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AB 278 and SB 900, codifying much of the "Homeowner's Bill of Rights" negotiated earlier this year with major banks by Attorney General Kamala Harris and offering potential relief to many of the nearly 700,000 Californians now in delinquency or foreclosure on home mortgages, has been adopted by the State Legislature with key provisions authored by Assemblymember Holly J. housing counseling agency. (3) Existing law prescribes documents that may be recorded or, This bill would require that a specified declaration, notice of. Responsibility California Legislature, Senate Committee on Banking and Financial Institutions. of the keys to the property to the mortgagee, trustee, bene, means the most senior mortgage or deed of trust, cations or other alternatives to foreclosure. This is great news for homeowners doing a loan mod or short sale. The bill would specify various, responsibilities of the single point of contact. The bill would require that, before recording or filing any of those documents, a mortgage, servicer shall ensure that it has reviewed competent and reliable, evidence to substantiate the borrower‘s default and the right to, foreclose, including the borrower‘s loan status and loan, information. That contact made at the direction, of the borrower shall satisfy the contact requirements of paragraph, (2) of subdivision (a). The bill would prohibit a mortgage servicer, mortgagee, trustee, beneficiary, or authorized agent from recording, a notice of default or, until January 1, 2018, recording a notice of, sale or conducting a trustee‘s sale while a complete first lien loan. 2018, and as of that date is repealed, unless a later enacted statute. California Homeowners’ Bill of Rights (HOBR) HOBR-Short-Summary-10-31.pdf. mortgage or transfer in trust is security has occurred. (i) This section shall apply only to entities described in. 4. SEC. If any, provision of this act or its application is held invalid, that invalidity, shall not affect other provisions or applications that can be given. (a) If a borrower submits a complete application for, a foreclosure prevention alternative offered by, or through, the. application is under consideration or a denial is being appealed, the borrower is making timely modification payments, or a. foreclosure prevention alternative is being evaluated or exercised. (4) Any deficiency in the borrower‘s first lien loan modification, (b) For purposes of this section, a borrower‘s first lien loan, modification application shall be deemed to be “complete” when, a borrower has supplied the mortgage servicer with all documents, required by the mortgage servicer within the reasonable timeframes, (c) This section shall not apply to entities described in, (d) This section shall apply only to mortgages or deeds of trust. Homeowner Survivor Bill of Rights Approved by Assembly . In performing the acts, required by this article, a trustee shall not be subject to Title 1.6c. in Daily Dose, Foreclosure, Government, Headlines, News August 23, 2016 1,504 Views. it is the holder of the beneficial interest under the deed of trust, the original or substituted trustee, or the designated agent of the. written request to the mortgage servicer. The bill would provide that an entity shall not record a, notice of sale or the conduct of a trustee, ed. Section 2923.55 is added to the Civil Code, to read: 2923.55. BLIGHT PREVENTION LEGISLATION: AB 2314 (Carter) & SB 1472 (Pavley and DeSaulnier). (a) Unless otherwise provided, Sections 2923.5, 2923.7, and 2924.11 shall apply only to first lien mortgages or, deeds of trust that are secured by owner-occupied residential real, property containing no more than four dwelling units. and notwithstanding subdivisions (b) and (c) of Section 2924.18, the Department of Corporations, the Department of Financial, Institutions, and the Department of Real Estate may adopt, regulations applicable to any entity or person under their respective, jurisdictions that are necessary to carry out the purposes of the act, that added this section. the mortgage servicer shall include the following information: (1) A description of the loan modification process, including, an estimate of when a decision on the loan modification will be, made after a complete application has been submitted by the, borrower and the length of time the borrower will have to consider, an offer of a loan modification or other foreclosure prevention, (2) Any deadlines, including deadlines to submit missing, documentation, that would affect the processing of a first lien loan. California’s Homeowner Bill of Rights Summary . acknowledgment of receipt of the loan modification application. If the mortgage servicer has already approved the borrower, for another foreclosure prevention alternative, information. After 2008, the mortgage and housing industry was in distress in California for many years and there were no strong laws in California to stop wrongful foreclosure. modification application is pending. The California