifying Borrowers Assets for Closing and Reserves ......................................................................................................................Page 54 7.1 Calculating and Documenting Assets for Down Payment, Closing Costs and Reserves for loan programs J8 - Jumbo Prime, A5 - Income per Bank Statements and I5 - Investor DSC Loan......Page 54 7.2 Calculating and Documenting Assets for Down Payment, Closing Costs and Reserves for loan program A6 - Asset Depletion ........................................................................................Page 58 7.3 Depletable Assets for Loan Program A6 – Asset Depletion .............Page 63 7.4 Permitted Foreign Banks...............................................................................Page 64 8. Determining and Borrower Occupancy ..........................................................Page 66 8.1 Primary Residences .........................................................................................Page 66 8.2 Second Homes....................................................................................................Page 67 5 8.3 Business Purpose/ Investor Properties...................................................Page 68 9. Determining Loan Purpose, Requirements related to Purchas, Refinances and Cash- out Refinances .....................................................................................Page 69 9.1 Purchase Transactions ...................................................................................Page 69 9.2 Rate & Term Refinance Transactions .......................................................Page 70 9.3 Cash-out Refinance Transactions...............................................................Page 71 10. Qualifying Calculations - Loan to Value Ratio, Amount of Cash-out, Income Ratios, Assets, Funds to Close Reserves and Payment Shock Page 72 10.1 Loan to Value Ratio and Cumulative Loan to Value Ratio..............Page 72 10.2 Calculating
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