Letters of Credit: Practical Uses in Financial Transactions Prepared for Professional Education Broadcast Network Live Telesem
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The Anti-Lien: Another Security Interest in Land*
The Anti-Lien: Another Security Interest in Land* Uriel Reichmant The law recognizes various security interests in land, which are de- signed to provide two distinct advantages over unsecured interests: the right to priority over general creditors in bankruptcy proceedings, and the right to satisfy the debt from a specified parcel of property. This article proposes recognition of an intermediate concept between secured and unsecured debt: an interest in land that secures to some extent the repayment of a debt, but does not possess the twin characteristics of full security interests. This interest in land, the "anti-lien,"1 is a preventive measure; the debtor's power of alienation and power to grant another security interest are suspended while the debt remains outstanding. The anti-lien creditor has no powers or rights other than this passive rem- edy; for all other purposes, he is treated as a simple debt creditor. The few cases that have dealt with contracts containing anti-lien re- strictions have limited the analysis to a narrow question: did the con- tract create an equitable lien (that possesses the characteristics of a traditional security interest) or merely a personal obligation? Framing the question in this way eliminated consideration of the anti-lien alter- native-an alternative that is potentially useful when a regular security interest is unavailable or economically impractical. This paper attempts to explain deficiencies in the application of the equitable lien analysis to the anti-lien situation and argues the case for the anti-lien concept. Just a decade ago, documents evidencing an anti-lien approach were widely used in California. -
Good Faith Estimate (GFE)
OMB Approval No. 2502-0265 Good Faith Estimate (GFE) Name of Originator Borrower Originator Property Address Address Originator Phone Number Originator Email Date of GFE Purpose This GFE gives you an estimate of your settlement charges and loan terms if you are approved for this loan. For more information, see HUD’s Special Information Booklet on settlement charges, your Truth-in-Lending Disclosures, and other consumer information at www.hud.gov/respa. If you decide you would like to proceed with this loan, contact us. Shopping for Only you can shop for the best loan for you. Compare this GFE with other loan offers, so you can find your loan the best loan. Use the shopping chart on page 3 to compare all the offers you receive. Important dates 1. The interest rate for this GFE is available through . After this time, the interest rate, some of your loan Origination Charges, and the monthly payment shown below can change until you lock your interest rate. 2. This estimate for all other settlement charges is available through . 3. After you lock your interest rate, you must go to settlement within days (your rate lock period) to receive the locked interest rate. 4. You must lock the interest rate at least days before settlement. Summary of Your initial loan amount is $ your loan Your loan term is years Your initial interest rate is % Your initial monthly amount owed for principal, interest, and any mortgage insurance is $ per month Can your interest rate rise? c No c Yes, it can rise to a maximum of %. -
Chapter 3: Escrow, Taxes, and Insurance
HB-2-3550 CHAPTER 3: ESCROW, TAXES, AND INSURANCE 3.1 INTRODUCTION To protect the Agency’s interest in the security property, the Servicing and Asset Management Office (Servicing Office) must ensure that real estate taxes and any other local assessments are paid and that the property remains adequately insured. To ensure that funds are available for these purposes, the Agency requires most borrowers who receive new loans to deposit funds to an escrow account. Borrowers who are not required to establish an escrow account may do so voluntarily. If an escrow account has been established, payments for insurance, taxes, and other assessments are made by the Agency. If an escrow account has not been established, the borrower is responsible for making timely payments. Section 1 of this chapter describes basic requirements for paying taxes and maintaining insurance coverage; Section 2 provides procedure for establishing and maintaining the escrow account; and Section 3 discusses procedures for addressing insured and uninsured losses to the security property. SECTION 1: TAX AND INSURANCE REQUIREMENTS [7 CFR 3550.60 and 3550.61] 3.2 TAXES AND OTHER LOCAL ASSESSMENTS The Agency contracts with a tax service to secure tax information for all borrowers. The tax service obtains tax bills due for payment, determines the optimal time to pay the taxes in order to take advantage of any discounts, and provides delinquent tax status on the portfolio. A. Tax Service Fee All borrowers are charged a tax service fee. Borrowers who obtain a subsequent loan are not required to pay a second tax service fee. -
Credit Applications and Beyond