Homeowner Bill of Rights became law on January 1, 2013 to ensure fair lending and borrowing practices for homeowners. (1) Existing law, until January 1, 2013, requires a mortgagee, trustee, beneficiary, or authorized agent to contact the borrower prior to filing a notice of default to explore options for the borrower to avoid foreclosure, as specified. BLIGHT PREVENTION LEGISLATION: AB 2314 & SB 1472 . The bill would authorize the greater of treble, ed. After years of countless frustrating experiences with the banks, California’s legislatures, finally passed the Homeowner’s Bill Of Rights (SB 900 and AB 278) law making it illegal for banks to “double track” and “Robo” sign foreclosure documents. January 30, 2020. California Gov. On January 1, 2018, many provisions of the Homeowner Bill of Rights were replaced with new ones—a change that was widely considered to benefit lenders and servicers, not homeowners. The Homeowner Bill of Rights was part of California's former Attorney General Kamala D. Harris’ response to the state’s foreclosure crisis and largely came about as a result of the national mortgage settlement between 49 states and certain banks. default and a notice of sale. resulting from violations of Section 2923.5, 2923.7, 2924.11, or, 2924.17 committed by that third-party encumbrancer, that occurred. OneSource and Armed Forces Legal Assistance. Section 2924.15 is added to the Civil Code, to read: 2924.15. (d) This section shall remain in effect only until January 1. resulting from violations of Section 2923.55, 2923.6, 2923.7, 2924.9, 2924.10, 2924.11, or 2924.17 committed by that third-party, encumbrancer, that occurred prior to the sale of the subject property, (g) A signatory to a consent judgment entered in the case entitled, United States of America et al. More than one million California homes were lost to foreclosure between 2008 and 2011—with an additional 700,000 currently in the foreclosure pipeline. It adds new protections to existing laws to help prevent avoidable foreclosures. (C) An individual who has filed a case under Chapter 7, 11, 12, or 13 of Title 11 of the United States Code and the bankruptcy, court has not entered an order closing or dismissing the bankruptcy. Section 2924.11 is added to the Civil Code, to read: 2924.11. SEC. (a) Unless a borrower has previously exhausted the, first lien loan modification process offered by, or through, his or, her mortgage servicer described in Section 2923.6, within five, business days after recording a notice of default pursuant to Section, 2924, a mortgage servicer that offers one or more foreclosure, prevention alternatives shall send a written communication to the. (h) The rights, remedies, and procedures provided by this section. (c) Until January 1, 2018, any mortgage servicer that engages, in multiple and repeated uncorrected violations of subdivision (b), in recording documents or filing documents in any court relative, to a foreclosure proceeding shall be liable for a civil penalty of up, to seven thousand five hundred dollars ($7,500) per mortgage or, deed of trust in an action brought by a government entity identified, in Section 17204 of the Business and Professions Code, or in an, administrative proceeding brought by the Department of, Corporations, the Department of Real Estate, or the Department, of Financial Institutions against a respective licensee, in addition, to any other remedies available to these entities. 2923.5, 2924.17, or 2924.18 by that mortgage servicer, mortgagee, beneficiary, or authorized agent where the violation was not, deed upon sale. supported by competent and reliable evidence. SEC. A mortgage servicer, mortgagee, trustee, beneficiary, or authorized agent shall not record, a notice of default or notice of sale or conduct a trustee‘s sale until, (1) The mortgage servicer makes a written determination that, the borrower is not eligible for a first lien loan modification, and. and SB 900 . Section 2923.5 of the Civil Code is amended to read: 2923.5. contact, or at the subsequent meeting scheduled for that purpose. v. Bank of America Corporation, et al., filed in the United States District Court for the District of, Columbia, case number 1:12-cv-00361 RMC, that is in compliance, with the relevant terms of the Settlement Term Sheet of that, consent judgment with respect to the borrower who brought an, action pursuant to this section while the consent judgment is in. funds or financing has been provided to the mortgagee, beneficiary. In a nutshell: The Homeowner Bill of Rights (HBOR) was passed by the California Legislature in 2012 and becomes effective January 1, 2013. s mortgage servicer, a mortgage servicer, trustee, ciary, or authorized agent shall not record a, the mortgage servicer regarding that borrower, (2) Any injunction shall remain in place and any trustee, mortgage servicer, mortgagee, trustee, bene, 2924.17 by that mortgage servicer, mortgagee, trustee, bene, remedied prior to the recordation of the trustee, nds that the material violation was intentional