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EXHIBIT 10(ee)
MORTGAGE LOAN INTERIM SUBSERVICING AGREEMENT
THIS MORTGAGE LOAN INTERIM SUBSERVICING AGREEMENT ("Agreement") is made as of
March 1, 1997, by and between CHEMICAL MORTGAGE COMPANY, an Ohio corporation,
with offices at 000 Xxx Xxxxxx Xxxxxx Xxxx, Xxxxxxxxxxx, Xxxx 00000-0000
("Servicer") and SOURCE ONE MORTGAGE SERVICES CORPORATION, with offices located
at 00000 Xxxxxxxxxx Xxxx, Xxxxxxxxxx Xxxxx, Xxxxxxxx 00000-0000
("Subservicer").
RECITALS
A. WHEREAS, Subservicer is engaged as an independent contractor in the
business of servicing loans and performs servicing functions for various
investors;
B. WHEREAS, Servicer has contracted with Subservicer to perform the
administration and subservicing of certain mortgage loans ("Mortgage Loans")
the servicing rights to which were purchased by Servicer from Subservicer
pursuant to a FNMA/FHLMC/GNMA Mortgage Servicing Purchase and Sale Agreement
between Servicer and Subservicer, dated as of February 28, 1997 ("Sale
Agreement"); and
C. WHEREAS, pursuant to the terms of such Sale Agreement, Subservicer shall
perform the servicing obligations on the Mortgage Loans during the Interim
Subservicing Period in accordance with the terms of this Agreement; and
D. WHEREAS, such servicing obligations shall be performed under Subservicer's
seller/servicer identification numbers; and
E. WHEREAS, Servicer and Subservicer desire to formalize and state the terms
and conditions which shall govern the subservicing and administration of
such Mortgage Loans by Subservicer.
NOW, THEREFORE, the parties agree as follows:
1. DEFINITIONS
The following terms shall have the meaning set forth after each:
1.1 Accepted Practices. Prudent mortgage banking practices for similar
loans.
1.2 Advances. All customary and necessary out-of-pocket costs and expenses
incurred in accordance with Agency Requirements and the Loan Documents with
regard to performance by Subservicer of its subservicing obligations,
including, but not limited to, advances of principal, interest (including
Shortfall Interest), taxes, insurance, foreclosure and bankruptcy expenses and
guarantee fees.
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1.3 Agency: FNMA, FHLMC and/or GNMA, individually and collectively, as
applicable.
1.4 Agency Requirements: The rules, regulations, announcements, notices,
directives and instructions of the Agency, as applicable, including, without
limitation, the Agency contracts or commitments (which contracts or commitments
incorporate by reference all applicable Agency Selling and Servicing Guides and
the underlying FHA and/or VA rules, regulations and requirements) with respect
to the Mortgage Loans, and any revisions to same.
1.5 Ancillary Fees: Reasonable and customary fees acceptable to the
Agencies and collected by servicers as income incidental to the servicing of
the Mortgage Loans such as late fees, insurance administration fees and
commissions, processing fees and assumption fees, which Ancillary Fees shall
not, without the consent of Servicer (which consent shall not be unreasonably
withheld as to inflationary increases in fee amount or as to an additional fee
type dictated by the Agencies), exceed, in fee amount or type, the fees charged
by Subservicer as of November 28, 1996.
1.6 Applicable Law: All federal, state and local laws, rules and
regulations, as amended from time to time, applicable to the Mortgage Loans,
the Servicing, Subservicer and/or the performance by Subservicer of its duties
hereunder including but not limited to the Truth in Lending Act, the Real
Estate Settlement Procedures Act ("RESPA" including the provisions set forth in
the regulations enacted under the Xxxxxxxx-Xxxxxxxx amendment), The Fair Credit
Reporting Act, The Equal Credit Opportunity Act, The Flood Disaster Protection
Act and laws relative to escrow administration, usury, due on sale and loan
servicing.
1.7 Borrower. Any person obligated under the promissory note or other
instruments evidencing and securing a Mortgage Loan.
1.8 Business Day. A day or a portion thereof during which both Servicer and
Subservicer are open for business, other than Saturday or Sunday, or any legal
holiday.
1.9 Custodial Account[s]. The accounts maintained in accordance with
Applicable Law and Agency Requirements for the deposit of principal and
interest payments in respect of one or more Mortgage Loans.
1.13 Escrow Account[s]. Any amounts collected from a Borrower for the
purpose of paying, on behalf of the Borrower, hazard insurance premiums,
mortgage insurance premiums, taxes, assessments and other similar items as
required or permitted under the Loan Documents.
1.10 FNMA. The Federal National Mortgage Association.
1.11 FHLMC. The Federal Home Loan Mortgage Corporation.
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1.12 GNMA. The Government National Mortgage Association.
1.14 Investor. FNMA, FHLMC and/or GNMA, as applicable.
1.15 Mortgage Loan[s]. The conventional and government mortgage loans, the
Servicing associated therewith being the subject of this Agreement and having
been transferred from Subservicer to Servicer pursuant to the Sale Agreement, a
listing of which is attached hereto as Exhibit A.
1.16 Loan Documents. Any promissory note, deed of trust, mortgage,
assignment, guaranty, title insurance policy, mortgage insurance policy, or
other instrument or document executed, issued or obtained in connection with a
Mortgage Loan.
1.17 Mortgaged Property. The property which is the subject of each security
agreement, mortgage or deed of trust securing repayment of the debt evidenced
by the Loan Documents.
1.18 REO (Real Estate Owned). Properties acquired through foreclosure or by
acceptance of a deed in lieu of foreclosure on behalf of Servicer or the
Investor.
1.19 Sale Agreement. As defined in the recitals.
1.20 Servicing. As defined in the Sale Agreement.
1.21 Shortfall Interest. The Mortgage Loan curtailment or payoff interest
which is required to be paid to the Agency but which the Borrower is not
obligated to pay.
1.22 Subservicing Accounts: The Escrow Accounts and Custodial Accounts
established pursuant to this Agreement.
1.23 Subservicing Fee: The compensation to be paid to Subservicer for
subservicing performed under this Agreement which shall be equal to Five
Dollars ($5.00) per each Mortgage Loan for which the Investor is or was FNMA or
FHLMC, and Six Dollars ($6.00) per each Mortgage Loan for whom GNMA is or was
the Investor, in existence on the first day of each month during the term of
this Agreement.