Credit Enhancements: Beyond the Personal Guaranty Thomas R. Fawkes and Brian J. Jackiw Goldstein & McClintock LLLP Warning Signs of Impending Default • Deviations in the manner or timing of counterparty payment may suggest liquidity issues or a potential bankruptcy filing • Counterparty requests lengthening of payment terms or additional trade credit • Counterparty becomes less cooperative and avoids communications concerning outstanding amounts due • Public reports (such as those published by Dun & Bradstreet) suggest that the counterparty is not paying its trade debts in a manner consistent with past practices • Rumors of the counterparty’s imminent demise are being conveyed by competitors or industry sources 2 What do you do if you do not have credit enhancements in place? TAKE THE MONEY!!!! • Comply strictly with any contracts in place • Do not extend additional credit • Evaluate past history • Make every effort to maintain ordinary course of business terms 3 Credit Enhancements and Protections Credit enhancements offer greater protection in the event a counterparty experiences financial distress and/or becomes a debtor in bankruptcy, and include: • Irrevocable Letters of Credit • Pre-payment of goods and services • Guaranty Agreements and Puts • Cross/Intercompany Guarantees • Deposits • Trust Agreements • Credit Insurance • Security Interests in Collateral (including purchase-money security interests) 4 Standby Letters of Credit • A letter of credit (LOC) is, simply put, a commitment to make a payment, typically issued by a counterparty’s -
Distinguishing Between Securities Account and Deposit Accounts Under the UCC
As Appeared in the Illinois Bar Journal December, 2000, Volume 88 #12 Distinguishing Between Securities Account and Deposit Accounts Under the UCC By René Ghadimi, Katten Muchin Zavis Rosenman ©Reprinted with permission of the Illinois Bar Journal. Copyright by the Illinois State Bar Association, on the Web at <www.isba.org> Lenders frequently take security interests in the deposit accounts and securities accounts of their borrowers to secure the repayment of borrowers loan obligations. This article explores the basis for perfecting security interests in securities and deposit accounts and discusses the often important and sometimes elusive distinction between the two. The first step [in] determining how to perfect a lien is to decide whether a given account is a deposit or a securities account, as such terms are defined in the UCC in the relevant jurisdiction. Cash collateral accounts of one form or another are an important part of many finance transactions. These accounts may constitute significant assets of a borrower and can assume many forms, including operating accounts, capital subscription accounts, various types of reserve accounts and cash management accounts. These accounts may contain funds that are maintained overnight or for extended periods. More often than not, business realities dictate that the borrower be allowed to maintain some degree of control over the funds and invest them in financial assets rather than letting them languish as cash balances. The question for lenders who typically take a pledge of these accounts to secure the loan obligations of their borrower is how to perfect their security interest. These lenders must confront the issue of whether these various accounts are deposit accounts or securities accounts under the Uniform Commercial Code, or maybe a little of both. -
Volcker Rule Compliance, I Strongly Oppose the Agencies’ Proposal Because It Streamlines the Wrong Priorities of §619 of the Dodd-Frank Volcker Rule (The Rule)
BIG DATA | BIG PICTURE | BIG OPPORTUNITIES We see big to continuously boil down the essential improvements until you achieve sustainable growth! 617.237.6111 [email protected] databoiler.com October 16, 2018 Attention to: Ms. Ann E. Misback, Secretary, Board of Governors of the Federal Reserve System (FED) Mr. Brent J. Fields, Secretary, Securities and Exchange Commission (SEC) Mr. Christopher Kirkpatrick, Secretary, Commodity Futures Trading Commission (CFTC) Mr. Robert E. Feldman, Executive Secretary, Federal Deposit Insurance Corporation (FDIC) Legislative and Regulatory Activities Division, Office of the Comptroller of the Currency (OCC) Email: [email protected]; [email protected]; [email protected]; [email protected] Subject: Restrictions on Proprietary Trading and Certain Interests in, and Relationships with, Hedge Funds and Private Equity Funds Agency Docket No./ File No. RIN DEPARTMENT OF TREASURY - OCC OCC-2018-0010 1557-AE27 FED R-1608 7100-AF 06 FDIC 3064-AE67 SEC S7-14-18 3235-AM10 CFTC 3038-AE72 On behalf of Data Boiler Technologies, I am pleased to provide the FED, SEC, CFTC, FDIC, and OCC (collectively, the “Agencies”) with comments regarding the proposal to revise section 13 of the Bank Holding Company Act (a.k.a. Volcker Revision).1 As a former banker and currently an entrepreneurial inventor of a suite of patent pending solutions for Volcker Rule compliance, I strongly oppose the Agencies’ proposal because it streamlines the wrong priorities of §619 of the Dodd-Frank Volcker Rule (the -
