Full text
SBA SOP 50 51 3
LOAN LIQUIDATION
Office of Capital Access
U.S. Small Business Administration
November 15, 2010
SOP 50 51 3
Effective Date: November 15, 2010 2
SOP 50 51 3
Table of Contents
Chapter 1. Introduction ........................................................................................... 11
A. Purpose ...................................................................................................................................11
B. Authority ................................................................................................................................11
C. Resources ...............................................................................................................................11
1. Forms and Templates ....................................................................................................11
2. Environmental Risk Management Materials ...............................................................12
3. Tools and Quick Reference Guides .............................................................................12
Chapter 2. Definitions ............................................................................................. 15
A. Introduction ...........................................................................................................................15
B. General Terms .......................................................................................................................15
C. Environmental Terms ..........................................................................................................26
Chapter 3. Classifying Loans in Liquidation ......................................................... 27
A. When Loans Must Be Classified in Liquidation Status ....................................................27
B. When Loans Should Be Removed from Liquidation Status ...........................................27
Chapter 4. SBA Liquidation .................................................................................. 29
A. Responsibility and Authority ...............................................................................................29
B. Performance Standards ........................................................................................................29
C. Loan Actions .........................................................................................................................29
1. Documentation Requirements ......................................................................................29
2. Rule of Two Approval ...................................................................................................29
3. Review by Legal Counsel ...............................................................................................30
4. Split Decisions.................................................................................................................32
5. Exceptions to Policy.......................................................................................................32
D. Review of Quarterly Status Reports ...................................................................................33
E. Review of Requests for Loan Action Approval................................................................33
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Chapter 5. 7(a) Lender Liquidation ....................................................................... 35
A. Responsibility ........................................................................................................................35
B. Authority ................................................................................................................................35
1. Unilateral Authority ........................................................................................................35
2. Actions Requiring Prior SBA Approval ......................................................................35
3. How to Obtain SBA Approval .....................................................................................35
C. Documentation Requirements ............................................................................................36
D. Performance Standards ........................................................................................................36
E. SBA Takeover of Lender Liquidation ................................................................................36
F. Reporting Requirements ......................................................................................................37
Chapter 6. CDC Liquidation ................................................................................................39
A. Responsibility ........................................................................................................................39
B. Authority ................................................................................................................................40
1. Unilateral Authority ........................................................................................................40
2. Actions Requiring Prior SBA Approval ......................................................................40
3. How to Obtain SBA Approval .....................................................................................40
C. Reassignment of Loan Documents ....................................................................................41
D. Use of Independent Contractors ........................................................................................42
E. Documentation Requirements ............................................................................................42
F. Performance Standards ........................................................................................................42
G. SBA Takeover of CDC Liquidation ...................................................................................42
H. Reporting Requirements ......................................................................................................43
Chapter 7. Site Visits ............................................................................................... 45
A. When Required......................................................................................................................45
B. Pre-site Visit Preparation .....................................................................................................45
C. Goals .......................................................................................................................................46
D. Site Visit Reports...................................................................................................................48
Chapter 8. Liquidation Plans.................................................................................. 49
A. General ...................................................................................................................................49
B. Format and Content .............................................................................................................49
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C. Factors to Consider ..............................................................................................................49
D. When to Prepare ...................................................................................................................50
E. Obtaining SBA Approval of Liquidation Plans ................................................................50
Chapter 9. Post-default Environmental Risk Management .................................. 53
A. General ...................................................................................................................................53
B. When an Environmental Investigation Is Required .........................................................53
C. Use of Environmental Professionals ..................................................................................54
D. Environmental Investigation Process ................................................................................54
E. Special Procedures for Gas Stations and Dry Cleaners ...................................................55
F. Environmental Investigation Report..................................................................................56
G. Obtaining SBA Approval of Loan Actions with Environmental Risk ..........................56
H. SBA Review of Requests to Acquire Title to Contaminated Property ..........................60
I. SBA Review of Requests to Take Over Business Using Hazardous Substances .........62
Chapter 10. Third Party Loans and Other Senior Liens ........................................ 65
A. General ...................................................................................................................................65
B. Payment Advances ................................................................................................................65
C. Purchase or Pay Off .............................................................................................................65
D. Protective Bids ......................................................................................................................66
E. No Bid Position ....................................................................................................................66
F. Redemption Rights ................................................................................................................67
G. Excess Proceeds from Senior Lien Foreclosure Sale .......................................................70
H. Obtaining SBA Approval of Loan Actions Regarding Senior Liens .............................71
I. SBA and CDC Use of Treasury Checks ............................................................................71
Chapter 11. Workouts .............................................................................................. 75
A. General ...................................................................................................................................75
B. Feasibility Test .......................................................................................................................75
C. Limitations .............................................................................................................................75
D. Requirement—New Consideration from Borrower ........................................................76
E. Workout Options ..................................................................................................................76
1. Forbearance .....................................................................................................................76
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2. Reinstatement or Extension of Maturity Date ...........................................................77
3. Repayment Plan for Past-due Amounts ......................................................................77
4. Deferment........................................................................................................................77
5. Modification of Note .....................................................................................................78
6. Reduction of Loan Balance ...........................................................................................78
7. Assumption of Loan by Third Party ............................................................................78
8. Subordination to Working Capital Loan .....................................................................78
9. Relief on Senior Loan ....................................................................................................78
10. Voluntary Sale of Collateral ...........................................................................................78
F. Agreement Provisions ..........................................................................................................80
G. Obtaining SBA Approval of Workout Agreements .........................................................80
H. Return to Regular Servicing .................................................................................................80
Chapter 12. Obligors ................................................................................................ 81
A. Acceleration and Demand Letters ......................................................................................81
B. Skip Tracing ...........................................................................................................................81
C. Life Insurance ........................................................................................................................81
D. Repayment Ability Analysis .................................................................................................81
E. Release of Personal Guaranty .............................................................................................82
F. Deceased Obligors ................................................................................................................82
Chapter 13. Real Property Collateral ...................................................................... 83
A. General ...................................................................................................................................83
B. Procedure for Selecting Best Method of Liquidation ......................................................83
C. Liquidation Methods ............................................................................................................86
1. Release of Lien for Consideration ................................................................................86
2. Deed in Lieu of Foreclosure .........................................................................................87
3. Lien Foreclosure .............................................................................................................88
4. Collection of Rents .........................................................................................................89
5. Appointment of Receiver ..............................................................................................89
6. Short Sale Approval........................................................................................................90
D. Credit Bids .............................................................................................................................91
E. Eviction Proceedings ............................................................................................................91
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Chapter 14. Personal Property Collateral................................................................ 93
A. General ...................................................................................................................................93
B. Procedure for Selecting Best Method of Liquidation ......................................................93
C. Liquidation Methods ............................................................................................................95
1. Release of Lien for Consideration ................................................................................95
2. U.C.C. Sale .......................................................................................................................95
3. Judicial Foreclosure ........................................................................................................99
4. Collection of Accounts Receivable ..............................................................................99
5. Set-off of Deposit Account ...........................................................................................99
6. Surrender of Life Insurance Policy for Cash Value .................................................100
7. Foreclosure of Lien on Fixtures .................................................................................100
8. Marine Mortgage Foreclosure .....................................................................................100
Chapter 15. Litigation ............................................................................................ 101
A. SBA Responsibility and Authority ....................................................................................101
1. SBA District Counsel ...................................................................................................101
2. SBA Loan Center Legal Counsel ................................................................................101
3. SBA Loan Center ..........................................................................................................101
B. 7(a) Lender Responsibility and Authority ........................................................................102
C. CDC Responsibility and Authority...................................................................................102
D. Performance Standards for Lender and CDC Litigation ..............................................102
1. General Requirements..................................................................................................103
2. Attorneys—Required Qualifications ..........................................................................103
3. Attorney Fees ................................................................................................................104
E. SBA Takeover of Lender or CDC Litigation ..................................................................105
F. Litigation Plans ....................................................................................................................105
G. Obtaining SBA Approval of Litigation Plans .................................................................106
H. Documentation Requirements ..........................................................................................107
I. Bankruptcy Proceedings.....................................................................................................108
J. Probate Proceedings ...........................................................................................................109
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Chapter 16. Compromise ....................................................................................... 111
A. General .................................................................................................................................111
B. When Compromise is Appropriate ..................................................................................111
C. Compromise Amount ........................................................................................................112
D. Compromise with Joint and Severally Liable Obligors..................................................114
E. Obtaining SBA Approval of Compromise Agreements ................................................115
F. Completing the Compromise Process .............................................................................115
G. Alternative—Treasury Department Referral...................................................................116
H. SBA Review of Proposed Compromise Agreements ....................................................116
Chapter 17. Sale of Loan ........................................................................................ 119
A. General Requirements ........................................................................................................119
B. Documentation ...................................................................................................................119
C. Disclosure of Information .................................................................................................119
Chapter 18. Acquired Collateral ............................................................................. 121
A. General .................................................................................................................................121
B. Acquiring Title to Collateral ..............................................................................................121
C. Ownership Responsibilities ...............................................................................................122
D. Expenses ..............................................................................................................................123
E. Timeframe for Disposal .....................................................................................................123
F. Sale ........................................................................................................................................123
G. Lease .....................................................................................................................................127
H. Abandonment ......................................................................................................................127
Chapter 19. Expenses and Recoveries ................................................................... 129
A. Classification of Expenses .................................................................................................129
B. Recoveries ............................................................................................................................131
C. Payment of Non-recoverable Expenses ..........................................................................132
D. Payment of Recoverable Expenses...................................................................................132
E. Obtaining SBA Approval, Payment or Reimbursement of Expenses .........................134
F. SBA Review of Expense Requests ...................................................................................136
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Chapter 20. Wrap-up Procedures .......................................................................... 139
A. General .................................................................................................................................139
B. Abandonment of Collateral ...............................................................................................139
C. Charge-off ............................................................................................................................140
D. IRS Notification of Cancelled Debt .................................................................................140
E. Wrap-up Reports.................................................................................................................141
F. Treasury Department Referral for Further Collection ..................................................144
G. Credit Bureau Reporting ....................................................................................................145
H. Record Retention ................................................................................................................145
I. SBA Review of Wrap-up Activities ..................................................................................146
Chapter 21. Inspector General Referrals ............................................................... 149
A. What Matters Should be Referred ....................................................................................149
B. How to Make a Referral .....................................................................................................151
C. What Information Should Be Provided ...........................................................................151
D. Post-referral Responsibility................................................................................................152
Chapter 22. 7(a) Guaranty Purchase ..................................................................... 153
A. General .................................................................................................................................153
B. Requirements .......................................................................................................................154
C. Practice Tips for Lenders ...................................................................................................158
D. Turnaround Time on Purchase Requests ........................................................................159
E. Incomplete Purchase Packages .........................................................................................159
F. SBA Review of Purchase Requests...................................................................................160
Chapter 23. Denial of Liability on 7(a) Guaranty .................................................. 165
A. When SBA May Deny Liability on a 7(a) Guaranty .......................................................165
B. Who May Approve Denial of Liability Recommendations ...........................................165
C. Loss Attributable to Lender ..............................................................................................166
D. Repairs ..................................................................................................................................166
E. Partial Denial of Liability ...................................................................................................167
F. Full Denial of Liability .......................................................................................................169
G. Examples of Lender Deficiencies Justifying Full or Partial Denial of Liability .........171
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1. Incorrect Eligibility Determination ............................................................................171
2. Early Default Due to Failure to Properly Make or Close Loan .............................171
3. Failure to Use IRS Transcripts to Verify Financial Information ...........................172
4. Failure to Use Loan Proceeds as Required by Loan Authorization ......................172
5. Failure to Verify Equity Injection...............................................................................173
6. Failure to Obtain Required Lien Position .................................................................175
7. Failure to Prepare and Use an Adequate List of Collateral .....................................175
8. Failure to Conduct a Post-default Site Visit ..............................................................176
9. Failure to Liquidate in a Commercially Reasonable Manner ..................................177
Chapter 24. Prepayment of 504 Loans and Debentures........................................ 179
A. General .................................................................................................................................179
B. When 504 Loans and Debentures Can Be Prepaid ........................................................179
C. Prepayment Amount ..........................................................................................................179
D. Procedure for Prepayment of 504 Loans and Debentures ...........................................180
E. Cancelling or Rescheduling Prepayment Date ................................................................182
Chapter 25. Debenture Purchase........................................................................... 183
A. General .................................................................................................................................183
B. When CDC Required to Request Purchase ....................................................................183
C. When SBA Required to Purchase .....................................................................................183
D. Purchase Amount ...............................................................................................................183
E. SBA Procedure for Purchasing Debentures....................................................................183
F. Impact of Debenture Purchase on 504 Loan..................................................................184
Chapter 26. Reimbursement of Loss on PCLP Debentures ................................. 187
A. PCLP CDC’s Duty to Reimburse SBA ............................................................................187
B. Amount of Reimbursement Obligation ...........................................................................187
C. Notification of Reimbursement Obligation ....................................................................187
D. Appeal Process ....................................................................................................................188
E. Payment Deadline ...............................................................................................................188
F. SBA's Right to LLRF..........................................................................................................188
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Chapter 1.