Defined terms used in this Agreement but not defined herein, shall have the
meanings ascribed to such terms in the Sale Agreement.
2. SUBSERVICING DUTIES
Subservicer shall have the following obligations with respect to all Mortgage
Loans:
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2.1 General Servicing Responsibilities. Subservicer shall undertake all
actions, with regard to the servicing and administration of the Mortgage Loans,
whether or not specifically outlined in this Agreement, including, but not
limited to, the advancing of funds, all in accordance with the terms and
conditions of the Loan Documents, Agency Requirements, Applicable Law and this
Agreement. Such actions shall be undertaken in accordance with Accepted
Practices. To the extent of any conflict between the terms and conditions of
this Agreement and the Agency Requirements, the Agency Requirements shall
control.
As to vendors utilized by Subservicer in connection with the performance of
its obligations hereunder, whose services earn fees in excess of $500,000 per
year, Subservicer shall obtain the written approval of Servicer to any change
from a vendor currently utilized by Subservicer, which approval shall not be
unreasonably withheld. Servicer has approved all vendors utilized by
Subservicer as of the date of execution of this Agreement. Attached hereto as
Exhibit B is a list of such vendors which have been approved by Servicer.
2.2 Collections. Subservicer shall proceed diligently to collect all sums
which become due under the Loan Documents as if Subservicer were servicing the
Mortgage Loans for its own account, including without limitation principal,
whether or not prepaid, interest, late charges, prepayment fees, private
mortgage insurance premiums, fire, flood, earthquake and other hazard insurance
premiums, and taxes, assessments and other similar charges, all in accordance
with Agency Requirements. Concerning Mortgage Loans for which the Subservicer
drafts monthly payments electronically from the Borrower's bank account, such
drafting occurs in compliance with Agency Requirements, and the applicable
agreement with the Borrower.
2.3 Insurance.
A. Subservicer shall undertake all actions necessary to ensure that fire,
flood, earthquake and other hazard insurance required by the Agency is
maintained by each Borrower on the Mortgaged Property in accordance with
Agency Requirements. Where any such required insurance coverage is
allowed to lapse, whether or not due to Borrower's fault or
negligence, Subservicer shall, immediately upon knowledge of such lapse,
promptly obtain new insurance in accordance with Agency Requirements
and the Loan Documents. Subservicer shall maintain records of all such
insurance coverage in accordance with Agency Requirements.
B. Upon receiving notice of any event which constitutes a loss under any
policy of insurance relative to a Mortgage Loan, Subservicer shall
undertake appropriate action, including the filing of all necessary
claims, to permit full recovery of such loss under the policy of
insurance. If a claim ("Claim") is made under a fire, flood, earthquake
or other hazard insurance policy, Subservicer is authorized to settle
such Claim, collect the insurance proceeds,
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make any arrangements with respect to restoration or rehabilitation of
the Mortgaged Property and disburse insurance proceeds in accordance with
Agency Requirements, the Loan Documents and Applicable Law. Subservicer
will cause an inspection(s) to be made so as to assure itself that the
Mortgaged Property has been satisfactorily repaired in accordance with
Agency Requirements and shall, if the loss is in excess of $5,000, secure
a statement from the Borrower indicating satisfaction with the repairs.
C. Any Mortgage Loan involved with any type of optional insurance has been
properly serviced, including, without limitation, the proper application
and collection of premiums, the maintenance of complete and accurate
records, processing and payment of claims and the handling of
correspondence.
2.4 Escrow Accounts. Subservicer shall take all actions necessary
to ensure that each Mortgage Loan Escrow Account is maintained in an FDIC
insured depository institution in accordance with Agency Requirements and
Applicable Law. Subservicer shall be responsible for all matters relating to
the administration of the Escrow Accounts, including without limitation: the
deposit of funds to the Escrow Accounts no later than the next Business Day
after receipt; the disbursement of funds to the proper parties when and if due
in payment of the items for which such Escrow Accounts are established; payment
of interest to Borrowers on funds deposited into such Escrow Accounts to the
extent required by Applicable Law (and Subservicer shall receive reimbursement
from the Servicer for its payment of interest to Borrowers on funds deposited
into such Escrow Account in accordance with this Agreement); and maintenance of
all books and records with respect to such Escrow Accounts, all in accordance
with Applicable Law and Agency Requirements. If, on the effective date of this
Agreement, Subservicer obtains sufficient Agency approval to transfer, and
does transfer the Escrow Accounts from their current depository institution to
Chase Manhattan Bank, USA, N.A., then Servicer shall have the right to all
actual interest income and other benefits derived from the Escrow Accounts.
In the event that Subservicer is unable to obtain sufficient Agency approval to
transfer the Escrow Accounts from their current depository institution to Chase
Manhattan Bank, USA, N.A. as of the effective date of this Agreement, then
until such transfer is able to be accomplished, Subservicer shall have the
right to all actual interest income derived from the Escrow Accounts, and shall
pay Servicer monthly, together with the remittance of the servicing fee to
Servicer, interest on the funds maintained in such accounts at a rate equal to
the 30-day LIBOR rate less one quarter of one percent. Unless transferred as
noted above, the Escrow Accounts shall be maintained in the accounts that
exists as of the date of execution of this Agreement (unless otherwise moved
with the prior approval of Servicer). Escrow Accounts shall be established in
the name of Subservicer and titled as mutually agreed by the parties for the
benefit of Servicer, the Agency and the Borrowers, as their interest appear.
Servicer shall permit Subservicer to have access to such Escrow Accounts to
make deposits and disbursements in accordance with the terms of this Agreement.
Subservicer shall provide all statements with regard to such Escrow Accounts as
required in compliance with Applicable Law, including but not limited to RESPA.
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2.5 Mortgage, Insurance. Subservicer shall keep all records,
provide all notices and undertake all other actions which may be required to
preserve and enforce all rights of Servicer under any private mortgage
insurance applicable to the Mortgage Loans in accordance with Agency
Requirements and the applicable policy of private mortgage insurance.