TILA Higher-Priced Mortgage Loans (HPML) Escrow Rule
March 2016 TILA Higher-Priced Mortgage Loans (HPML) Escrow Rule Small entity compliance guide Version Log The Bureau updates this guide on a periodic basis to reflect finalized amendments and clarifications to the rule which impact guide content. Below is a version log noting the history of this document and notable rule changes: Date Version Rule Changes March 28, 1.2 Exemption for Small Creditors that Operate in a Rural 2016 or Underserved Area. The September 2015 Final Rule amends the eligibility criteria for small creditors operating in rural or underserved areas for exemption from the requirement to establish an escrow account for higher-priced mortgage loans (HPMLs). The March 2016 Interim Final Rule further amends the definition of rural areas and replaces the requirement that a small creditor operate predominantly in rural and underserved areas to be eligible for the escrow exemption with a requirement that a small creditor operate in a rural or underserved area. The revised rural-or-underserved test extends eligibility to small creditors that originated at least one covered loan secured by a first lien on a property located in a rural or underserved area in the preceding calendar year. It also amends the conditions for exempting small creditors from the requirement to maintain escrows so that an otherwise eligible small creditor will be able to rely on the exemption if it and its affiliates continue to maintain escrows established for first-lien HPMLs if the application for the HPML was received between April 1, 1 2010 and May 1, 2016. (See “What are the exemptions to the TILA HPML Escrow Rule?”on page 13 and “What are the loan volume and size requirements to qualify for the exemption for creditors operating in a rural or underserved area?” on page 14. -
Perfecting a Security Interest in an LLC Membership Interest in Virginia
Perfecting a Security Interest in an LLC Membership Interest in Virginia Rebecca C. Bowen Thompson McMullan, P.C. (804) 698-6223 / [email protected] With limited liability companies being the entity of choice for many businesses in Virginia and the lending opportunities that they create, it is important to understand how to perfect a security interest in an LLC membership interest. Under Virginia’s UCC, a membership interest may be classified as either a “security” (Va. Code § 8.8A-103(c)) or a “general intangible” (Va. Code § 8.9A-102(42)). Establishing and determining the correct classification is important because different rules are invoked for the perfection and priority of a security interest in a security versus a general intangible. Va. Code § 8.8A-103(c) provides that a membership interest is not a “security” unless it is “dealt in or traded on securities exchanges or in securities markets, its terms expressly provide that it is a security governed by [Article 8.8A of the Virginia Code], or it is an investment company security. However, an interest in a partnership or limited liability company is a financial asset if it is held in a securities account.” Accordingly, a membership interest is not a “security” unless: the LLC’s articles of organization or operating agreement “opt-in” to Article 8.8A by specifying that the membership interests are securities governed by Article 8.8A; (ii) the membership interests are actually dealt in or traded on securities exchanges or securities markets; (iii) the LLC is an investment company; or, (iv) the membership interest is a financial asset held in a securities account. -
Letter of Credit Engagements
Email Letters of Credit Engagements—Transactions, Forms, Litigation, [email protected] and Other Disputes Web Site www.mosessinger.com Transactions and Forms Banking and Finance Represented money center banks as agent and issuing bank on syndicated loan Michael Evan Avidon and letter of credit facilities for various borrowers, including U.S. and international Viktoria Dallendorfer* real estate opportunity funds, international distressed debt funds, private equity Steven J. Glaser funds, an automobile distributor, U.S. and foreign manufacturers, real estate Albert P. Pacelli investment trusts, and others. Paul M. Roder Represented U.S. banks and New York branches of major foreign banks as Howard L. Siegel issuers of letters of credit supporting project finance, industrial development Thomas Volet bonds, insurance obligations of U.S. and foreign insurers and reinsurers, installment sales of timber and land, commercial paper programs, adverse Litigation and Insolvency judgments, and other underlying obligations. Shari Alexander Represented various U.S. banks, New York branches of major foreign banks, and Alan Kolod large pension funds in connection with dozens of transactions involving the Lawrence L. Ginsburg issuance of letters of credit and/or standby bond purchase agreements David Lackowitz supporting tax-exempt variable rate demand bonds issued by state, municipal, Mark N. Parry and private tax-exempt entities. David Rabinowitz Represented global commercial bank in connection with the provision of white- Philippe A. Zimmerman label letter of credit and collection operations services to a U.S. national bank subsidiary of a global bank holding company. *Of Counsel Represented global commercial bank in connection with the provision of white- label letter of credit and collection operations services to a U.S. -