Introduction
______________________________________________________________________________
A. Purpose
The purpose of SOP 50 51 3 ("SOP") is to provide SBA personnel, Lenders and
CDCs with standard operating policies and procedures for handling 7(a) and 504
Loans that are in default.
B. Authority
The policy and procedures set out in this SOP are based on Section 7(a) of the Small
Business Act (15 U.S.C. § 636(a)), Title V of the Small Business Investment Act of
1958 (15 U.S.C. §§ 695, et seq.), and Subpart E of Part 120 of Title 13 of the Code of
Federal Regulations.
C. Resources
The forms, templates, tools and other resource materials referred to in this SOP are
continually being updated and modified. The most current version of each is
accessible from the "Electronic Lending" section of SBA’s Web site, which is located
at www.sba.gov/banking.
1. Forms and Templates
SBA forms and templates are accessible from www.sba.gov/banking by
selecting the Web site for the appropriate SBA Loan Center, i.e., the National
Guaranty Purchase Center ("NGPC") or the Commercial Loan Servicing
Centers ("CLSC"). The most commonly used forms are listed below.
a. Liquidation Plan for 7(a) Loans (SBA Form 1979)
b. Litigation Plan for 7(a) Loans
c. 7(a) Lender's Demand Letter for Guaranty Purchase
d. Lender's Transcript of Account (SBA Form 1149)
e. Wrap-up Report for Standard 7(a), CLP, PLP and EWCP Loans
f. Offer in Compromise Form (SBA Form 1150)
g. Financial Statement of Debtor (SBA Form 770)
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h. CDC Quarterly Delinquency Report
i. Liquidation Plan for 504 Loans
j. Litigation Plan for 504 Loans
k. Wrap-up Report for 504 Loans
l. Risk Management Database Form
2. Environmental Risk Management Materials
The materials listed below are needed to comply with SBA's environmental
risk management policy and procedures set out in Chapter 9. They are located
in the Appendix to SOP 50 10 5, which can be found on SBA’s Web site at
www.sba.gov by selecting "Tools" on the homepage, and selecting "SOPs"
under "Library & Reference."
a. Environmental Definitions—Appendix 2
b. Environmental Reliance Letter—Appendix 3
c. NAICS Codes of Environmentally Sensitive Industries—Appendix 4
3. Tools and Quick Reference Guides
Liquidation tools and guides developed by SBA, such as those listed below,
are accessible from www.sba.gov/banking by selecting the Web site for the
appropriate SBA Loan Center, i.e., the NGPC or the CLSC.
a. 7(a) Lender Action Matrix
b. Tab System for Standard 7(a), CLP, PLP and EWCP Loan Purchase
Packages
c. Demand Kit for Express and Pilot Loan Program Loan Purchase
Packages
d. Tab System for Recoverable Expense Payment Packages for Standard
7(a), CLP, PLP and EWCP loans
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e. FAQ’s, template, sample and instructions for SBA Form 1502
Reporting
f. Tab System for Offer in Compromise
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Chapter 2.
Definitions
________________________________________________________________________
A. Introduction
The terms listed below have the same meaning wherever they are used in this SOP.
Unless otherwise indicated, defined terms are capitalized wherever they appear.
B. General Terms
1. 7(a) Lender or Lender means an institution that has executed a participation
agreement with SBA under the 7(a) Guaranteed Loan Program.
2. 7(a) Loan means a loan that was made under Section 7(a) of the Small
Business Act.
3. 504 Loan means a loan made under Title V of the Small Business Investment
Act.
4. Agency means the U.S. Small Business Administration.
5. Approving Official means a supervisory or lead SBA staff member or SBA
management official with appropriate authority to approve proposed Loan
Actions.
6. Associate of the Borrower means an officer, director, Key Employee of the
Borrower, or a Person who has an ownership interest of 20% or more in the
Borrower's business; any entity in which one or more of the foregoing Persons
has an ownership interest of 20% or more in the entity's business; or any
Person in control of, or controlled by, the Borrower except a Small Business
Investment Company licensed by SBA. (13 C.F.R. § 120.10)
7. Associate of a 7(a) Lender, CDC or Third Party Lender or other senior
lender means an officer, director, Key Employee of 7(a) Lender, CDC, Third
Party Lender or other senior lender, or owner of 20% or more of the value of
the 7(a) Lender, CDC, Third Party Lender or other senior lender's stock or
debt instruments; an agent involved in the loan process; or any entity in which
one or more of the foregoing Persons, or a Close Relative of any such Person,
has an ownership interest of 20% or more. (13 C.F.R. § 120.10)
8. Authorization or Loan Authorization means SBA's written agreement
providing the terms and conditions under which SBA will guarantee a loan or
a debenture.
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9. Authorized CDC Liquidator ("ACL") means a CDC authorized to conduct
504 Loan liquidation and litigation pursuant to 13 C.F.R. § 120.975.
10. Borrower means the Person or Persons who executed the Note evidencing
the SBA Loan.
11. Certified Development Company ("CDC") means an entity authorized by
SBA to make 504 Loans to small businesses under sections 503 or 504 of the
Small Business Act.
12. Close Relative means a spouse; a parent; a child; a sibling; or the spouse of a
parent, child or sibling.
13. Credit Bid means an offer to purchase at a foreclosure sale submitted by a
creditor who, instead of paying cash, will "credit" the bid amount against the
debt owed to the creditor.
14. Default Charges means and includes all monetary amounts payable as the
result of a default on a Third Party Loan or other senior loan such as
prepayment penalties, late fees and interest paid at an escalated rate.
15. Earliest Uncured Payment Default Amount means the amount of the
earliest regular installment of principal or interest that a Borrower fails to pay
in full when due.
16. Earliest Uncured Payment Default Date means the date of the earliest
failure by a Borrower to pay the full amount of a regular installment of
principal or interest when due. Payments, which are made by a Borrower
before the 7(a) Lender requests that SBA purchase its guaranty, are applied to
the Earliest Uncured Payment Default Amount and if the installment is paid
in full, the Earliest Uncured Payment Default Date advances to the next
unpaid installment date. If the Borrower makes a payment after the 7(a)
Lender has exercised its right to request that SBA purchase its guaranty, the
Earliest Uncured Payment Default Date does not change. (13 C.F.R. §
120.523)
17. Early Default means a default that occurred within 18 months of the initial
disbursement of the proceeds from an SBA Loan (unless the final
disbursement occurred more than six months after the initial disbursement, in
which case the 18-month period will begin to run from the date of the final
disbursement), unless the Borrower cures the default and makes scheduled
loan payments for 12 consecutive months after the initial 18-month period.
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The following events of default would constitute an Early Default if they
occurred within the specified 18-month period: an unremedied failure by the
Borrower to make one or more scheduled loan payments; funding scheduled
loan payments from the sale of collateral rather than from business
operations; deferment of more than three consecutive scheduled full
payments; or a problem or event requiring the loan to be classified in
liquidation status such as the filing of a bankruptcy petition.
18. Good Faith, whether capitalized or not, means the absence of any intention
to seek an unfair advantage or to defraud another party; i.e., an honest and
sincere intention to fulfill one's obligations in the conduct or transaction
concerned.
19. Guarantor means a Person, other than the Borrower, who executed a
Guaranty to secure payment of the Note.
20. Guaranty means SBA Form 148 (Unlimited Guarantee) or a substantially similar
document executed by a Guarantor to secure payment of the Note.
21. Key Employee means, for purposes of this SOP, any Person hired by the
business to manage day-to-day operations.
22. Legal Counsel is the generic term used for the attorney who performs the
legal work discussed in this SOP on behalf of the 7(a) Lender, CDC or SBA.
23. Liquidation Officer is the generic term for the 7(a) Lender, CDC or SBA
staff member who performs the credit functions discussed in this SOP.
24. Liquidation Plan means a 7(a) Lender's or CDC's written plan outlining the
actions it intends to take to recover on an SBA Loan, which contains the
information outlined in the template for 7(a) Loans or the template for 504
Loans accessible from www.sba.gov/banking.
25. Liquidation Value is the likely price collateral will sell for if sold quickly and
with limited exposure to potential buyers. A Post-default Appraisal is
necessary to determine the Liquidation Value of real or personal property
collateral unless the collateral consists of:
a. Cash or Equivalent—the Liquidation Value of cash or cash equivalent
items such as retirement accounts, trust funds, life insurance policies
with a cash surrender value, certificates of deposit, letters of credit, or
other commercial instruments should be the net amount arrived at
after deducting verifiable, documented costs, such as penalties for
early withdrawal;
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b. Motor Vehicles and Stock—the Liquidation Value of items that are
customarily sold in a recognized market should be based on industry
standards. For example, the Liquidation Value of motor vehicles
should be based on NADA or Kelley Blue Book value, and the
Liquidation Value of publically traded stock should be based on official
stock exchange prices.
26. Litigation Plan means a 7(a) Lender or CDC's written plan outlining the
litigation it intends to initiate or otherwise participate in to recover on an SBA
Loan, which contains the information outlined in the template for 7(a) Loans
or the template 504 Loans accessible from www.sba.gov/banking.
27. Loan Action, (formerly known as an SBA Form 327 Action), means an
activity or decision regarding a specific SBA Loan including a decision not to
engage in a particular activity. For example, a decision not to enter a
Protective Bid at a senior lienholder's foreclosure sale is a Loan Action.
28. Loan Action Record means the paper or electronic documentation that
memorializes a Loan Action taken with regard to a specific SBA Loan.