2.6 Delinquencies, Bankruptcy and Foreclosure. Subservicer shall
handle all Mortgage Loan delinquencies and bankruptcies and conduct all
Mortgage Loan foreclosures in strict accordance with Agency Requirements, the
Loan Documents, Applicable Law and Accepted Practices so as to minimize the
exposure and losses of Servicer and/or the Investor on such Mortgage Loans.
Subservicer's foreclosure responsibilities include timely mailing and recording
of all required notices, procuring all necessary foreclosure guarantees,
compliance with all Agency Requirements, including specifically, but not
limited to, those related to loss mitigation and collection including referral
to counselling; conducting the foreclosure sale and undertaking all necessary
eviction proceedings to vacate the Mortgaged Property subject to the
foreclosure and filing all appropriate claims with the applicable insurer or
guarantor in a timely manner. Servicer shall grant to Subservicer limited
corporate authority to allow Subservicer to execute satisfactions and
bankruptcy and foreclosure documentation on Servicer's behalf.
2.7 REO's. At the option of Servicer and at Servicer's expense,
Subservicer shall be responsible for the administration and maintenance of the
Mortgaged Property following any foreclosure sale to the extent required by
Agency Requirements; provided however that Subservicer shall pay, without
reimbursement from Servicer, the first $1,000 of REO expense on REOs located
outside of New York and the first $1,500 of REO expense on REOs located inside
New York, for any REO which related to a Mortgage Loan for which a fee would
have been due to Servicer as purchaser under the provisions of Section 7.24 of
the Sale Agreement but for the fact that such Mortgage Loan did not transfer.
All funds shall be held and remitted in accordance with Agency Requirements.
In the event that the Agency or Servicer should require Subservicer to market
the REO, Servicer agrees to pay Subservicer a fee for marketing the REO in an
amount equal to one thousand five hundred dollars ($1,500) per REO or one
percent (1%) of the REO sale price, whichever is greater. REO expense shall be
reimbursed to Subservicer monthly, upon receipt of an invoice prepared by
Subservicer.
2.8 Assumption and Other Modifications. Subservicer shall have
full responsibility for processing applications for and documenting all
assumptions and other modifications of the Mortgage Loans in accordance with
Agency Requirements, Applicable Law and the Loan Documents.
2.9 Annual Statements. Subservicer shall annually prepare for
each Borrower, without charge, written statements for each calendar year in
compliance with the Internal Revenue Code of 1986, as amended, and any other
Applicable Law.
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2.10 Payoffs. Subservicer shall process all Mortgage Loan Payoffs
and Loan Document satisfactions/reconveyances in compliance with Agency
Requirements and Applicable Law. Subservicer shall not act or fail to act in
any manner which may result in imposition of any penalty for late
satisfaction/reconveyance of a Mortgage Loan. Servicer shall reimburse
Subservicer for recording fees imposed for the recording of
satisfactions/reconveyances required by applicable law to be recorded by the
lender, and which cannot, under applicable law, be imposed upon the Borrower.
2.11 Reclassification of Delinquent Mortgage Loans: In the event
that the Agency, or the Servicer, requires the Subservicer to reclassify a
delinquent Mortgage Loan from a pool into the Servicer's actual portfolio,
Subservicer shall: (i) at the direction of the Servicer and/or the Agency,
effect any required repurchase; (ii) if not already established, establish a
new investor number on its system; (iii) open the appropriate escrow and
custodial accounts; and (iv) report the Mortgage Loan under the Servicer's
actual portfolio. Subservicer and Servicer shall perform all duties in
connection with such reclassified Mortgage Loans as defined in this Agreement.
2.12 Notice of Relief Requested Pursuant to the Soldiers and
Sailors Relief Act of 1940 or Similar Laws. Throughout the term of this
Agreement, Subservicer shall notify Servicer of any notification received from
any Borrower or other party with respect to any Mortgage Loan of a request for
relief pursuant to or invoking any of the provisions of the Soldiers and
Sailors Civil Relief Act of 1940 or similar state or federal law suspending
payments of amounts due under the Note or the commencement of foreclosure
proceedings.
3. DEPOSIT AND REMITTANCE OF FUNDS
3.1 Custodial Account. All funds applicable to the payment of
principal and interest on Mortgage Loans shall be held in trust for the
Investors in accordance with Agency Requirements and Applicable Law. Such
funds shall be deposited, no later than the next Business Day following
receipt, in a Custodial Account at an FDIC insured depository institution
meeting Agency Requirements. Unless transferred as noted below, the Custodial
Account shall be maintained in the account that exists as of the date of
execution of this Agreement (unless otherwise moved with the prior approval of
Servicer). The Custodial Account shall be established in the name of
Subservicer and titled as mutually agreed by the parties for the benefit of
Servicer and the applicable investors, as their interest appear. Servicer
shall permit Subservicer to have access to such Custodial Account to make
deposits and disbursements in accordance with the terms of this Agreement and
Agency Requirements. Subservicer shall provide all statements and reports
relative to the Custodial Account in accordance with Agency Requirements. If,
on the effective date of this Agreement, Subservicer obtains sufficient Agency
approval to transfer, and does transfer the Custodial Account from its current
depository institution to Chase Manhattan Bank, USA, N.A., then Servicer shall
have the right to all actual interest income and other benefits derived from
the Custodial Account. In the event that Subservicer is unable to obtain
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sufficient Agency approval to transfer the Custodial Account from its current
depository institution to Chase Manhattan Bank, USA, N.A. as of the effective
date of this Agreement, then until such transfer is able to be accomplished,
Subservicer shall have the right to all actual interest income derived from the
Custodial Account, and shall pay Servicer monthly, together with the remittance
of the servicing fee to Servicer, interest on the funds maintained in such
accounts at a rate equal to the 30-day LIBOR rate less one quarter of one
percent.
3.2 Remittance of Custodial Funds. Subservicer shall remit all
payments applicable to principal and interest, including without limitation
prepayments of principal, less the servicing fee calculated and deducted
pursuant to Section 3.5 of this Agreement, in accordance with Agency
Requirements and shall make all principal and interest advances to the Agency
pursuant to Agency Requirements.
3.3 Escrow Accounts. Deposits and withdrawals from the Escrow
Accounts shall be in accordance with Section 2.4.