United States
Finance Handbook 2011 Country Q&A United States George E Zobitz, Paul H Zumbro and Christopher J Kelly www.practicallaw.com/9-501-2871 Cravath, Swaine & Moore LLP OVERVIEW OF THE LENDING MARKET In a minority of states, however, a mortgage transfers title to the lender until the secured obligations are met. 1. Please give a brief overview of the main trends and important Deeds of trust. A deed of trust is a variant of the mortgage and developments in the lending market in your jurisdiction in is used in many states in its place. It usually involves a convey- the last 12 months. ance of the real property by the borrower to a third party, who holds it in trust for the lender as security for the debt. The US loan market has experienced some volatility over the past Leasehold mortgages/leasehold deeds of trust. A leasehold 12 months, being marked by rapid swings in market demand for mortgage or deed of trust enables a lender to take a security in- new loans. At the beginning of 2010, much of the loan market ac- terest in the borrower’s interest as a tenant under a lease. Upon tivity focused on extending the maturity of existing loan facilities an event of default, the lender can foreclose on its leasehold through amend and extend transactions, as few investors were mortgage and become the tenant under the lease, or transfer the willing to make new money loans. As the year has progressed, tenancy to another entity. Leases often prohibit such mortgages new syndicated loan financings have become more prevalent, in- or deeds of trust, or require the landlord’s consent. -
Good Faith Estimate (GFE)
OMB Approval No. 2502-0265 Good Faith Estimate (GFE) Name of Originator Borrower Originator Property Address Address Originator Phone Number Originator Email Date of GFE Purpose This GFE gives you an estimate of your settlement charges and loan terms if you are approved for this loan. For more information, see HUD’s Special Information Booklet on settlement charges, your Truth-in-Lending Disclosures, and other consumer information at www.hud.gov/respa. If you decide you would like to proceed with this loan, contact us. Shopping for Only you can shop for the best loan for you. Compare this GFE with other loan offers, so you can find your loan the best loan. Use the shopping chart on page 3 to compare all the offers you receive. Important dates 1. The interest rate for this GFE is available through . After this time, the interest rate, some of your loan Origination Charges, and the monthly payment shown below can change until you lock your interest rate. 2. This estimate for all other settlement charges is available through . 3. After you lock your interest rate, you must go to settlement within days (your rate lock period) to receive the locked interest rate. 4. You must lock the interest rate at least days before settlement. Summary of Your initial loan amount is $ your loan Your loan term is years Your initial interest rate is % Your initial monthly amount owed for principal, interest, and any mortgage insurance is $ per month Can your interest rate rise? c No c Yes, it can rise to a maximum of %. -
Refinancing and Subordination of a Housing
REFINANCING AND SUBORDINATION OF A HOUSING REHABILITATION PROGRAM LOAN (INFORMATION FOR LENDER) Units that have received a loan as part of the City of Hayward Housing Rehabilitation Program (also referred to as the Housing Conservation Program) require City written approval in order to refinance. If the refinance is approved, the City will provide your chosen Lender with an approval letter. The owner will then have to submit a Subordination request. The information provided below is meant to inform the Lender and Escrow Officer about the information the City will require while handling the refinance. It is very important that the Lender and Escrow Officer contact [email protected] for refinance requests as soon as possible in order to ensure timely close of escrow. Please note: Lender must work with a third-party escrow company unaffiliated with the Lender. This is because the City is unable to deposit City documents required for the refinance with the Lender who would be a party to the refinance transaction. SUBMITTING A REFINANCE REQUEST Lenders who have clients who wish to refinance their home should e-mail abel.mora@hayward- ca.gov. LENDER Lenders needs to provide the City with the documents below: 1. 1003 - signed by Borrowers 2. 1008 3. Credit Report 4. Loan Estimate 5. Anticipated closing date 6. Subordination request (in writing to the City of Hayward – Community Services Division) 7. Vesting for trustor, trustee, and beneficiary of new Loan as it will appear on new Deed of Trust and Note ESCROW OFFICER Escrow Officers needs to provide the City with the documents below: 1.