29. Loan Documents means the Authorization, Note, Guaranty, lien
instruments, and all other agreements and documents related to an SBA Loan.
30. Loan File, whether capitalized or not, means the electronic or paper folder
dedicated solely to storing a hard copy or electronic copy of all of the Loan
Documents pertaining to a specific loan.
31. Loan Program Requirements means the requirements imposed on 7(a)
Lenders or CDCs by statute, SBA regulations, any contract between SBA and
the 7(a) Lender or CDC, applicable SOPs, Loan Authorizations, official SBA
notices, forms and program guides as such requirements are issued and
revised by SBA from time to time. For CDCs, this term also includes
requirements imposed by debentures, as that term is defined in 13 C.F.R. §
120.802.
32. Material Loss means: (a) with regard to personal property collateral—a single
loss or the aggregate amount of multiple losses totaling $2,500 or more; and
(b) with regard to real property collateral—a loss in the amount of $5,000 or
more.
33. Must, whether capitalized or not, means that the action is mandatory.
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34. Non-recoverable Expenses means the costs associated with the liquidation
or litigation of an SBA Loan that cannot be added to the principal balance of
the Note because, for example, the costs are not related to collection of
amounts due under the Note, enforcement of the terms of the Loan
Documents, preservation or disposal of the collateral for the loan; were not
necessary, reasonable or customary; or were not incurred in accordance with
prudent lending practices or Loan Program Requirements.
35. Non-routine Litigation means: (1) all litigation where factual or legal issues
are in dispute and require resolution through adjudication; (2) any litigation
where legal fees are estimated to exceed $10,000 in the aggregate; (3) any
litigation involving a loan where a 7(a) Lender or CDC has an actual or
potential conflict of interest with SBA; or (4) any litigation involving a 7(a) or
504 Loan where the 7(a) Lender or CDC has made a separate loan to the same
Borrower which is not a 7(a) or 504 Loan. (13 C.F.R. § 120.540(c)(1))
36. Note means the promissory note executed by the Borrower on the SBA Loan.
37. Obligor means and includes every Person with direct liability for repaying an
SBA Loan such as the Borrower and any assumptor, and every Person with
contingent liability such a Guarantor.
38. Office of Financial Assistance ("OFA") means the SBA office in charge of
administering SBA's 7(a) and 504 loan programs.
39. Person means any individual, corporation, partnership, limited liability
company, association, unit of government, or other legal entity, however
organized.
40. Pilot Loan Program means and includes the following SBA loan programs:
Community Express, Patriot Express and Export Express. It also includes the
Gulf Opportunity ("GO") pilot loan program and loans made under future
SBA pilot loan programs.
41. Post-default Appraisal or Appraisal means an expert's written opinion as to
the value of specific property obtained in accordance with following
requirements:
a. Qualifications of Appraiser
A Post-default Appraisal may be performed by an appraiser, broker,
auctioneer, retail inventory specialist or other expert, provided that the
Person meets the following minimum qualifications:
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SOP 50 51 3
(1) Education and Experience
Has the specific education, training and experience required to
develop a professional opinion as to the value of the specific
type of property involved;
(2) Licensed and Bonded
Meets all applicable licensing and bonding requirements;
(3) Independent
Has no real or apparent conflict of interest with SBA, the 7(a)
Lender, CDC, or Obligors; and has no financial interest in the
property to be appraised; and
(4) Insured
Maintains insurance coverage, either as required by applicable
law or if not required by law, which is sufficient to compensate
SBA and 7(a) Lender or CDC for any loss suffered as a result of
an error or omission.
b. Appraisal Standards
(1) Real Property
A Post-default Appraisal of real property may consist of a real
estate agent's opinion as to fair market value unless prudent
lending practices require an appraisal that complies with the
Uniform Standards of Professional Appraisal Practice.
(2) Personal Property
A Post-default Appraisal of personal property may consist of an
auctioneer or other expert's opinion as to Liquidation Value
unless prudent lending practices require an appraisal that
complies with the Uniform Standards of Professional Appraisal
Practice.
c. Report Format
All Post-default Appraisal reports should contain the following:
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SOP 50 51 3
(1) The appraiser's opinion as to value of the property, including an
opinion as to the individual value of any item of personal
property valued at $5,000 or more at the time the loan was
made;
(2) An explanation as to the type of valuation, i.e., purpose of the
appraisal, and how the appraisal is to be used;
(3) The methodology, standards, resources and markets the
appraiser used or relied on;
(4) A complete and accurate description of the collateral, including
its current condition, photographs, and the serial numbers of
significant items of personal property, i.e., items with a
Liquidation Value of $5,000 or more;
(5) The dates and location of the appraisal inspection, and the
effective date of the valuation;
(6) A statement by the appraiser that he or she has no financial
interest in the property or conflict of interest with SBA, 7(a)
Lender, CDC or Obligors; and
(7) The appraiser's qualifications and signature.
d. Age of Appraisal
Generally, a Post-default Appraisal should be less than 120 days old,
and must never be more than one year old, at the time SBA, the 7(a)
Lender or CDC relies on it to make a decision affecting an SBA Loan.
42. Post-default Environmental Investigation means an Environmental
Investigation conducted in accordance with the requirements set out in
Chapter 9.
43. Post-default Environmental Investigation Report means the written
account of a Post-default Environmental Investigation conducted in
accordance with the requirements set out in Chapter 9.
44. Preference means any arrangement not pre-approved by SBA that gives a 7(a)
Lender or a CDC a preferred position compared to SBA relating to the
making, servicing, or liquidation of an SBA Loan. (13 C.F.R. § 120.10)
Effective Date: November 15, 2010 21
SOP 50 51 3
45. Protective Bid means an offer made by a secured creditor to pay a designated
price for property at a foreclosure sale to "protect" the secured creditor's
interest in the property that might otherwise be eliminated by the foreclosure
sale.
46. Purchase, whether capitalized or not, when used in conjunction with SBA's
7(a) loan guaranty ("guaranty purchase"), refers to SBA's purchase of the
guaranteed portion of a 7(a) Loan; and when used in conjunction with SBA's
504 Loan debenture guaranty ("debenture purchase"), purchase refers to
SBA's purchase of the debenture sold to fund the 504 Loan.
47. Purchase Package means the packet of documentation prepared and
submitted by a 7(a) Lender to support its request to have SBA honor its
guaranty by purchasing the guaranteed portion of the loan.
48. Real Estate Owned ("REO") means real property collateral acquired by a
7(a) Lender, CDC or SBA (formerly referred to by SBA as "COLPUR").
49. Recommending Official means an SBA staff member responsible for
making recommendations regarding proposed Loan Actions that require
approval by the Rule of Two.
50. Recoverable Expenses means the SBA approved, necessary, reasonable and
customary costs incurred to collect amounts due under the Note, to enforce
the terms of the Loan Documents, or to preserve or dispose of collateral,
which according to the terms of the Note can be added to the principal
balance of the loan.
51. Recoverable Value means the net dollar amount that a secured creditor
complying with prudent lending standards could reasonably expect to recover
from collateral. Recoverable Value is determined by deducting the following
amounts from the Liquidation Value of the collateral:
a. Senior Liens
The balance owed on senior liens, including landlord liens and tax
liens, taking into account any relevant Loan Document such as a Third
Party Lender Agreement, landlord lien waiver, subordination
agreement, or senior lienholder agreement;
b. Extraordinary Recoverable Expenses
The cost of any other large Recoverable Expense not addressed in
subsection c below, such as necessary Remediation;
Effective Date: November 15, 2010 22
SOP 50 51 3
c. Other Costs
If appropriate, 10% of the remaining Liquidation Value to reflect the
estimated total of the following expenses:
(1) Cost of appraisals and Environmental Investigation Reports;
(2) Cost of title reports or U.C.C. lien searches;
(3) Pre-foreclosure sale collateral care and preservation expenses;
(4) Costs of foreclosure sale;
(5) Eviction costs;
(6) Post-foreclosure sale REO or acquired personal property care
and preservation expenses;
(7) REO or acquired personal property collateral resale costs; and
(8) Any other Recoverable Expenses.
52. Repair means an agreement between SBA and a 7(a) Lender as to a specific
dollar amount that will be deducted from the amount SBA pays on the
Lender's guaranty in order to fully compensate SBA for an actual or
anticipated loss caused by the Lender.
53. Routine Litigation means uncontested litigation, such as non-adversarial
matters in bankruptcy and undisputed foreclosure actions, the estimated legal
fees for which will not exceed $10,000 in the aggregate. (13 C.F.R. §
120.540(c)(2))
54. Rule of Two means the SBA decision-making process that requires the
concurrence of two authorized Agency Officials: a Recommending Official
and an Approving Official.
55. SBA Loan, whether capitalized or not, means and includes both 7(a) and 504
Loans.
56. SBA Loan Center means the following SBA facilities:
Effective Date: November 15, 2010 23
SOP 50 51 3
a. National Guaranty Purchase Center ("NGPC")
Address:
1145 Herndon Parkway, Suite 900
Herndon, VA 20170
Telephone Numbers:
Phone: (703) 487-9283
Toll Free: (877) 488-4364
Fax Number:
General: (202) 481-4674
Expense Reimbursement: 202-481-4599
Wrap-up Reports: 202-292-3789
Email:
General inquiries: loanresolution@sba.gov
Loans sold on the secondary market: secondarymarketliq@sba.gov
Loans not sold on the secondary market: sbapurchase@sba.gov
Expense Reimbursement: SBACPC@sba.gov
Wrap-up Reports: SBAChargeoff@sba.gov
Hours of Operation:
Monday - Friday 8:00 A.M. to 4:30 P.M. Eastern Time
b. SBA Commercial Loan Service Center West
Address:
2719 N. Air Fresno Drive, Suite 107
Fresno, CA 93727
Telephone Numbers:
Phone: (559) 487-5136
Toll Free: (800) 347-0922
Fax Numbers:
Servicing: (202) 481-0483
Express and Pilot Loan Program Guaranty Purchases: (202) 481-0663
Express and Pilot Loan Program Liquidation: (202) 481-0663
504 Loan Liquidation: Fax Number: (202) 481-6481
Email:
Servicing: fsc.servicing@sba.gov
Effective Date: November 15, 2010 24
SOP 50 51 3
Express and Pilot Loan Program Liquidation Notices & Guaranty
Purchases: fsc.purchasing@sba.gov
504 Loan Liquidation: fsc.504liquidations@sba.gov
Hours of Operation:
Monday - Friday 8:00 A.M. to 4:30 P.M. Pacific Time
c. SBA Commercial Loan Service Center East
Address:
2120 Riverfront Drive, Suite 100
Little Rock, AR 72202-1794
Telephone Numbers:
Phone: (501) 324-5871
Toll Free: (800) 644-8564
Fax Numbers:
Servicing: (202) 292-3878
Express and Pilot Loan Program Guaranty Purchases: (202) 292-3877
504 Loan Liquidation: (202) 481-6481
Lender Liaison: (202) 741-6959
Email:
Servicing: lrsc.servicing@sba.gov
Express and Pilot Loan Program Liquidation Notices & Guaranty
Purchases: lrsc.expresspurchase@sba.gov
504 Loan Liquidation: lrsc.504liquidation@sba.gov
Customer Service: lrsc.customerservice@sba.gov
Hour of Operation:
Monday - Friday 8:00 A.M. to 4:30 P.M. Central Time
57. Should, whether capitalized or not, means that the action or procedure is
preferred, but not mandatory.