3.4 Reimbursement of Subservicer. Servicer will reimburse
Subservicer for Advances and Shortfall Interest within one (1) Business Day of
its receipt, on a Business Day, from Subservicer of a billing along with
supporting documentation and a reconciliation of the prior amount paid and the
current amount due. Servicer shall reimburse Subservicer on a monthly basis
for any interest on escrow funds paid in the preceding month, within one (1)
Business Day of Servicer's receipt, on a Business Day, of an invoice
substantiating such payments made. Servicer shall reimburse Subservicer for
funds required in connection with repurchase and reclassification of a Mortgage
Loan in accordance with Section 2.11, within one (1) Business Day of its
receipt, on a Business Day, of an invoice substantiating such payments made.
Servicer will wire the FNMA and GNMA guarantee fees to Subservicer within one
(1) Business Day following its receipt, on a Business Day, of billing for the
guarantee fees which will include the FNMA draft report. All requests for
Advances or reimbursement hereunder shall be accompanied by a certification
from an Assistant Vice President or high ranking or Servicer approved officer
of Subservicer certifying that all such sums for which reimbursement of an
advance is requested has or will be paid to the proper parties in accordance
with Agency Requirements and Applicable Law and that all deposits and
disbursements required to be made on or prior to the date of said certification
have been made in accordance with Agency Requirements and Applicable Law. In
the event of an improper payment to Subservicer, Subservicer shall make any
appropriate payment back to Servicer within one (1) Business Day of its
receipt, on a Business Day, of a demand for such payment together with
supporting documentation.
3.5 Remittance to Servicer: Subservicer shall deduct monthly from
each monthly payment received from a Borrower, an amount equal to one-twelfth
of the annual servicing fee payable to Servicer pursuant to Agency
Requirements. On or before the 10th Business Day of each month, Subservicer
shall remit to Servicer the servicing fees pertaining to FNMA and GNMA
servicing, net of the Subservicing Fee described in Section 4. On or before
the 25th day of each month (or the next Business Day if the 25th day is not a
Business
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Day), Subservicer shall remit to Servicer the servicing fees
pertaining to FHLMC servicing, net of the Subservicing Fee described in
Section 4. Along with such remittances, Subservicer shall provide a report,
reasonably acceptable to Servicer, substantiating the amount remitted. All
funds remitted under this section shall be sent by wire transfer of immediately
available federal funds to the following account:
Banc One
Columbus, Ohio
ABA No. 000000000
Credit Account No. 980116070
For: Chase Manhattan Mortgage Corporation
Attention: Xx Xxxx 000-000-0000
3.6 Ownership of Escrow Accounts and Custodial Accounts:
Subservicer acknowledges that the Escrow Accounts, Custodial Accounts and any
collections it receives on the Mortgage Loans during the term of this Agreement
(except for Ancillary Fees) are for the account of Servicer, the Borrowers or
the Agency, as their interests may appear.
4. COMPENSATION
Subservicer shall receive as compensation, with respect to each
Mortgage Loan serviced by it hereunder, the Subservicing Fee. Subservicer will
also retain Ancillary Fees.
5. CUSTODY OF LOAN DOCUMENTS, BOOKS, RECORDS
AND REPORTS
5.1 Documents, Books, Records. Subservicer shall either retain
copies of all original Loan Documents required in connection with its
subservicing obligations and delivered to Servicer or its designee pursuant to
the Sale Agreement, or incur any expense in connection with obtaining such
copies after delivery to Servicer or its designee. All Loan Documents shall be
held and delivered by Subservicer to Servicer pursuant to the terms of the Sale
Agreement. Subservicer acknowledges that Servicer alone owns the documents and
records related to the Mortgage Loans and the Servicing, subject to the rights
of the Agency, notwithstanding that the documents and/or the records may remain
in the possession of Subservicer during the term hereof to facilitate the
performance of subservicing activities described herein. Servicer shall
instruct its custodian that certain authorized representatives of Subservicer
may obtain release of Loan Documents, in accordance with Agency Requirements,
directly from the custodian. Servicer shall reimburse Subservicer for the
expense of obtaining any original document from a custodian in situations where
the original is reasonably required (i.e. lien release or default proceedings
when required by applicable law). Subservicer shall promptly provide the
Servicer, on reasonable request, on a loan by loan basis, copies of all
correspondence, reports, statements and other items regarding any Mortgage
Loan. Subservicer shall maintain records with respect to each Mortgage Loan in
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accordance with Agency Requirements and Applicable Law, which shall include,
without limitation the application of payments as received from the Borrower
and all sums paid into and disbursed from any Escrow Account. Subservicer
shall also place copies of all relevant documentation received or sent by
Subservicer (**except on-line letters for which records are kept on the system*
*) during the term of this Agreement with regard to the Mortgage Loans in the
Servicing File, as defined in the Sale Agreement, or in a separate foreclosure
file, all of which will be delivered to Purchaser on the Transfer Date, as
defined in the Sale Agreement.
Servicer shall have the right at reasonable times and upon forty-eight
(48) hours written notice, to inspect all books, records and practices of
Subservicer which relate to the Mortgage Loans serviced under this Agreement.
5.2 Reports. On or before the 5th Business Day of each month
through the month following termination of this Agreement, Subservicer shall
forward to Servicer, Attn: Servicing Portfolio Management, 000 Xxx Xxxxxx
Xxxxxx Xxxx, Xxxxxxxxxxx, Xxxx 00000, a copy of the month end delinquency
report and loss mitigation report for the Mortgage Loans reflecting the current
status for each Mortgage Loan including bankruptcy, foreclosure and collection
status, and the month end delinquency report for all Agency Mortgage Loans
subserviced by Subservicer for the preceding month. Upon reasonable request,
Subservicer will provide Servicer with evidence substantiating its compliance
with Agency Requirements including but not limited to those regarding Borrower
counselling and bankruptcy and foreclosure monitoring requirements. On or
before the 25th day (or the next Business Day if the 25th day is not a Business
Day) of each month (unless an earlier date is required by Servicer to allow for
combining of reports of Servicer and its other affiliates as required by GNMA,
which date will be subsequently identified), through the month following
termination of this Agreement, Subservicer shall provide Servicer, to Attn:
Servicing Portfolio Management, Chase Manhattan Mortgage Corporation, 000 Xxx
Xxxxxx Xxxxxx Xxxx, Xxxxxxxxxxx, Xxxx 00000, with copies of all required
standard FNMA, FHLMC and GNMA month end cut-off reports and applicable copies
of standard pool and loan level accounting and reconciliation reports, all
relating to the preceding month. Subservicer shall, at Servicer's expense
which expense shall not exceed fifty dollars ($50.00) per month, monthly,
within five (5) Business Days of month end, provide to Servicer a servicing
data tape in form approved by Servicer (a copy of such form is attached hereto
as Exhibit C), for Servicer's use in valuation of the Servicing.