or, (c) A mortgage servicer, mortgagee, trustee, bene, corrected and remedied prior to the recordation of a trustee, working on its behalf prior to the recordation of a trustee, de purchaser and any of its encumbrancers for, led in the United States District Court for the District of, s fees and costs in an action brought pursuant to this, ciary, or authorized agent, the court may award the borrower, the greater of treble actual damages or statutory damages of, corrected and remedied prior to the recordation of the trustee, parties working on its behalf prior to the recordation of the trustee, shall be deemed to be a violation of that person, prior to the sale of the subject property to the bona, rst lien mortgages or deeds of trust that are secured by, s default and the right to foreclose, including the, ve hundred dollars ($7,500) per mortgage or, deed of trust in an action brought by a government entity identi, notice of default, notice of sale, or conduct a trustee, determination by the mortgage servicer regarding that borrower, (e) If a borrower has been approved in writing for a, ciary, or authorized agent where the violation was not, on its behalf prior to the recordation of the trustee, be deemed to be a violation of that person, to the sale of the subject property to the bona, Posted by J. Arthur Roberts on July 11, 2012 4:58 PM. Senate. If the court finds that, the material violation was intentional or reckless, or resulted from. (2) For purposes of the sections listed in paragraph (1). And the foreclosure crisis is not over; there remain more than two. (a) The purpose of the act that added this section is to. (3) The mortgage servicer complies with subdivision (c) of, Section 2923.6, if the borrower has provided a complete application. The mortgage servicer shall, ensure that each member of the team is knowledgeable about the, borrower‘s situation and current status in the alternatives to, (g) (1) This section shall not apply to a depository institution, chartered under state or federal law, a person licensed pursuant to, Division 9 (commencing with Section 22000) or Division 20, (commencing with Section 50000) of the Financial Code, or a, person licensed pursuant to Part 1 (commencing with Section. 2924.17 by that mortgage servicer, mortgagee, trustee, beneficiary, or authorized agent where the violation was not corrected and. necessary to complete the foreclosure prevention alternative. This bill was signed by the Governor on July 11, 2012 . This bill was signed by the Governor on July 11, 2012, An act to amend and add Sections 2923.5 and 2923.6 of, to. Or, check the California Legislative Information Bill History. 12. today to pass the Homeowner Bill of Rights, legislation introduced by Attorney General Kamala Harris and championed by consumer advocates and homeowners. Legislature. Section 2924.18 is added to the Civil Code, to read: 2924.18. The law will go into effect January 1, 2013. Sec. Violations of these provisions by licensees of the, Department of Corporations, the Department of Financial, Institutions, and the Department of Real Estate would also be, violations of those respective licensing laws. © Stanford University, Stanford, California 94305. What Borrowers Need to Know . damages or statutory damages of fifty thousand dollars ($50,000). Often in the past loan servicers would appear to be trying to help a homeowner renegotiate his or her mortgage. The California Homeowner Bill of Rights consists of a series of related bills, including two that were passed on June 26 by a two-house conference committee: AB 278 (Eng, Feuer, Pérez, Mitchell) and SB 900 (Leno, Evans, Corbett, DeSaulnier, Pavley, Steinberg). The Homeowner Bill of Rights consists of a series of related bills, including two identical bills that were passed on July 2 by the state Senate and Assembly: AB 278 (Eng, Feuer, Pérez, Mitchell) and SB 900 (Leno, Evans, Corbett, DeSaulnier, Pavley, Steinberg). resulting from violations of Section 2923.5, 2924.17 or 2924.18, committed by that third-party encumbrancer, that occurred prior. (a) A mortgage servicer, mortgagee, trustee. (a) Upon request from a borrower who requests a, foreclosure prevention alternative, the mortgage servicer shall, promptly establish a single point of contact and provide to the, borrower one or more direct means of communication with the, (b) The single point of contact shall be responsible for doing, (1) Communicating the process by which a borrower may apply, for an available foreclosure prevention alternative and the deadline. damages for violations of certain of the provisions described above, except as specified. If the court finds that the material violation was intentional or, reckless, or resulted from willful misconduct by a mortgage, servicer, mortgagee, trustee, beneficiary, or authorized agent, the, court may award the borrower the greater of treble actual damages. Introduced by Senator Hill. 2923.6, 2923.7, 2924.9, 2924.10, 2924.11, or 2924.17. California Gov. (a) (1) If a borrower submits a