58. Third Party Lender means a commercial or private lender, investor or
Government Entity that made a loan, which is part of the financing for a 504
Loan project.
59. Third Party Loan means a loan made by a Third Party Lender, which is part
of the financing for a 504 Loan project.
Effective Date: November 15, 2010 25
SOP 50 51 3
60. Wrap-up Report refers to the document or documents summarizing the
liquidation activities on an SBA Loan that 7(a) Lenders and CDCs must
submit to the appropriate SBA Loan Center when the liquidation process is
complete pursuant to Chapter 20, Paragraph E.
C. Environmental Terms
The definitions of the environmental terms used in this SOP are the same as those
used in SOP 50 10 5. They are located in Appendix 2 of SOP 50 10 5, which can be
found on SBA’s Web site at www.sba.gov by selecting "Tools "on the homepage, and
selecting "SOPs" under "Library & Reference."
Effective Date: November 15, 2010 26
SOP 50 51 3
Chapter 3.
Classifying Loans in Liquidation
________________________________________________________________________
A. When Loans Must Be Classified in Liquidation Status
An SBA Loan must be classified in liquidation status if any of the adverse events
listed below occur:
1. The loan is more than 60 days past due with no prospect of a deferment or a
workout;
2. A Third Party Lender or another senior lienholder has initiated a foreclosure
action against collateral securing the loan;
3. A lawsuit, which will adversely affect repayment of the SBA Loan, has been
initiated against an Obligor;
4. An Obligor has filed a voluntary petition in bankruptcy, or an involuntary
petition in bankruptcy has been filed against an Obligor;
5. The Borrower's business has been shut down or abandoned and the Obligors
have not made other arrangements to repay the SBA Loan;
6. Substantial collateral has been abandoned or is in danger of disappearing,
losing its value, or being stolen;
7. A receiver has been appointed by a court, or some other action has been
initiated to liquidate the collateral or an Obligor's assets; or
8. Any other circumstances that could substantially and adversely affect
repayment of the SBA Loan.
B. When Loans Should Be Removed from Liquidation Status
SBA Loans should be removed from liquidation status and returned to regular
servicing after three consecutive timely payments have been made pursuant to a
written workout agreement, bankruptcy plan, reaffirmation agreement, assumption or
other written agreement that cures the default.
Effective Date: November 15, 2010 27
SOP 50 51 3
Effective Date: November 15, 2010 28
SOP 50 51 3
Chapter 4.
SBA Liquidation
____________________________________________________________
A. Responsibility and Authority
When an SBA Loan is classified in liquidation status, one of the three SBA Loan
Centers listed below is responsible for either (1) liquidating the loan; or (2) overseeing
the liquidation conducted by a 7(a) Lender or CDC.
1. National Guaranty Purchase Center (Herndon, VA)
Standard 7(a), CLP, PLP and EWCP Loans;
2. SBA Commercial Loan Service Center West (Fresno, CA)
a. Express and Pilot Loan Program 7(a) Loans made in the western or
mid-western United States; and
b. 504 Loans made in the western or mid-western United States.
4. SBA Commercial Loan Service Center East (Little Rock, AR)
a. Express and Pilot Loan Program 7(a) Loans made in the eastern or
mid-eastern United States; and
b. 504 Loans made in the eastern or mid-eastern United States.
B. Performance Standards
In general, SBA personnel must ensure that all SBA Loans are liquidated in a prompt,
cost-effective, prudent and commercially reasonable manner consistent with
applicable Loan Program Requirements.
C. Loan Actions
1. Rule of Two Approval
Loan Actions must be approved pursuant to the Rule of Two whenever
required by this SOP.
Effective Date: November 15, 2010 29
SOP 50 51 3
2. Documentation Requirements
a. Loan Action Record
Loan Actions requiring approval pursuant to the Rule of Two must be
documented by a Loan Action Record.
b. Contents of Loan Action Record
A Loan Action Record should include the following:
(1) The Borrower's name and loan number;
(2) A reasonable description of the Loan Action;
(3) The justification for the Loan Action including an analysis of
any supporting documentation; and
(4) The recommendation and signature of the Recommending
Official and the approval and signature of the Approving
Official if the Loan Action required approval pursuant to the
Rule of Two.
c. Format
A memo, email, letter, SBA Form 327 or other document may serve as
a Loan Action Record provided that it meets the requirements of
Subparagraph C.2.b. above.
d. Recordkeeping
Loan Action Records should be numbered according to the
chronological order in which the Loan Actions occurred and placed in
the loan file along with the supporting documentation, if any.
3. Review by Legal Counsel
a. Legal Counsel must review and comment on the legal issues related to
Loan Actions proposed by SBA Liquidation Officers, as well as
Lenders and CDCs who have submitted requests on Loan Actions
requiring SBA approval, if the proposed Loan Action involves:
(1) Any issue concerning a loan classified in litigation status;
Effective Date: November 15, 2010 30
SOP 50 51 3
(2) Any issue with legal implications including CDC requests for
reassignment of Loan Documents and exceptions to policy;
(3) Conflicts of interest and Preferences;
(4) Acquisition of Contaminated Property or a business that
handles Hazardous Substances;
(5) Purchase reviews pertaining to 7(a) Loan guaranties and 504
Loan debentures;
(6) Review of Litigation Plans and Liquidation Plans that include
litigation expenses;
(7) Payment of attorneys' fees and costs;
(8) Compromise;
(9) Charge-off;
(10) Redemption rights;
(11) Substantive revisions to a Loan Authorization if SBA approval
of the changes is required;
(12) Modification of the terms of any Loan Document;
(13) Workouts;
(14) Deeds in lieu of foreclosure;
(15) Transfer of a loan out of litigation status;
(16) Subordination;
(17) Assumption; or
(18) Transfer of title to REO.
b. Legal Counsel should review and comment on the legal issues related
to Loan Actions proposed by SBA Liquidation Officers, as well as
Lenders and CDCs who have submitted requests on Loan Actions
requiring SBA approval, if the proposed Loan Action involves:
Effective Date: November 15, 2010 31
SOP 50 51 3
(1) Transfers of a loan into litigation status;
(2) Sale of a loan;
(3) Transfer of a loan to another 7(a) Lender or CDC;
(4) Release or substitution of collateral;
(5) Release or substitutions of Obligors;
(6) Purchase, pay off, or payment on a loan secured by a senior lien;
(7) Payment of real estate taxes;
(8) Protective Bids;
(9) Credit Bids; or
(10) Abandonment of collateral or acquired collateral.
4. Split Decisions
If the Approving Official does not approve a proposed Loan Action that
requires approval by the Rule of Two, the Approving Official must add
comments and recommendations and refer the matter to the SBA official with
the next higher level of decision-making authority.
5. Exceptions to Policy
When the policy set forth in this SOP does not adequately address the unique
circumstances regarding a particular loan, an exception to policy may be
appropriate provided it does not contravene any applicable regulation.
Exceptions to policy must be approved by the Director of OFA or designee
pursuant to the Rule of Two and documented by a Loan Action Record.
Note: See Chapter 22 (7(a) Guaranty Purchase), Chapter 23 (Denial of Liability
on a 7(a) Guaranty) and Chapter 25 (Debenture Purchase) for information on
authority to deny liability or to recover funds already paid on a 7(a) guaranty
or 504 Loan debenture.
Effective Date: November 15, 2010 32
SOP 50 51 3
D. Review of Quarterly Status Reports
1. Liquidation Officer
Liquidation Officers should promptly review the Quarterly Status Reports
submitted by 7(a) Lenders following guaranty purchase and by CDCs
following debenture purchase to ensure that the loan is being liquidated in a
prompt, cost-effective, prudent and commercially reasonable manner
consistent with Loan Program Requirements; and must provide a copy of any
report that covers Non-routine Litigation conducted by a 7(a) Lender or CDC
and Routine Litigation conducted by a CDC to the local District Counsel
responsible for monitoring the litigation.
2. District Counsel
The SBA District Counsel responsible for the geographic area where the
litigation is taking place should promptly review Quarterly Status Reports
covering Non-routine Litigation conducted by a 7(a) Lender or CDC and
Routine Litigation conducted by a CDC to ensure that:
a. The attorney performing the litigation activities has the qualifications
set out in Chapter 15 (Litigation);
b. The litigation, fees and costs involved are necessary, reasonable and
customary;
c. The outcome will not adversely affect SBA's administration of the loan
program; and
d. The remedies sought are adequate, i.e., that it is not necessary for SBA
to take over the litigation to obtain remedies that are only available to
the Federal Government. (13 C.F.R. § 120.540(d))
E. Review of Requests for Loan Action Approval
1. Liquidation Officer
Liquidation Officers are responsible for serving as the Recommending Official
and reviewing all requests from 7(a) Lenders and CDCs for approval to take
actions requiring SBA's prior written approval.
Effective Date: November 15, 2010 33
SOP 50 51 3
2. Legal Counsel
Legal Counsel are responsible for reviewing and commenting on the legal
issues related to all requests from 7(a) Lenders and CDCs for approval to take
actions set out above in Paragraph B.3.
3. Approving Official
Supervisory Liquidation Officers serve as the Approving Official with regard
to all requests from 7(a) Lenders and CDCs for approval to take actions
requiring SBA's prior written approval.
4. No Approval if 7(a) Lender or CDC Has Unilateral Authority
SBA's written approval should not be provided for proposed Loan Actions
that a 7(a) Lender or CDC has unilateral authority to take.
5. SBA Response Time
Generally, SBA should respond to a 7(a) Lender or CDC's request for
approval of proposed actions requiring SBA's prior written approval within 15
business days. (13 C.F.R. § 120.541(a))
Effective Date: November 15, 2010 34
SOP 50 51 3
Chapter 5.
7(a) Lender Liquidation
________________________________________________________________________
A. Responsibility
1. A 7(a) Lender is responsible for conducting all liquidation activities on the 7(a)
Loans in its portfolio both before and after SBA purchases the guaranteed
portion.
2. A 7(a) Lender is required to pursue collection of the entire debt on each 7(a)
Loan—not just the 7(a) Lender's non-SBA guaranteed portion—regardless of
the guaranteed percentage or whether the guaranty has been purchased.
B. Authority
1. Unilateral Authority
Except as provided in Subsection 2 below and provided that its actions are
consistent with the performance standards set out in Paragraph D below, a
7(a) Lender has unilateral authority to take all necessary action to liquidate a
7(a) Loan.
2. Actions Requiring Prior SBA Approval
See the 7(a) Servicing and Liquidation Action Matrix, which is accessible from
www.sba.gov/banking, or 13 C.F.R. § 120.536 for a detailed list of actions that
require prior written approval from the appropriate SBA Loan Center.
3. How to Obtain SBA Approval
a. Where to Submit Requests
Requests for approval of proposed Loan Actions requiring SBA’s prior
written approval should be submitted to the appropriate SBA Loan
Center:
(1) Standard 7(a), CLP, PLP and EWCP Loans
The National Guaranty Purchase Center in Herndon, Virginia;
and
Effective Date: November 15, 2010 35
SOP 50 51 3
(2) Express and Pilot Loan Program Loans
(a) The SBA Commercial Loan Service Center in Fresno,
California for loans made in the western and mid-
western United States; or
(b) The SBA Commercial Loan Service Center in Little
Rock, Arkansas for loans made in the eastern or mid-
eastern United States.