Subservicer shall, upon reasonable request of Servicer, provide such
other information or reports not previously agreed to in this Agreement as may
be requested by Servicer. Such requests shall be reimbursed by Servicer in an
amount previously approved by Servicer.
6. REPRESENTATIONS, WARRANTIES, AND COVENANTS
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6.1 Subservicer's Representations, Warranties and Covenants.
A. As an inducement to Servicer to enter into this Agreement,
Subservicer represents and warrants that the following are
true as of the execution of this Agreement and further
represents and warrants that the following will continue to be
true through and including the final Transfer Date, unless
another date is specified:
(1) Due Incorporation and Good Standing.
Subservicer is a corporation duly organized, validly existing
and in good standing under the laws of its jurisdiction during
the time of its activities with respect to the Mortgage Loans.
Subservicer is properly licensed, qualified and in good
standing to transact business in all appropriate jurisdictions
and to conduct all activities performed with respect to
subservicing of the Mortgage Loans.
(2) Authority and Capacity. Subservicer has all
requisite corporate power, authority and capacity to enter
into this Agreement and to perform the obligations required of
it hereunder. This Agreement constitutes a valid and legally
binding agreement of Subservicer enforceable in accordance
with its terms except as such enforceability may be limited by
bankruptcy, insolvency and similar laws and equitable
principles affecting the enforceability of the rights of
creditors generally.
(3) Effective Agreement. The execution, delivery
and performance of this Agreement by Subservicer, its
compliance with the terms hereof and consummation of the
transactions contemplated hereby will not violate, conflict
with, result in a breach of, constitute a default under, be
prohibited by or require any additional approval under its
charter, bylaws, or any instrument or agreement to which it is
a party or by which it is bound or which affects the Mortgage
Loans, including but not limited to the servicing agreements
related to the Mortgage Loans, or any state or federal law,
rule, or regulation or any judicial or administrative decree,
order, ruling or regulation applicable to it or to the
servicing of the Mortgage Loans.
(4) Compliance with Contracts and Regulations.
Subservicer has complied with all material obligations under
all contracts to which it is or was a party, and with all
applicable federal, state and local laws and regulations with
respect to and which affect the servicing of the Mortgage
Loans. The laws and regulations which Subservicer has
complied with include but are not limited to all applicable
Agency Requirements. Subservicer has done, and will do, no
act or thing which will materially adversely affect the
servicing of the Mortgage Loans or the Mortgage Loans.
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(5) Related Escrow Account Maintenance. All
related escrow accounts are being maintained in accordance
with applicable law and Agency Requirements, and in accordance
with the Servicing Agreements and the terms of the Mortgages
related thereto. Except as to payments which are past due
under the Notes, all escrow balances required by the Mortgages
and paid to Subservicer for the account of the Borrowers and
Subservicer are on deposit in the appropriate escrow/impound
accounts. All funds received by the Subservicer in connection
with the Mortgage Loans, including, without limitation,
foreclosure proceeds, hazard insurance proceeds, condemnation
proceeds and principal reductions, have promptly been
deposited in the appropriate account, and all such funds have
been applied to reduce the principal balance of the Mortgage
Loans in question, or for reimbursement or repairs to the
Mortgaged Property or as otherwise required by applicable law
and the Agency Requirements. There are no pledged accounts in
lieu of escrow deposits.
(6) Litigation; Compliance with Laws. There is
and shall be no litigation, proceeding or governmental
investigation existing or pending or to the knowledge of
Subservicer threatened, or any order, injunction, decree or
settlement agreement outstanding against or relating to
Subservicer or the servicing of the Mortgage Loans or the
Mortgage Loans, which may have a material adverse effect upon
the business, operations, assets or financial condition of
Subservicer or which may impair the ability of Subservicer to
perform its obligations under this Agreement, nor does
Subservicer know of any basis for any such litigation,
proceeding or governmental investigation. Subservicer has
not violated and will not violate any applicable law,
regulation, ordinance, order, injunction, decree or settlement
agreement, nor any other requirement of any governmental body
or court, which may materially affect any of the Mortgage Loans
or the servicing of the Mortgage Loans. For purposes of this
Section 4.6, "litigation" shall include a suit for damages
alone and shall not require that a specific performance remedy
or injunction impacting the transfer of the servicing be
pending.
(7) Ability to Perform. Subservicer does not
believe, nor does it have any reason or cause to believe, that
it cannot perform each and every covenant contained in this
Agreement.
(8) Statements Made. As of the date of execution
of this Agreement, no representation, warranty or written
statement made by Subservicer, in connection with this
Agreement, or any exhibit, schedule, data tape, statement or
certificate furnished to Servicer by Subservicer, in
connection with the transactions contemplated hereby by
Subservicer contains or will contain any untrue statement of a
material fact or omits or will omit to
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state a material fact
necessary to make the statements contained herein or therein
not misleading.
(9) Insolvency. Subservicer has not (i) admitted
in writing its inability to pay its debts generally as they
become due, (ii) filed a petition to take advantage of any
applicable insolvency or reorganization statute, (iii) made an
assignment for the benefit of its creditors or (iv)
voluntarily suspended payment of any of its obligations.
(10) Agency Requirements. Subservicer
has performed all material obligations to be performed under
Agency Requirements, and no event has occurred and is
continuing which, but for the passage of time or the giving of
notice or both, would constitute an event of default
thereunder. Subservicer is an approved seller/servicer/issuer
in good standing with FNMA, FHLMC and GNMA.