complete application, for a first lien loan modification offered by, or through, the, notice of default, notice of sale, or conduct a trustee‘s sale while. (d) A violation of Section 2923.55, 2923.6, 2923.7, 2924.9, 2924.10, 2924.11, or 2924.17 by a person licensed by the. remedied prior to the recordation of the trustee‘s deed upon sale, or that has been corrected and remedied by third parties working, on its behalf prior to the recordation of the trustee‘s deed upon, (d) A violation of Section 2923.5, 2924.17, or 2917.18 by a, person licensed by the Department of Corporations, the Department, of Financial Institutions, or the Department of Real Estate shall. alternative to foreclosure may be available. a notice of default under either of the following circumstances: (d) If a foreclosure prevention alternative is approved in writing, (e) This section applies only to mortgages or deeds of trust as, (f) For purposes of this section, an application shall be deemed. From, 2007 to 2011 alone, there were over 900,000 completed foreclosure, sales. SB 818 Signed by Governor, Homeowner Bill of Rights Restored September 14, 2018 SAN JOSE – Senator Jim Beall, D-San Jose, chairman of the Senate Transportation and Housing Committee, issues this statement on today’s ratification of SB 818 by Governor Brown today to restore the Homeowner Bill of Rights, which had lapsed on Jan. 1, 2018: cation application is pending. (b) A notice of default recorded pursuant to Section 2924 shall, include a declaration that the mortgage servicer has contacted the, borrower, has tried with due diligence to contact the borrower as, required by this section, or that no contact was required because, the individual did not meet the definition of “borrower” pursuant, (c) A mortgage servicer‘s loss mitigation personnel may. SAN FRANCISCO, CA - JULY 11: California Governor Jerry Brown prepares to sign copies of the California Homeowner Bill of Rights (AB 278 and SB 900) on July 11, 2012 in San Francisco, California. (4) The bill would state findings and declarations of the, Legislature in relation to foreclosures in the state generally, and, (5) The California Constitution requires the state to reimburse, local agencies and school districts for certain costs mandated by, the state. (j) This section shall apply only to mortgages or deeds of trust. (4) Notwithstanding paragraph (3), the mortgagee, trustee, or, other person authorized to take sale may record a notice of sale, pursuant to Section 2924f up to five days before the lapse of the, three-month period described in paragraph (2), provided that the, date of sale is no earlier than three months and 20 days after the, (5) Until January 1, 2018, whenever a sale is postponed for a, period of at least 10 business days pursuant to Section 2924g, a, mortgagee, beneficiary, or authorized agent shall provide written, notice to a borrower regarding the new sale date and time, within, five business days following the postponement. Yesterday, Governor Jerry Brown signed the California Homeowner Bill of Rights. prior to the sale of the subject property to the bona fide purchaser. shall not include a trustee, or a trustee. (B) An individual who has contracted with an organization, person, or entity whose primary business is advising people who, have decided to leave their homes on how to extend the foreclosure, process and avoid their contractual obligations to mortgagees or. Get this from a library! Key provisions include: For purposes of this article, the following definitions, (a) “Mortgage servicer” means a person or entity who directly, services a loan, or who is responsible for interacting with the, borrower, managing the loan account on a daily basis including, collecting and crediting periodic loan payments, managing any. The Legislature finds and declares all of the, (a) California is still reeling from the economic impacts of a, wave of residential property foreclosures that began in 2007. No thanks, I would not like to receive future mailings from the firm. Statutory provisions establish procedures for making that, This bill would provide that no reimbursement is required by. Section 2924 of the Civil Code, as amended by, Section 1 of Chapter 180 of the Statutes of 2010, is amended to, 2924. That. (3) If the denial is the result of a net present value calculation, the monthly gross income and property value used to calculate the, net present value and a statement that the borrower may obtain all, of the inputs used in the net present value calculation upon written, (4) If applicable, a finding that the borrower was previously, offered a first lien loan modification and failed to successfully. (b) If a foreclosure prevention alternative is approved in writing. Passed the Assembly July 2, 2012 . 