Note: For a map of SBA Loan Center state coverage areas and
contact information, see the definition of "SBA Loan Center" in
Chapter 2.
b. SBA Response Time
Except for requests concerning CLP Liquidation Plans, SBA should
respond to a Lender's request for approval of a proposed Loan Action
within 15 business days. (13 C.F.R. § 120.541)
C. Documentation Requirements
All substantive 7(a) Lender liquidation activities and decisions must be justified and
documented. Documentation, such as appraisals, credit reports, and other
supporting documents, must be kept in the loan file for future review by SBA.
D. Performance Standards
A 7(a) Lender may liquidate its 7(a) Loan portfolio using the same practices and
procedures it uses for its non-SBA commercial loans, provided that it liquidates its
SBA loan portfolio no less diligently than its non-SBA portfolio, and in a prompt,
cost-effective and commercially reasonable manner, consistent with prudent lending
practices and in accordance with the Loan Program Requirements in effect at the
time the action is taken. (13 C.F.R. § 120.535 and 13 C.F.R. § 120.180) A 7(a)
Lender that does not maintain a non-SBA loan portfolio must adhere to the same
prudent lending standards followed by commercial lenders that liquidate loans
without a government guaranty.
E. SBA Takeover of Lender Liquidation
SBA may, in its sole discretion, take over the liquidation of any 7(a) Loan. If SBA
elects to do so, the 7(a) Lender must assign the Loan Documents to SBA and provide
any liquidation assistance requested by SBA. (13 C.F.R. § 120.535(d))
Effective Date: November 15, 2010 36
SOP 50 51 3
F. Reporting Requirements
1. Monthly 1502 Report
Loans in liquidation status must be included on the 7(a) Lender's SBA Form
1502 Report submitted to the SBA on a monthly basis.
Note: Information on Form 1502 reporting is available on SBA’s Web site at
www.sba.gov/banking and Colson Services Corp.'s Web site at
http://www.colsonservices.com .
2. Quarterly Status Report on Purchased 7(a) Loans
Within 15 business days after receiving notice of SBA’s purchase of the
guaranteed portion of a 7(a) Loan from the secondary market or within 90
business days of SBA's purchase directly from the 7(a) Lender, and every 90
days thereafter, the 7(a) Lender must provide the SBA Loan Center with a
written report on the loan that includes, at a minimum, a description of the
status of the following:
a. Obligors;
b. Collateral;
c. REO and acquired personal property collateral;
d. Workout negotiations;
e. Recoveries and expenses incurred; and
f. Liquidation and litigation proceedings.
3. Wrap-up Report
A 7(a) Lender must submit a Wrap-up Report for each loan once the
liquidation is complete. (See Chapter 20 for information on Wrap-up
Reports.)
Effective Date: November 15, 2010 37
SOP 50 51 3
Effective Date: November 15, 2010 38
SOP 50 51 3
Chapter 6.
CDC Liquidation
________________________________________________________________________
A. Responsibility
Pursuant to 13 C.F.R. § 120.975, the scope of a CDC's liquidation authority and
responsibility is based on its designation as a Premier Certified Lender Program
("PCLP") CDC; an Authorized CDC Liquidator ("ACL"); or a non-PCLP CDC or a
non-ACL.
1. PCLP CDCs
a. ACL PCLP CDCs—Entire Portfolio
An ACL PCLP CDC is responsible for liquidating all of the 504 Loans
in its portfolio. (13 C.F.R. § 120.975(a))
b. Non-ACL PLCP CDCs—PCLP Portfolio Only
A Non-ACL PCLP CDC is responsible for liquidating only the PCLP
504 Loans in its portfolio. (13 C.F.R. § 120.848(f))
2. ACLs
A CDC that has received written approval from SBA to act as an ACL is
responsible for liquidating all of the 504 Loans in its portfolio (13 C.F.R. §
120.975(b)).
Note: A CDC may apply to become an ACL by submitting an
application to the appropriate SBA Loan Center, which will review the
.)
application and forward its recommendation to the Office of Financial
Assistance for a final decision. (For information on SBA requirements
to become an ACL, see 13 C.F.R. § 120.975.)
3. Non-PCLP CDCs and Non-ACLs
SBA Loan Centers are primarily responsible for liquidating the 504 Loans that
do not fall under the liquidation authority of PCLP CDCs and ACLs.
However, SBA Loan Centers may authorize non-PCLP CDCs and non-ACLs
to liquidate specific 504 Loans on a case-by-case basis. SBA Loan Centers
may also require assistance from non-PCLP CDCs and non-ACLs. For
example, non-PCLP CDCs and non-ACLS may be asked to:
Effective Date: November 15, 2010 39
SOP 50 51 3
a. Draft Liquidation Plans;
b. Conduct site visits;
c. Identify local appraisers, auctioneers and other independent
contractors;
d. Obtain information concerning Third Party Loans; and
e. Attend foreclosure sales on behalf of SBA.
B. Authority
1. Unilateral Authority
Except as provided in Subsection 2 below and provided that its actions are
consistent with the performance standards set out in Paragraph F below, the
responsible CDC has unilateral authority to take all necessary actions to
liquidate the 504 Loan.
2. Actions Requiring Prior SBA Approval
See the CDC Servicing and Liquidation Action Matrix accessible from the CLSC
Web site or 13 C.F.R. § 120.536 for a detailed list of actions that require prior
written approval from the appropriate SBA Loan Center.
3. How to Obtain SBA Approval
a. Where to Submit Requests
Requests for approval of proposed Loan Actions requiring SBA's prior
written approval should be submitted to the appropriate SBA Loan
Center:
(1) West and Midwest U.S.—Fresno, CA
504 Loans made in the western or mid-western United States
are handled by the SBA Commercial Loan Service Center in
Fresno, California.
Effective Date: November 15, 2010 40
SOP 50 51 3
(2) East or Mideast U.S.—Little Rock, AR
504 Loans made in the eastern or mid-eastern United States are
handled by the SBA Commercial Loan Service Center in Little
Rock, Arkansas.
Note: For a map of SBA Loan Center state coverage areas and
contact information, see the definition of "SBA Loan Center" in
Chapter 2.
b. SBA Response Time
SBA should respond within 15 business days to a CDC's request of
approval of a proposed Loan Action. (13 C.F.R. § 120.541)
C. Reassignment of Loan Documents
Generally, if a CDC is responsible for handling the liquidation of a 504 Loan, the
Loan Documents must be reassigned by SBA back to the CDC so that the CDC has
legal standing to enforce collection.
1. CDC Requests for Reassignment of Loan Documents
When reassignment of the Loan Documents is necessary to enable a CDC to
liquidate a 504 Loan, the CDC, including PCLP CDCs and ACLs, must
submit a written request to the appropriate SBA Loan Center that includes the
following information:
a. The reason why the reassignment is necessary, i.e., information
regarding the CDC's liquidation strategy including the type of debt
collection activities planned;
b. A list of the specific Loan Documents that should be reassigned; and
c. If the liquidation strategy includes litigation:
(1) The name, phone number and qualifications required by
Chapter 15 (Litigation) of the attorney selected by the CDC to
conduct the litigation;
(2) Whether there is a risk of adverse precedent; and
(3) The estimated legal fees and costs.
Effective Date: November 15, 2010 41
SOP 50 51 3
Note: The Loan Documents must be reassigned to the CDC before the
CDC can take any legal action on a 504 Loan, including filing a Proof of
Claim.
2. SBA Review of CDC Requests for Reassignment of Loan Documents
CDC requests for reassignment of Loan Documents must be approved
pursuant to the Rule of Two and if the CDC's liquidation strategy includes any
type of litigation activity, including Routine Litigation, the request must be
reviewed by the District Counsel responsible for monitoring the litigation.
D. Use of Independent Contractors
A CDC may hire an independent contractor that does not have a real, apparent, or
potential conflict of interest with SBA, the CDC, or the Borrower for liquidation
related services provided that the CDC obtains the SBA Loan Center's prior written
approval of the qualifications of the contractor, the terms and conditions of the
engagement contract, and any modifications to the contract.
E. Documentation Requirements
All liquidation activities and decisions by a CDC must be justified and documented.
Documentation, such as appraisals, credit reports, and other supporting documents,
must be kept in the loan file for future review by SBA.
F. Performance Standards
504 Loans must be liquidated in a prompt, cost-effective and commercially
reasonable manner, consistent with prudent lending practices and in accordance with
the Loan Program Requirements in effect at the time the action is taken. (13 C.F.R. §
120.535)
G. SBA Takeover of CDC Liquidation
SBA may, in its sole discretion, take over the liquidation of any 504 Loan. If SBA
elects to do so, the CDC must re-assign the Note and other Loan Documents to
SBA, if appropriate, and provide any assistance requested by SBA to liquidate the
loan. (13 C.F.R. § 120.535(d))
Effective Date: November 15, 2010 42
SOP 50 51 3
H. Reporting Requirements
1. Quarterly Delinquency Report
A CDC must submit a Quarterly Delinquency Report to the appropriate SBA
Loan Center on each loan in its portfolio that is 60 days or more past due until
the debenture has been purchased. (13 C.F.R. § 120.830(f)) The format for
the report is accessible from www.sba.gov/banking.
2. Quarterly Status Report—CDC Serviced Liquidations
Within 15 business days of receiving notice that the debenture was purchased
and every 90 days thereafter, the CDC conducting liquidation or litigation on
the 504 Loan must provide the SBA Loan Center with a written report that
includes, at a minimum, a description of the status of the following:
a. Obligors;
b. Collateral;
c. REO and acquired personal property collateral;
d. Workout negotiations;
e. Recoveries and expenses incurred; and
f. Liquidation and litigation proceedings.
3. Interim Reports
Upon request, CDCs must provide SBA with interim reports. (13 C.F.R. §
120.830(g))
4. Wrap-up Report
A Wrap-up Report must be submitted to the appropriate SBA Loan Center on
each 504 Loan after it has been liquidated by a CDC. (See Chapter 20 for
information on wrap-up procedures.)
Effective Date: November 15, 2010 43
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Effective Date: November 15, 2010 44
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Chapter 7.
Site Visits
________________________________________________________________________
A. When Required
Unless the loan is unsecured, or the aggregate Recoverable Value of the personal
property collateral is less than $2,500 and the Recoverable Value of each parcel of
real property collateral is less than $5,000, a site visit must be conducted as follows:
1. Payment Default—within 60 days of an uncured payment default or sooner if the
collateral could be removed, lost or dissipated.
2. Non-payment Default—within 15 days of the occurrence of the adverse event
that caused the loan to be classified in liquidation status, (e.g., bankruptcy filing,
foreclosure by prior lienholder, business shutdown), or sooner if the collateral
could be removed, lost or dissipated.
B. Pre-site Visit Preparation
Prior to conducting a site visit, the steps listed below, when applicable, must be taken.
1. Review the Loan Documents
Ascertain specifically which pieces of property serve as collateral for the SBA
Loan and whether any senior liens were permitted when the loan was made by
reviewing the Loan Authorization and other relevant Loan Documents,
including for example:
a. Personal Property Collateral
The security agreement, landlord lien waiver, U.C.C. financing
statements, and U.C.C. searches, as well as any subordination
agreements; and
b. Real Property Collateral
The mortgage or deed of trust, assignment of rents and title insurance
policy, as well as any subordination or non-disturbance agreement.