(11) Audits. Subservicer has not been
the subject of allegations of material failure to comply with
applicable servicing or claims procedures, in its most recent
Agency or PMI policy provider audits (if any).
(12) Compliance with Insurance Contracts.
Subservicer has complied with all material obligations under
all applicable insurance contracts, including hazard, flood
and private mortgage insurance contracts, with respect to, and
which affect any of the servicing of the Mortgage Loans.
Subservicer has not taken any action or failed to take any
action which might cause the cancellation of or otherwise
affect any of the insurance contracts.
(13) Accuracy of Servicing Information.
The information provided by Subservicer to Servicer pursuant
to this Agreement is true and correct, in all material
respects.
(14) Errors and Omissions Policy.
Subservicer has in full force and effect an adequate errors
and omissions policy or policies satisfying all Agency
Requirements with respect to its servicing operations and a
standard mortgage bankers blanket bond.
(15) Financial Condition of
Subservicer/Regulatory Approval.
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Subservicer is not in receivership, conservatorship or
bankruptcy. Subservicer is not operating pursuant to any
restrictive operating agreement or order mandated by the OTS,
the FDIC or any federal or state regulatory body.
B. Subservicer covenants that it shall subservice the loans
hereunder in accordance with the terms of this Agreement.
Subservicer shall notify Servicer of all employees currently
under employment agreements with Subservicer or who are
entitled to receive any additional compensation conditioned on
continued employment through a designated future date. In
addition, Subservicer shall provide Servicer advance (i.e.
with reasonable time to comment) notification of the granting
of any employment agreement or additional compensation
conditioned on continued employment through a designated
future date. Subservicer further covenants that during the
period of time that Subservicer is performing its services
hereunder, it will not make any of the following significant
changes in its operations, without the prior written consent
of the Servicer, which consent shall not be unreasonably
withheld:
Any servicing system change to a system which is not
generally accepted in the industry as customary and
competent of handling large loan volume.
Operational changes in lockbox operations, loan
numbers, force placed insurance carriers, or which
are associated with any change in a significant
vendor (vendors whose services earn fees in excess of
$500,000 per year).
Operational changes which require a waiver of an
Agency.
The outsourcing of any servicing obligation done by
Subservicer internally as of December 31, 1996.
A change in the ownership structure of Subservicer.
In addition, Subservicer shall timely notify Servicer of any
operational changes which must be made by Subservicer at the
request of any Agency.
C. Subservicer covenants that as of the date indicated below, it
will provide evidence to Servicer of the following:
(1) That as of June 1, 1997, Subservicer will have in
place a disaster recovery plan which will operate in
accordance with Agency Requirements.
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(2) That as of June 1, 1997, Subservicer's escrow
analysis department will have procedures in place to
adequately report on the placement and removal of
stop analysis flags on Mortgage Loans.
(3) That by the Transfer Date, as defined in the Sale
Agreement, Subservicer will have ensured that the
integrity of the Mortgage Loan data on its servicing
system is acceptable under Agency Requirements.
(4) That as of June 1, 1997, Subservicer's customer
service department will be adequately staffed to meet
the following customer service performance
parameters:
Phone call blockage cannot exceed 10%.
A phone call abandonment rate of less than 6%.
An eighty percent (80%) probability that a phone
call will be answered within ninety (90) seconds.
Phones must be available for Borrowers between
8:15 a.m. and 8 p.m. eastern time.
(5) That as of June 1, 1997, Subservicer will have in
place an active procedure to ensure that complaints
of a discriminatory basis, or which have been made to
regulators or to the Agencies and forwarded to
Subservicer, are dealt with at a senior officer
level.
(6) That as of June 1, 1997, Subservicer's bankruptcy
department will be performing escrow analyses, in
accordance with Agency Requirements, on Mortgage
Loans for which the Borrower has filed for protection
under the Bankruptcy Code.
(7) That as of June 1, 1997, Subservicer will have in
place a proactive loss mitigation function which
complies with Agency Requirements.
(8) That by March 1, 1997, Subservicer's Assumptions
Department will be reporting its mortgage record
change notices to the FHA by electronic transmission,
as required by HUD, and not by tape, unless such date
is extended by HUD. Additionally, by June 1, 1997,
Subservicer's Assumptions Department will have
procedures in place to ensure compliance with
Applicable Laws, including but not limited to such
reporting as is required under the Home Mortgage
Disclosure Act (HMDA) and such early disclosures as
are required by the Real Estate Settlement Procedures
Act and the Truth in Lending Act.
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(9) That by June 1, 1997, Subservicer will have performed
a full audit of the adjustable rate Mortgage Loans
which Subservicer acquired as part of its acquisition
from Empire.
(10) That by June 1, 1997, Subservicer will have
procedures in place to (i) properly report to HUD the
total payment amount on the HUD 300 for Mortgage
Loans with Escrow Account shortage spreads and (ii)
ensure that unapplied HUD 235 subsidies are being
reconciled timely each month to the HUD xxxxxxxx and
to the loan level detail.
Note: Items set forth above which must be completed by a date after
the date on which this Agreement is, pursuant to the provisions of Section 7,
scheduled to terminate, must be completed under the terms of this Agreement
only if this Agreement is, by mutual consent, extended beyond its currently
anticipated term.
6.2 Servicer's Representations, Warranties and Covenants
A. Servicer hereby makes, as if fully restated herein, the
representations and warranties of Purchaser set forth in
Article VI of the Sale Agreement, which are hereby
incorporated herein by this reference, as if they were fully
restated.
B. Servicer covenants that it will perform its duties hereunder
in accordance with the terms of this Agreement.
C. Servicer shall inform Subservicer in writing of any action
that Servicer contracts for which requires any action on the
part of Subservicer, and Servicer shall hold Subservicer
harmless from and against any acts or omissions of Subservicer
resulting from Servicer's failure to give such notice.