16. (c) A recital in the deed executed pursuant to the power of sale, of compliance with all requirements of law regarding the mailing, of copies of notices or the publication of a copy of the notice of, default or the personal delivery of the copy of the notice of default, or the posting of copies of the notice of sale or the publication of, a copy thereof shall constitute prima facie evidence of compliance, with these requirements and conclusive evidence thereof in favor, of bona fide purchasers and encumbrancers for value and without, (d) All of the following shall constitute privileged, (1) The mailing, publication, and delivery of notices as required. (j) This section shall not apply to entities described in. violation has been corrected and remedied. Where, by a mortgage, created after July 27, 1917, of any estate in real property, other, than an estate at will or for years, less than two, or in any transfer, in trust made after July 27, 1917, of a like estate to secure the, performance of an obligation, a power of sale is conferred upon, the mortgagee, trustee, or any other person, to be exercised after, a breach of the obligation for which that mortgage or transfer is a, security, the power shall not be exercised except where the, mortgage or transfer is made pursuant to an order, judgment, or, decree of a court of record, or to secure the payment of bonds or, other evidences of indebtedness authorized or permitted to be, issued by the Commissioner of Corporations, or is made by a public, utility subject to the provisions of the Public Utilities Act, until, (1) The trustee, mortgagee, or beneficiary, or any of their, authorized agents shall first file for record, in the office of the, recorder of each county wherein the mortgaged or trust property, or some part or parcel thereof is situated, a notice of default. California Homeowners’ Bill of Rights (HOBR) Paul Leonard: (510) 379-5510 November 2012 The California Foreclosure Reduction Act – SB 900 (Leno, Corbett, DeSaulnier, Evans, Pavley, Steinberg) & AB 278 (Eng, Feuer, Mitchell) extends key protections of the National Mortgage Settlement to all mortgage servicers for owner-occupant borrowers at risk of foreclosure. California Homeowners’ Bill of Rights (HOBR) HOBR-Short-Summary-10-31.pdf. 23. The portions of the initiative that still must be considered by the Legislature are listed in a fact (e) The mortgage servicer shall not charge any application, processing, or other fee for a first lien loan modification or other, (f) The mortgage servicer shall not collect any late fees for, periods during which a complete first lien loan modification. Jerry Brown on Thursday signed a bill that’s designed to give widows and widowers a better shot at saving their homes when they fall behind on mortgage payments. regarding the servicemember‘s interest, rate and the risk of foreclosure, and counseling for covered, servicemembers that is available at agencies such as Military. Mortgage Lending. An act to amend Section 50.6 of of, to add Article 1.5 (commencing with Section 2775) to Chapter 2 of Division 3 of, and to repeal Section 2750.3 of, the Labor Code, and to amend Section 650 of the Unemployment Insurance Code, relating to employment. shall require and mean all of the following: (2) (A) After the letter has been sent, the mortgage servicer shall, attempt to contact the borrower by telephone at least three times, at different hours and on different days. receipt requested, that includes the toll-free telephone number, made available by HUD to find a HUD-certified housing, (g) This section shall not apply to entities described in, (h) This section shall apply only to mortgages or deeds of trust. Avoiding foreclosure, where possible, will help stabilize the state‘s housing market and, avoid the substantial, corresponding negative effects of foreclosures. Section 2923.7 is added to the Civil Code, to read: 2923.7. SB 900, Leno. … Sec. If the tenant has a fixed-term lease entered into before transfer of title at the foreclosure sale, the owner must honor the lease unless the owner can prove that exceptions intended to prevent fraudulent leases apply. 15. pursuant to Section 2924 until all of the following: (1) The mortgage servicer has satisfied the requirements of, (2) Either 30 days after initial contact is made as required by, paragraph (2) of subdivision (b) or 30 days after satisfying the due. These bills are being considered by a Joint Legislative Conference Committee. The much heralded California Homeowner Bill of Rights went into effect on January 1, 2013. The people of the State of California do enact as follows: SECTION 1. . enjoin a material violation of Section 2923.5, 2924.17, or 2924.18. servicer, mortgagee, beneficiary, or authorized agent has corrected, and remedied the violation or violations giving rise to the action, for injunctive relief. after the recordation of a notice of default, a mortgage servicer, a notice of sale or conduct a trustee‘s sale under either of the, (c) When a borrower accepts an offered first lien loan, modification or other foreclosure prevention alternative, the, mortgage servicer shall provide the borrower with a copy of the, fully executed loan modification agreement or agreement, evidencing the foreclosure prevention alternative following