2. Obtain a Current Lien Search
Obtain a current title report or U.C.C. search to accurately verify the priority
of the lien(s) on the property securing the SBA Loan.
Effective Date: November 15, 2010 45
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3. Contact the Landlord
If the collateral is located on leased premises, contact the landlord to
determine whether the rent is past due.
4. Contact Local Taxing Authorities
Contact local taxing authorities to determine whether there are delinquent real
or personal property taxes that have priority over the lien securing the SBA
Loan.
5. Hire an Auctioneer
If the collateral includes personal property such as machinery, equipment,
furniture, fixtures or inventory, hire an auctioneer or other expert to prepare a
Liquidation Value Post-default Appraisal and to assist with the relevant site
visit goals listed below.
6. Order a Post-default Appraisal
If the collateral includes real property or unusual personal property that an
auctioneer would not ordinarily have the expertise to appraise such as
intellectual property, order a Post-default Appraisal of the collateral.
C. Goals
To comply with prudent lending standards, during a site visit a good faith effort must
be made to accomplish the applicable goals listed below.
1. Inspect and Inventory Collateral
Prepare a comprehensive written inventory that includes a complete and
accurate description of the collateral, including its current condition,
photographs, and the serial numbers of significant items of personal property,
i.e., items with a Liquidation Value of $5,000 or more;
2. Establish the Recoverable Value of Collateral
Gather any other information needed to establish the Recoverable Value of
the collateral such as the cost of any necessary care and preservation measures.
Effective Date: November 15, 2010 46
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3. Identify Occupants
If the collateral consists of real property, ascertain whether there are
occupants who are entitled to notice, who will need to be evicted, or who are
paying rent that can be collected and applied against the SBA Loan balance.
4. Assess Environmental Risk
Review the Environmental Investigation Report prepared at the time the loan
was made and follow the requirements concerning Post-default
Environmental Investigations set out in Chapter 9.
5. Review Borrower's Books
Review the Borrower's books and records to determine, for example, whether:
funds were inappropriately taken out of the business or used for unauthorized
purposes, and whether there are any collectible accounts receivable.
6. Develop a Liquidation Strategy
Begin developing a strategy for liquidating the loan. For example, determine
whether it will be necessary to have a receiver appointed to collect the rents
from occupants of real property; whether the personal property collateral can
be repossessed without a breach of the peace; which method of liquidation
would maximize recovery on the loan in the shortest amount of time, e.g.,
judicial or non-judicial foreclosure, private sale or on-site public auction, or
release of lien for consideration.
7. Initiate Workout or Compromise Negotiations
If Obligors who have not filed for bankruptcy protection are present and
cooperative, obtain a copy of the financial records needed to determine
whether a workout is feasible or a compromise can be negotiated.
8. Arrange for Care and Preservation of Collateral
Take prudent and commercially reasonable measures to care for and preserve
the collateral until it can be liquidated. For example:
Effective Date: November 15, 2010 47
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a. Repossession
If a judicial foreclosure action is not contemplated: (1) repossess the
collateral using self-help methods pursuant to U.C.C. Article 9 if it can
be done without a "breach of the peace;" or (2) obtain a court order
authorizing repossession if the Obligor will not turn over the collateral
without a fight.
b. Security and Safekeeping
After acquiring possession of, or control over, the collateral, keep it
safe and secure until it can be liquidated. For example, depending on
the circumstances, it may be necessary to change the locks, hire a
caretaker, pay utility bills, or transport personal property collateral to a
secure temperature-controlled storage facility pending the foreclosure
sale.
c. Insurance
Purchase or maintain appropriate insurance coverage, such as hazard
or general public liability insurance.
d. General Maintenance
Arrange for cost-effective repairs, clean-up, etc., to ensure that the
foreclosure sale is commercially reasonable and the collateral sells for
the highest possible price.
e. Taxes
Depending on the circumstances, pay taxes and assessments that could
become senior liens on the collateral if not paid and continue to
monitor and pay taxes and assessments as necessary.
D. Site Visit Reports
Site visits must be documented in a report that addresses the site visit goals set out
above. CLP Lenders and CDCs must provide the SBA Loan Center with a site visit
report along with their proposed Liquidation Plan. All other 7(a) Lenders must
provide the SBA Loan Center with a site visit report along with their Wrap-up Report
if it was not previously submitted with a guaranty purchase request. If a site visit was
not conducted, the reason why a site visit was not required must be documented in
the loan file and explained in the Wrap-up Report.
Effective Date: November 15, 2010 48
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Chapter 8.
Liquidation Plans
________________________________________________________________________
A. General
When properly prepared, a Liquidation Plan will help ensure that the SBA Loan is
liquidated in a timely, prudent and cost-effective manner that will maximize recovery
in the shortest amount of time. A Liquidation Plan should be prepared after a site
visit has been conducted and before any significant action is taken to liquidate the
loan.
B. Format and Content
A template for preparing a Liquidation Plan for a 7(a) Loan or a 504 Loan is
accessible from www.sba.gov/banking.
C. Factors to Consider
When preparing a Liquidation Plan, the factors listed below should be considered.
1. Site Visit Findings
For information on site visits, see Chapter 7.
2. Feasibility of a Workout
For information on workouts, see Chapter 11.
3. Recoverable Value of the Collateral
For information on how to determine the Recoverable Value of collateral, see
the definition of Recoverable Value in Chapter 2.
4. Available Methods of Liquidation
For information on collateral liquidation, see Chapter 13 with regard to real
property collateral and Chapter 14 with regard to personal property collateral.
5. Need for Litigation
For information on litigation, see Chapter 15.
Effective Date: November 15, 2010 49
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6. Status of Senior Liens
For information on Third Party Loans or other senior liens, see Chapter 10.
7. Obligors' Repayment Ability
For information on life insurance requirements and how to analyze an
Obligor's repayment ability, see Chapter 12.
8. Non-SBA Loans Made to Obligor
The Liquidation Plan must indicate whether the Lender has any outstanding
non-SBA Loans to an Obligor, and if so, how the liquidation expenses and
recoveries will be allocated.
D. When to Prepare
1. Liquidation Plan
A Liquidation Plan should be prepared as soon as a site visit has been
conducted and before taking any significant action to liquidate the loan. With
regard to 504 Loans, the Liquidation Plan should be completed no later than
30 days after purchase of the debenture.
2. Amended Liquidation Plan
An Amended Liquidation Plan should be prepared before taking any action or
incurring any expense that materially deviates from the original Plan.
E. Obtaining SBA Approval of Liquidation Plans
1. When Required
a. General Rule
Except as provided below regarding emergencies, pursuant to 13
C.F.R. § 120.540(b) SBA's prior written approval of a Liquidation Plan
or an Amended Liquidation Plan must be obtained before taking any
material action to liquidate:
(1) 7(a) Loans made under a Lender's Certified Lender Program
("CLP") authority; and
Effective Date: November 15, 2010 50
SOP 50 51 3
(2) 504 Loans handled by CDCs except those made under a CDC's
PCLP authority.
b. Exception—Emergency Situations
A CLP Lender or a CDC may take limited actions to respond to an
emergency (e.g., loss or dissipation of collateral), without SBA's written
approval of a Liquidation Plan or Amended Liquidation Plan, provided
that it:
(1) Makes a good faith effort to obtain SBA's written approval
before undertaking the emergency action;
(2) Submits a written Liquidation Plan or Amended Liquidation
Plan to the SBA Loan Center as soon after the emergency as
possible; and
(3) Takes no further liquidation action without SBA's written
approval of the Liquidation Plan or Amended Liquidation Plan.
(13 C.F.R. § 120.540(f))
2. How to Obtain
To obtain SBA approval, the proposed Liquidation Plan must be submitted to
the SBA Loan Center responsible for the loan, which will review and decide
whether to approve the proposed plan. (For a map of SBA Loan Center state
coverage areas and for contact information, see the definition of "SBA Loan
Center" in Chapter 2.)
a. CLP Loans
The National Guaranty Purchase Center in Herndon, Virginia; and
b. All 504 Loans
(1) The Commercial Loan Service Center in Fresno, California for
loans made in the western and mid-western United States; or
(2) The Commercial Loan Service Center in Little Rock, Arkansas
for loans made in the eastern or mid-eastern United States.
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3. SBA Response Time
a. 7(a) Loans
SBA should respond to a CLP Lender's request for approval of a
Liquidation Plan within ten business days. If SBA fails to do so, the
request will be deemed approved. (13 C.F.R § 120.541(c))
b. 504 Loans
SBA should respond to a CDC's request for approval of a Liquidation
Plan within 15 business days. If SBA fails to do so, the request will not
be deemed approved unless SBA approves it in writing.
4. Appeal Process
The final decision of a SBA Loan Center Director or designee regarding a
Liquidation Plan or Amended Liquidation Plan may be appealed to the
Director of the Office of Financial Assistance, provided that the appeal: (1) is
in writing; (2) includes a copy of the decision and supporting documents; (3)
states the reason why the decision is believed to be incorrect; and (4) is
submitted within 30 days of the decision. (13 C.F.R. § 120.540(g))
Effective Date: November 15, 2010 52
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Chapter 9.
Post-default Environmental Risk Management
________________________________________________________________________
A. General
1. Definitions
Definitions of the environmental terms used in this SOP, which are
capitalized whenever they appear, are located in Appendix 2 of SOP 50 10 5,
which can be found on SBA’s Web site at www.sba.gov by selecting "Tools"
on the homepage, and selecting "SOPs" under "Library & Reference."
Note: The term “Property” as used in this Chapter refers only to
commercial property—not residential property.
2. Regulations
All 7(a) Lenders and CDCs, including PLP Lenders and PCLP CDCs, must
obtain SBA's written approval before taking title to Contaminated Property or
control of a business that handles Hazardous Substances. 13 C.F.R. § 120.536
(a)(5)
B. When an Environmental Investigation Is Required
1. Before Taking Title to Property
A Post-default Environmental Investigation must be conducted before taking
title to any Property in order to determine whether it is Contaminated unless a
prudent lender would conclude that an investigation was not necessary under
the circumstances.
2. Before Taking Control of a Business Using Hazardous Substances
A Post-default Environmental Investigation must be conducted before taking
control of a business that handles Hazardous Substances in order to ascertain
the risks involved. Exceptions to this policy may only be authorized by the
SBA Loan Center Director after consultation with the Associate General
Counsel for Litigation.
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C. Use of Environmental Professionals
All Transaction Screen, Phase I and Phase II Environmental Site Assessments must
be performed by an Environmental Professional and be accompanied by a Reliance
Letter, the template for which is located in Appendix 3 of SOP 50 10 5. A Reliance
Letter is not required for an Environmental Questionnaire and Records Search with
Risk Assessment, and only the risk assessment portion must be completed by an
Environmental Professional.
D. Environmental Investigation Process
The type and scope of the Post-default Environmental Investigation required varies
depending on the risk of Contamination. This SOP provides minimum standards.