7. TERMINATION
This Agreement shall terminate (i) as of close of business on the
Approval Date, or if the approvals required by the Approval Date are not
obtained by June 1, 1997, by June 1, 1997, unless extended by mutual agreement
of the parties or (ii) by mutual consent of Servicer and Subservicer, in
writing. This Agreement may be terminated by Servicer at an earlier time for
cause, upon sixty (60) days written notice, if one or more of the following
events of default by Subservicer shall occur and be continuing:
(a) any failure by Subservicer to remit to the Agency and/or
Servicer any material (individually or in the aggregate) payment required to be
made by Subservicer under the terms of this Agreement or Agency Requirements
which continues unremedied for a period of one (1) Business Day after the
earlier of: (i) discovery by Subservicer of such non-
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payment; or (ii) the date upon which written notice of such failure, requiring
the same to be remedied, shall have been given to Subservicer by Servicer or
the Agency,
(b) failure on the part of Subservicer duly to observe or perform
in any material respect any other of the covenants or agreements on the part of
Subservicer set forth in this Agreement which continue unremedied for a period
of thirty (30) days, or (with notice to Subservicer) such shorter cure period
as may be permitted by the Agency after the date on which written notice of
such failure, requiring the same to be remedied, shall have been given to
Subservicer by Servicer or the Agency;
(c) a decree or order of a court or agency or supervisory
authority having jurisdiction for the appointment of a conservator or receiver
or liquidator in any insolvency, readjustment of debt, marshalling of assets
and liabilities or similar proceedings, or for the winding-up or liquidation of
its affairs, shall have been entered against Subservicer and such decree or
order shall have remained in force undischarged or unstated for a period of
thirty (30) days;
(d) Subservicer shall consent to the appointment of a conservator
or receiver or liquidator in any insolvency, readjustment of debt, marshalling
of assets and liabilities or similar proceedings of or relating to Subservicer
or relating to all or substantially all of its property;
(e) Subservicer shall admit in writing its inability to pay its
debts generally as they become due, file a petition to take advantage of any
applicable insolvency or reorganization statute, make an assignment for the
benefit of its creditors, or voluntarily suspend payment of its obligations; or
(f) Subservicer shall cease to be eligible to sell mortgage loans
to or service mortgage loans for the Agency;
then, and in each and every such case, so long as an event of default shall not
have been remedied, Servicer by notice in writing to Subservicer may, in
addition to whatever rights Servicer may have at law or in equity, to damages,
including injunctive relief and specific performance, terminate all the rights
and obligations of Subservicer without incurring any penalty or fee of any kind
whatsoever in connection therewith. On or after the receipt by Subservicer of
such written notice, all authority and power of Subservicer under this
Agreement shall cease. Upon such termination, Subservicer shall promptly
prepare, execute and deliver any and all documents and other instruments, all
Servicing Files (as defined in the Sale Agreement), and do or accomplish all
other acts or things, all in accordance with the servicing transfer
instructions (as set forth in the Sale Agreement or as otherwise provided by
Servicer), Agency Requirements and Applicable Law, necessary or appropriate to
effect the purposes of such notice of termination at Subservicer's sole cost.
Subservicer agrees to cooperate with Servicer in effecting the termination of
Subservicer's responsibilities and rights hereunder, including, without
limitation the transfer to Servicer or its designee, in
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accordance with the terms of the servicing transfer instructions (as set forth
in the Sale Agreement or as otherwise provided by Servicer), the Sale Agreement
and Agency Requirements, for administration by it of all Subservicing Accounts
which are at the time maintained by Subservicer relative to the Mortgage Loans.
In the event this Agreement is terminated by Servicer for cause due to
an event of default by Subservicer, then Subservicer shall reimburse Servicer
for any losses, damages and reasonable out-of-pocket expenses that Servicer
suffers as a result of termination prior to the Transfer Date which losses
shall include, but not be limited to the following: (i) all costs incurred in
transferring the Servicing to Servicer or its designee (including cost of
transferring electronic data or transferring onto a different technological
platform); (ii) any reasonable (given the circumstances that exist at the time)
increase in amount over and above the Subservicing Fee which Servicer is
required to pay to a third party subservicer to subservice the Mortgage Loans
prior to the Transfer Date; (iii) any penalties which may be assessed by any
party; and (iv) reasonable attorney fees and costs.
8. INDEMNITY; BONDING
8.1 Indemnification of Servicer. Subservicer agrees to indemnify
and hold Servicer harmless from and against any and all claims, losses, damages
and reasonable out-of-pocket expenses arising out of or in any way related
to breach of any representation, warranty or covenant set forth in this
Agreement.
8.2 Indemnification of Subservicer. Servicer agrees to indemnify
and hold Subservicer harmless from any and all claims, losses, damages and
reasonable out-of-pocket expenses arising out of or in any way related to
breach of any representation, warranty or covenant set forth in this Agreement
or any actions of Subservicer taken in compliance with written instruction from
Servicer.
8.3 Survival. The indemnifications set forth in Sections 8.1 and
8.2 of this Agreement shall survive termination of this Agreement for a period
of ten (10) years from the Sale Date (the "Survival Period"). Servicer may
recover under this Section, provided that written notice of a claim shall have
been given prior to the expiration of the Survival Period. Notwithstanding
anything to the contrary in this Section 8.3, in the event that, prior to the
expiration of the Survival Period, written notice of a claim for
indemnification is given, and either the loss which is indemnifiable has not
yet been incurred or litigation in connection with the claim for
indemnification has not yet commenced, such claim shall survive beyond the
Survival Period only if the threat of litigation arose within six (6) months
prior to the expiration of the Survival Period (which threat is evidenced by
written correspondence from an attorney) and litigation commences within six
(6) months after expiration of the Survival Period.
8.4 Insurance. Subservicer shall maintain such insurance as may
be required to maintain its status as an Agency approved Seller/Servicer.
Subservicer shall maintain at Subsevicer's expense and keep in effect
throughout the term hereof for itself, and for
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Servicer as co-insured or loss payee, in accordance with Applicable Law and
Agency Requirements, fidelity, theft and forgery bond coverage and errors and
omissions insurance in amounts and with carriers satisfactory to the Agencies.
Subservicer shall provide Servicer, upon written request, with evidence
satisfactory to Servicer of its compliance with the requirements of this
Subsection. In addition, Subservicer shall provide Servicer, or any person
authorized by Servicer, full and complete access during reasonable business
hours to copies of then-current policies of insurance required hereunder,
given advance written notice of five (5) Business Days from Servicer to
Subservicer. All such policies shall provide that they may not be canceled by
the carrier without thirty (30) days' prior written notice to Servicer.