receipt, (d) A mortgagee, beneficiary, or authorized agent shall record, a rescission of a notice of default or cancel a pending trustee‘s, sale, if applicable, upon the borrower executing a permanent, foreclosure prevention alternative. The laws guarantee fairness and transparency for homeowners in the foreclosure process. (a) If a foreclosure prevention alternative is approved, in writing prior to the recordation of a notice of default, a mortgage, servicer, mortgagee, trustee, beneficiary, or authorized agent shall, not record a notice of default under either of the following, (1) The borrower is in compliance with the terms of a written, trial or permanent loan modification, forbearance, or repayment, (2) A foreclosure prevention alternative has been approved in. The provisions of this act are severable. SEC. Consistent with their general regulatory authority. California Gov. The Homeowner Bill of Rights prohibits a series of inherently unfair bank practices that have needlessly forced thousands of Californians into foreclosure. This bill would reenact various provisions of the California Homeowner Bill of Rights, as described above, and make other changes. of the mortgage servicer. on families, communities, and the state and local economy. (a) The Legislature finds and declares that any duty, that mortgage servicers may have to maximize net present value, under their pooling and servicing agreements is owed to all parties, in a loan pool, or to all investors under a pooling and servicing, agreement, not to any particular party in the loan pool or investor, under a pooling and servicing agreement, and that a mortgage, servicer acts in the best interests of all parties to the loan pool or, investors in the pooling and servicing agreement if it agrees to or, implements a loan modification or workout plan for which both, (1) The loan is in payment default, or payment default is, (2) Anticipated recovery under the loan modification or workout, plan exceeds the anticipated recovery through foreclosure on a net, (b) It is the intent of the Legislature that the mortgage servicer, offer the borrower a loan modification or workout plan if such a, modification or plan is consistent with its contractual or other, (c) If a borrower submits a complete application for a first lien, loan modification offered by, or through, the borrower‘s mortgage, servicer, a mortgage servicer, mortgagee, trustee, beneficiary, or, authorized agent shall not record a notice of default or notice of, sale, or conduct a trustee‘s sale, while the complete first lien loan. (C) A statement setting forth the nature of each breach actually, known to the beneficiary and of his or her election to sell or cause, to be sold the property to satisfy that obligation and any other, obligation secured by the deed of trust or mortgage that is in, (D) If the default is curable pursuant to Section 2924c, the, statement specified in paragraph (1) of subdivision (b) of Section, (2) Not less than three months shall elapse from the filing of, (3) Except as provided in paragraph (4), after the lapse of the. SEC. Its aim was to give qualified homeowners facing foreclosure a meaningful opportunity to obtain a mortgage modification and keep their homes. (c) If a foreclosure prevention alternative is approved in writing. On September 14, the California governor signed SB 818, which permanently reinstates and amends certain provisions of California’s Homeowner Bill of Rights (HBOR), which expired on January 1, 2018.The revised and restored provisions of the HBOR, among other things, require … Written By: Eric D. Dean Published in Winter 2012 Issue of CMBA Legal News In July 2012, California Governor Jerry Brown signed SB 900/AB 278: the Foreclosure Reduction Act the core segment of a series of foreclosure reforms known as the California Homeowner Bill of Rights. (a) When a borrower submits a complete first lien, modification application or any document in connection with a, first lien modification application, the mortgage servicer shall, provide written acknowledgment of the receipt of the, documentation within five business days of receipt. (e) This section shall remain in effect only until January 1. No thanks, I would not like to receive future mailings from the firm. was awarded damages pursuant to this section. It's well intended, but… subdivision (a) of Section 2924, and Sections 2923.5, 2923.55, 2923.6, 2923.7, 2924.9, 2924.10, 2924.11, and 2924.18 shall apply, only to first lien mortgages or deeds of trust that are secured by, owner-occupied residential real property containing no more than, four dwelling units. Section 2924.12 is added to the Civil Code, to read: enjoin a material violation of Section 2923.5, 2923.7, 2924.11, or, Section 2923.5, 2923.7, 2924.11, or 2924.17 by that mortgage, servicer, mortgagee, trustee, beneficiary, or authorized agent where, the violation was not corrected and remedied prior to the, recordation of the trustee‘s deed upon sale.

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