To comply with prudent lending standards, additional tests or inquiries may be
required. Generally, however, unless access to the property is restricted or the
collateral consists of a commercial condominium, (See the Exceptions listed below.),
the Post-default Environmental Investigation associated with an SBA Loan should
proceed as flows:
Step 1: Determine whether any underground liquid fuel storage tanks are located on
the Property. If there are, a Phase I Environmental Site Assessment
("ESA") is required unless the tanks are associated with a gas station or a dry
cleaning operation in which case, the procedures set forth below in
Paragraph E apply and must be followed.
Step 2: Determine the NAICS codes for the Property's uses since the SBA Loan
was funded.
Step 3: Determine whether any of the NAICS codes match a code located on the
list of NAICS Codes of Environmentally Sensitive Industries located in
Appendix 4 to SOP 50 10 5.
Match:
(1) Gas stations and dry cleaning facilities—follow the procedures set out
in Paragraph E below.
(2) All other environmentally sensitive industries—begin the
Environmental Investigation with a Phase I ESA.
Effective Date: November 15, 2010 54
SOP 50 51 3
No Match:
At a minimum, the Post-default Environmental Investigation should begin
with an Environmental Questionnaire, (which for liquidation purposes may
be completed by the Liquidation Officer), and Records Search with Risk
Assessment; or a Transaction Screen.
Step 4: Complete any additional testing, record searches or other inquiries
recommended by the Environmental Professional who conducted the initial
investigation required by Step 1 or 3.
Step 5: In addition to the foregoing requirements, if taking control of a business
that handles Hazardous Substances is contemplated, the Post-default
Environmental Investigation should also include an environmental audit to
determine whether the business has the required environmental permits and
is otherwise in compliance with applicable Environmental Laws.
Exceptions:
1. Commercial Condominiums—If the collateral consists of a single unit in
a multi-unit building, the Post-default Environmental Investigation may
begin with an Environmental Questionnaire and Records Search with Risk
Assessment.
2. Restricted Access—If it is not possible to gain access to the Property to
complete all of the steps outlined above, the reason should be documented
in the loan file, prudent judgment exercised, and the best possible due
diligence under the circumstances conducted. This includes, at a minimum,
a Records Search with Risk Assessment.
E. Special Procedures for Gas Stations and Dry Cleaners
The Post-default Environmental Investigation for SBA Loans secured by any interest
in real or personal property associated with the operation of a gas station or a dry
cleaning facility at any time since the SBA Loan was funded should include the
following:
1. Site Assessment
a. A Phase I ESA, or a Phase II ESA if the gas station or dry cleaning
facility is more than five years old, conducted by an independent
Environmental Professional who holds a current Professional
Engineer's or Professional Geologist's license and has three years of
full-time relevant experience;
Effective Date: November 15, 2010 55
SOP 50 51 3
b. The results of any further investigation recommended by the
Environmental Professional conducting the ESA; and
c. If the Property is Contaminated, a detailed estimate of the
recommended method and cost of Remediation; and
2. Equipment Testing
Testing of all trade fixtures and equipment related to the operation of the
business, including underground storage tanks, lines and related equipment, by
an independent contractor using a methodology acceptable to the
Government Entity with oversight authority.
F. Environmental Investigation Report
1. Documentation Requirement
The Post-default Environmental Investigation Report must be kept in the loan
file for inspection by SBA. If a Post-default Environmental Investigation was
not conducted, the reason why an Environmental Investigation was not
conducted must be documented in the loan file and explained in the Wrap-up
Report.
2. Age of Report
A Post-default Environmental Investigation Report must be less than 180
days old at the time it is relied on.
G. Obtaining SBA Approval of Loan Actions with Environmental Risk
1. When Required
a. Before Taking Title to Contaminated Property
If the Post-default Environmental Investigation Report concludes that
the Property is Contaminated, SBA's prior written approval must be
obtained from the appropriate SBA Loan Center prior to taking title to
the Property. (13 C.F.R. § 120.536(a)(5)) (See Paragraph H below
regarding the information that must accompany a request for SBA
approval.)
Effective Date: November 15, 2010 56
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b. Before Taking Control of Business
Regardless of the conclusions reached in the Post-default
Environmental Investigation Report, SBA's prior written approval
must be obtained from the appropriate SBA Loan Center prior to
taking control of a business that handles Hazardous Substances. (13
C.F.R. § 120.536 (a)(5)) (See Paragraph H below regarding the
information that must accompany a request for SBA approval.)
2. How to Obtain
To obtain prior written approval from SBA to take title to Contaminated
Property or control of a business that handles Hazardous Substances, a
written request should be submitted to the appropriate SBA Loan Center with
a copy to the SBA District Counsel responsible for the geographic area where
the Property or business is located. The request should include a risk-benefit
analysis that discusses, at a minimum, the balance owed on the loan and other
relevant facts such as:
a. Fair Market Value of Property or Business
Include a copy of the Post-default Appraisal establishing the fair
market value of the Property or business;
b. Nature and Extent of Contamination
Include copies of all relevant Reports and Reliance Letters, including a
copy of the Report covering the results of the environmental
compliance audit required by Step 5 in Paragraph D if the request is for
approval to take control of a business that handles Hazardous
Substances;
c. Remediation
If Remediation is necessary or on-going, include a discussion of the:
(1) Recommended method of Remediation;
(2) Status of on-going Remediation, if any;
(3) Environmental Professional's estimated cost of Remediation;
(4) Environmental Professional's estimated completion date of
Remediation;
Effective Date: November 15, 2010 57
SOP 50 51 3
(5) Government Entity's designation, if any, of the Person(s)
responsible for the cost of Remediation; and
(6) Person(s) currently paying for any on-going Remediation;
d. Anticipated Recovery
Recoverable Value of the Contaminated Property or anticipated
recovery from operating the business;
e. Feasibility of Recovery from Other Sources
Estimated recovery from other sources such as additional collateral or
Obligors;
f. Mitigating Factors
(1) Indemnification Agreement
An SBA Environmental Indemnification Agreement executed
by a Person who possesses sufficient financial resources to
cover the cost of Remediation;
Note: If the loan balance is less than the cost of Remediation,
indemnitors may wish to exercise their option of paying the
loan balance in full, in which case, there is no need to acquire
title to Contaminated Property or to take control of the
Borrower's business.
(2) Active Remediation Completed
A written statement from the responsible Government Entity
that active Remediation is complete and the results of any
ongoing monitoring are acceptable;
(3) "No Further Action" Letter
A "no further action letter" or "closure letter" from the
responsible Government Entity stating that no further
Remediation or monitoring is required;
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SOP 50 51 3
(4) Minimal Contamination
Documentation showing that the extent of Contamination and
cost of Remediation is minimal or insignificant compared to the
Recoverable Value of the Property;
(5) Availability of Government Clean-up Funds
A written statement from a Government Entity that the
Property has been unconditionally approved to participate in a
solvent fund that will cover the full cost of Remediation;
(6) Escrow Account
Documentation showing that an escrow account, which
contains a minimum of 150% of the total estimated cost of
Remediation, has been established to pay the Remediation costs
in full and SBA, the 7(a) Lender or CDC is a party to the
agreement governing the account;
(7) Groundwater Contamination Originated Offsite
Documentation showing that the Contamination consists solely
of groundwater Contamination that originated from another
property, and:
(a) Another Person with sufficient resources is performing
Remediation pursuant to a Remediation action plan that
has been approved by the appropriate Government
Entity; or
(b) The applicable Environmental Law does not hold an
owner or operator liable for groundwater Contamination
that originates from another site; or
(c) The responsible Government Entity has provided
satisfactory written assurance that it will not hold the
Property owner liable for the Contamination;
(8) Insurance
Documentation showing that environmental pollution insurance
coverage is in place that will cover the full cost of Remediation;
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(9) Consent Decree
Consent Decree or equivalent issued by the responsible
Government Entity establishing that a third party is responsible
for the Contamination; and
(10) "Other Factor(s)"
Documentation of other factors that may have a mitigating
effect such as an agreement not to sue present and future
Property owners from the responsible Government Entity, or
evidence that Engineering or Institutional Controls are in place
that will prevent the spread of Contamination or reduce the risk
of human contact with it.
Note: General questions concerning SBA's environmental policy and
procedures should be directed to SBA District Counsel for the
geographic area where the Property is located.
H. SBA Review of Requests to Acquire Title to Contaminated Property
Note: SBA environmental engineers, who are located at SBA's Sacramento Loan
Processing Center, are available for consultation with SBA Liquidation Officers and
1. Recommending Official's Responsibility
Legal Counsel regarding technical environmental issues.
1. Liquidation Officer's Responsibility
The Liquidation Officer handling the SBA Loan is responsible for reviewing
requests to take title to Contaminated Property and for providing a
recommendation as to whether the Agency should approve the request based
on an analysis of the following factors:
a. Fair market value of the Property based on a Post-default Appraisal;
b. Nature and extent of the Contamination based on the Post-default
Environmental Investigation Report;
c. Cost of Remediation;
d. Recoverable Value and marketability of the Property;
Effective Date: November 15, 2010 60
SOP 50 51 3
e. Estimated recovery from other sources such as additional collateral or
pursuit of Obligors;
f. Mitigating factors relied on by the Lender or CDC as well as any other
factors that could reduce the financial risk associated with acquiring
title.
2. Legal Counsel's Responsibility
SBA District Counsel for the area where the Property is located must review
all requests to acquire title to Contaminated Property and provide a legal
opinion as to whether the Agency should approve the request based on an
analysis of the following factors:
a. Applicable Law
The applicable federal, state and local law governing liability for the
Contamination.
b. Post-default Environmental Investigation Report
The nature, extent and source of the Contamination, the cost of
Remediation and other findings and conclusions set out in the Post-
default Environmental Investigation Report.
c. Mitigating Factors
The mitigating factors relied on by the Recommending Official as well
as any others that might be available to the 7(a) Lender, CDC or SBA.
d. Legal Defenses
Legal defenses available to the 7(a) Lender, CDC or SBA such as:
(1) Federal or state law providing liability protection to lenders, and
federal laws protecting Government Entities that acquire
property involuntarily such as CERCLA Sections 101(2)(D) and
101(35)(A);
(2) Determination by the responsible Government Entity that a
third party is responsible for the Contamination, e.g., Super
Fund Site Consent Decree or Water Quality Control Board
finding regarding ground water Contamination that originated
off-site; or
Effective Date: November 15, 2010 61
SOP 50 51 3
(3) Government Entity’s agreement not to sue.
e. Litigative Risk
(1) Litigative risk associated with affirmative litigation if necessary
to enforce an Environmental Indemnification Agreement, to
compel a third party to Remediate the Property, etc.; or
(2) Litigative risk associated with defensive litigation if suit is filed
against the 7(a) Lender, CDC or SBA to recover the cost of
Remediation or damages for wrongful death, personal injury or
property damage caused by Contamination at the Property.
f. Time and Cost of Litigation
If litigation will be necessary, an estimate of the time as well as the
necessary, reasonable and customary costs involved.
3. Approving Official's Responsibility
The Supervisory Liquidation Officer is responsible for deciding whether, and
if so, under what circumstances, SBA should approve a request to take title to
Contaminated Property, and whenever the decision is to recommend
approval, for forwarding the Loan Action request to the Director of the
Office of Financial Assistance, who must obtain the concurrence of the
Associate General Counsel for Litigation.