9. MISCELLANEOUS
9.1 No Joint Venture. Nothing herein shall be deemed or construed
to create a co-partnership or joint venture between the parties hereto, and the
services of Subservicer shall be rendered as an independent contractor.
9.2 Waiver. No delay, failure or discontinuance of either party
in exercising any right, power or remedy under this Agreement, shall affect or
operate as a waiver of such right, power or remedy, nor shall any single or
partial exercise of any such right, power or remedy preclude, waive or
otherwise affect any other or further exercise thereof or the exercise of any
other right, power or remedy. Any waiver, permit, consent or approval of any
kind by either party of any breach or default under this Agreement must be in
writing and shall be effective only to the extent set forth in such writing.
9.3 Successors; Assignment. Subservicer does not have the right
to sell, assign, delegate or otherwise transfer its rights or obligations under
this Agreement to a third party without obtaining the prior written consent of
Servicer. Servicer reserves the right in its reasonable discretion to approve
the new subservicer. In determining the acceptability of the new subservicer,
Servicer may consider such subservicer's reputation in the industry, financial
status, approval status with the Agencies, as well as with private investors
and regulators, status as a competitor to Servicer, and ability to service
non-standard mortgage products. Subject to the restrictions on assignment set
forth in this Agreement and the Sale Agreement, this Agreement shall be
binding on and inure to the benefit of the successors and assigns of the
parties. Any assignment shall not release Subservicer from liability
hereunder for acts or omissions of Subservicer prior to such assignment. Any
assignee shall assume all of Subservicer's obligations hereunder, as well as
assume the performance of all functions related to the transfer of the
Servicing on the Transfer Date, as set forth in Exhibit D and Exhibit E.
Additionally, any assignee shall, as of the date of assignment, make all of
those representations and warranties required of Subservicer hereunder in
reference to this Agreement.
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Should Servicer choose to resell portions of the Servicing portfolio
due to no fault of the Subservicer, Subservicer shall reasonably cooperate with
Servicer and its assignee or designee to affect due diligence and transfer. In
such event, Subservicer shall not be responsible for any out-of-pocket expenses
related to such sale that it would not have otherwise incurred in connection
with transferring the Mortgage Loans to Servicer. In no event, other than
Subservicer Default or as mutually agreed by the parties, shall the Mortgage
Loans be transferred before the Transfer Dates set forth in the Sale Agreement.
The transfer dates associated with any such transfer shall be agreed upon in
accordance with the terms of this Agreement and the Sale Agreement.
9.4 Entire Agreement; Amendment. This Agreement and the Sale
Agreement and Exhibits and Schedules thereto constitute the entire agreement
between Subservicer and Servicer with regard to subservicing the Mortgage Loans
and supersedes all prior negotiations, communications, discussions and
correspondence concerning the subject matter hereof and may be amended or
modified only by a written instrument executed by each party hereto.
9.5 Notices. All notices, requests and demands given to or made
upon any party hereto must be in accordance with Section 11.11 of the Sale
Agreement.
9.6 Time. Time is of the essence of each and every provision of
this Agreement.
9.7 Severability of Provisions. If any provision of this
Agreement shall be prohibited by or deemed invalid under Applicable Law, such
provision shall be ineffective only to the extent of such prohibition or
invalidity without invalidating the remainder of such provision or any
remaining provisions of this Agreement.
9.8 Ohio Law Applicable. This Agreement shall be governed by and
construed in accordance with the law of the State of Ohio.
9.9 Solicitation of Mortgages. Neither Subservicer nor any
affiliate or agent of Subservicer shall, during the remaining term of any of
the Mortgage Loans, take any action to personally, by telephone, by mail or
otherwise, directly or indirectly, solicit the prepayment or modification of
the Mortgage Loans, in whole or in part, or offer any Borrower any other
mortgage or non-mortgage related products. Notwithstanding the foregoing, it
is understood and agreed that promotions which are directed to the general
public, including, without limitation, mass mailings based on commercially
acquired mailing lists, newspaper, radio and television advertisements, shall
not constitute solicitations under this paragraph.
9.10 Cooperation. To the extent reasonably possible, the parties
hereto shall cooperate with and assist each other, as requested, in carrying
out the other's covenants, agreements, duties and responsibilities under this
Agreement and in connection herewith shall
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execute and deliver all such documents and instruments as shall be necessary
and appropriate in the furtherance thereof.
9.11 Confidentiality of Information. Except as otherwise required
law, Subservicer and Servicer and their affiliates shall, and shall cause their
respective directors, officers, employees and authorized representatives to,
hold in strict confidence and not use or disclose to anyone without the prior
written consent of the other party all information concerning customers or
proprietary business procedures, servicing fees or prices, policies or plans of
the other party or any of its affiliates received by them from the other party
in connection with the transactions contemplated hereby.
9.12 Supplementary Information. From time to time, upon reasonable
notice, prior to and after the Transfer Date, Subservicer shall furnish
Servicer such incidental information, which is reasonably available to
Subservicer, supplementary to the information contained in the documents and
schedules delivered pursuant hereto, as Purchaser may reasonably request within
ten (10) years of the Sale Date. Any request for information under this
Section which is in reference to information which was not required to have
been provided under the terms of this Agreement shall be fulfilled at the
reasonable expense of Purchaser.
9.13 Set-off. Servicer agrees that Subservicer may, at its option,
deduct from any payment due Servicer under the terms of this Agreement, any
monies due to Subservicer under the terms of this Agreement and based upon
Servicer's failure to make payment to Subservicer as required under the terms
of this Agreement.
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IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be executed as of the day and year first written.
SERVICER:
CHEMICAL MORTGAGE COMPANY
ATTEST:
BY:______________________________
_________________________ NAME:____________________________
TITLE:___________________________
DATE:____________________________
SUBSERVICER:
SOURCE ONE MORTGAGE SERVICES
CORPORATION
ATTEST:
BY:______________________________
_________________________ NAME:____________________________
TITLE:___________________________
DATE:____________________________
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Exhibit A - Mortgage Loan Listing
Exhibit B - Approved Vendors
Exhibit C - Tape Format
Exhibit D - Transfer Obligations
Exhibit E - Transfer Instructions
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