I. SBA Review of Requests to Take Over Business Using Hazardous Substances
1. Recommending Official's Responsibility
The Liquidation Officer handling the SBA Loan is responsible for reviewing
requests to take control of a business that handles Hazardous Substances and
for providing a recommendation as to whether the Agency should approve the
request based on an analysis of the following factors:
a. Findings and conclusions contained in the Post-default Environmental
Investigation Report including the results of the environmental
compliance audit required by Step 5 of Paragraph D;
b. Monetary risk involved, i.e., potential liability for Contamination
including the cost of Remediation;
Effective Date: November 15, 2010 62
SOP 50 51 3
c. Risk mitigating factors;
d. Accuracy of the estimated recovery from operating the business;
e. Estimated recovery from other sources such as additional collateral or
pursuit of Obligors;
f. Extent to which the anticipated recovery outweighs the risk associated
with operating the business.
2. Legal Counsel's Responsibility
The SBA District Counsel for the area where the business is located must
review all requests to take over the operation of a business that handles
Hazardous Substances, and must:
a. Review the Post-default Environmental Investigation Report, including
the results of the environmental compliance audit required by Step 5 of
Paragraph D, and the Recommending Official's comments on the
proposed Loan Action;
b. Apply the applicable Environmental Law to the facts to determine
whether the 7(a) Lender, CDC or SBA is likely to incur liability for
Contamination if it becomes an operator;
c. Determine whether the proposed legal strategies, such as petitioning
the court to have a receiver appointed to operate the business, are
sufficient for reducing the risk;
d. Balance the legal and accompanying monetary risk against the
estimated recovery; and
e. Render a legal opinion as to whether, and if so, under what
circumstances, SBA should approve the request.
3. Approving Official's Responsibility
The Supervisory Liquidation Officer is responsible for deciding whether, and
if so, under what circumstances, SBA should approve a request to take control
of a business that handles Hazardous Substances, and whenever the decision
is to recommend approval, for forwarding the Loan Action request to the
Director of the Office of Financial Assistance, who must obtain the
concurrence of the Associate General Counsel for Litigation.
Effective Date: November 15, 2010 63
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Effective Date: November 15, 2010 64
SOP 50 51 3
Chapter 10.
Third Party Loans and Other Senior Liens
________________________________________________________________________
A. General
If there are senior liens against the property securing the SBA Loan, such as the lien
securing a Third Party Loan, the balance and status of the loan as well as the senior
lienholder's liquidation strategy should be ascertained in order to decide which of the
options listed below is prudent under the circumstances.
B. Payment Advances
If it is necessary to prevent a senior lienholder from foreclosing on and extinguishing
the lien securing the SBA Loan in order to maximize recovery, funds may be
advanced to keep the payments on the senior lienholder's loan current while working
towards a negotiated sale of the property or foreclosure of the lien securing the SBA
Loan provided that the amount advanced is added to the SBA Loan balance.
C. Purchase or Pay Off
To maximize recovery on the SBA Loan or to gain control of the liquidation process,
particularly when doing so would enable an otherwise viable Borrower to retain
possession of its business premises so that it can continue to operate and pay off debt
owed to SBA, a debt secured by a senior lien may be purchased or paid off,
particularly if the senior lienholder offers a discount, and:
1. The risk is justified by a Post-default Appraisal and Recoverable Value
analysis;
2. The purchase or pay off amount is consistent with any agreement signed by
the senior lienholder regarding the subordination of Default Charges;
3. The purchase or pay off amount is added to the SBA Loan balance;
4. The Obligors are given written notice of the proposed purchase or pay off and
their increased financial liability on the SBA Loan as a result; and
5. With regard to 504 Loans, the debenture has been purchased and the CDC
has obtained SBA's prior written approval.
In addition, if the Borrower is to retain possession of the collateral:
Effective Date: November 15, 2010 65
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6. The Borrower has the ability to make the payments on the adjusted SBA Loan
balance; and
7. Purchasing or paying off the loan will improve the Borrower's ability to repay
the SBA Loan.
D. Protective Bids
1. When to Enter
A Protective Bid should be entered at a Third Party Lender or other senior
lienholder's real or personal property foreclosure sale if the Recoverable Value
of the property is 10% or more of its Liquidation Value.
2. Protective Bid Amount
The maximum amount of a Protective Bid should be the lesser of the balance
owed on the SBA Loan or the Recoverable Value of the collateral. The
amount, which requires Rule of Two approval when SBA is liquidating or
asked to approve a request from a Lender or CDC, should include a
"tolerance range," i.e., the amount by which the authorized bidder is allowed
to increase or decrease the bid depending on unanticipated events that unfold
at the sale. An acceptable tolerance range is 10% above or below the
authorized bid. Because state laws vary, Legal Counsel should be consulted
prior to entering a Protective Bid in order to ascertain the impact, if any, that
the Protective Bid amount may have on the ability to collect any deficiency on
the loan.
E. No Bid Position
1. When Appropriate
A no bid position at a Third Party Lender or other senior lienholder's
foreclosure sale is appropriate if the Recoverable Value of the collateral
securing the SBA Loan is less than $5,000 or 10% of its Liquidation Value.
2. Failure to Conduct Environmental Investigation
Failure to conduct a Post-default Environmental Investigation is not an
acceptable reason for taking a "no bid" position at a senior lienholder's
foreclosure sale when there is equity that should be protected and applied to
the SBA Loan balance. In emergency situations, prudent judgment must be
exercised and the best possible due diligence under the circumstances
conducted in order to avoid unnecessary loss.
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F. Redemption Rights
1. Definitions and Background
a. Redemption Rights
Redemption rights are granted by statute and provide specified
Persons, such as Federal Government Agencies, the mortgagor and
junior lienholders, with the opportunity to redeem foreclosure sale
property. Redemption rights are intended to induce bidders, including
the foreclosing lender, to submit bids approaching the fair market
value of the property, thereby preventing the foreclosing lender from
acquiring the property for less than fair value, while enhancing the
likelihood that the proceeds from the foreclosure sale will satisfy all of
the debts secured by the property. On the other hand, they can cause
problems for the foreclosing lender since the possibility that the
property may be redeemed may have a chilling effect on the bidding
and the ultimate price received. As an agency of the Federal
Government, 28 U.S.C. § 2410(c) provides SBA (but not a 7(a) Lender
or CDC) with one year from the date of a judicial foreclosure sale to
redeem. Under state law, whether SBA, the 7(a) Lender or CDC has a
right to redeem varies by state.
b. Net Profit
For purposes of this Chapter, the term "Net Profit" means the price
set forth in an executed purchase and sale agreement that the buyer has
agreed to pay for the property acquired by the foreclosing lender minus
the following amounts: (1) the amount of the bid entered by the
foreclosing lender; (2) the reasonable, necessary and customary
expenses incurred by the foreclosing lender for the care and
preservation of the acquired property; and (3) the reasonable, necessary
and customary costs of reselling the property.
2. Exercise of Redemption Rights
The redemption rights on an SBA Loan should be exercised whenever it
would be prudent and commercially reasonable to do so, for example, when
the property sells for less than expected at a senior lienholder's foreclosure
sale.
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3. Release of Redemption Rights
a. General
If it would not be prudent to redeem the foreclosed-upon property, the
redemption rights associated with the SBA Loan may be released for
consideration pursuant to the requirements of this Chapter.
b. Post-foreclosure Sale
After confirmation of a foreclosure sale conducted by a senior
lienholder, the redemption rights on an SBA Loan may be released for
consideration, which must be applied to the principal loan balance, as
follows:
(1) Release for Immediate Consideration
If the foreclosure sale purchaser or any other Person requests
an immediate release of the redemption rights on an SBA Loan,
they may be released for a lump sum equivalent to the greater of
$1,000 or 50% of the Recoverable Value of the collateral as
established by a Post-default Appraisal obtained by SBA, the
7(a) Lender or CDC within 120 days of the foreclosure sale; or
(2) Release for Future Consideration from Foreclosing Lender
If the foreclosing lender acquires title and requests release of the
redemption rights on the SBA Loan in exchange for
consideration to be paid from funds generated from the resale
of the property, the redemption rights may be released for
consideration in a dollar amount equivalent to the greater of
$1,000 or 50% of the Net Profit from the resale of the property
provided that the foreclosing lender has agreed in writing that it
will:
(a) Immediately begin to aggressively market the property
for sale at a price no less than the Liquidation Value of
the property as established by a Post-default Appraisal
obtained by SBA, the 7(a) Lender or CDC within 120
days of the foreclosure sale;
(b) Provide SBA, the 7(a) Lender or CDC with a copy of the
listing agreement and quarterly status reports on its
marketing efforts;
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(c) Not sell the property to an Associate or Close Relative
of any Person involved with the SBA Loan or the
foreclosure action;
(d) Enable SBA, the 7(a) Lender or CDC to calculate and
pre-approve in writing, the amount of consideration due
by providing a copy of the following documents at least
ten days prior to closing the sale of the property: (1) the
order confirming the foreclosure sale; (2) evidence that
Default Charges, if any, were subordinated to the SBA
Loan pursuant to any applicable Third Party Lender
Agreement or other subordination agreement; (3) an
itemized list of expenses incurred to hold and market the
property; (4) the purchase and sale agreement; and (5)
the estimated closing statement; and
(e) Instruct the closing agent to disburse the amount due as
consideration directly to SBA, the 7(a) Lender or CDC.
c. Pre-foreclosure Sale
A request for release of the redemption rights on an SBA Loan prior to
confirmation of a senior lienholder's foreclosure sale, e.g., by entering
into an agreement not to exercise the redemption rights on the SBA
Loan, must not be approved, and such agreements must not be entered
into, unless all of the following conditions have been met:
(1) The request is from a senior lienholder that has filed a
foreclosure action;
(2) The foreclosing lender agrees that if it acquires title at the
foreclosure sale, it will resell the property pursuant to the
conditions set forth in the subparagraph above entitled Release
for Future Consideration from Foreclosing Lender and will pay
consideration in a dollar amount equivalent to the greater of
$1,000 or 50% of the Net Profit;
(3) The agreement is not assignable and is void if the foreclosing
lender does not acquire title to the property at the foreclosure
sale;
(4) Any necessary Department of Justice approval is obtained if the
redemption rights were granted to SBA as a Federal
Government Agency by 28 U.S.C. § 2410(c);
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(5) The foreclosing lender agrees to enter a bid that does not
include Default Charges, if any, subordinated to the SBA Loan
by a Third Party Lender Agreement or other subordination
agreement;
(6) The agreement does not preclude SBA from entering a
Protective Bid at the foreclosure sale or from redeeming the
property in the event the foreclosing lender enters a bid that is
less than the balance due on its loan;
(7) SBA, the 7(a) Lender or CDC retains its statutory right as a
junior lienholder to the excess proceeds from the foreclosure
sale;
(8) In order to preserve the right to collect the deficiency balance
on the SBA Loan, written consent to the pre-foreclosure sale
release agreement is obtained from all of the remaining Obligors
when required by applicable law; and
(9) All other applicable prudent lending practices and Loan
Program Requirements are complied with, particularly those
designed to protect the ability to collect the deficiency and to
preserve the integrity of SBA's loan program.
G. Excess Proceeds from Senior Lien Foreclosure Sale
1. Requirement
After any Third Party Lender or other senior lienholder's foreclosure sale
where the property was not acquired to protect the equity available for the
SBA Loan, the Liquidation Officer must ascertain whether there are excess
foreclosure sale funds available for distribution to junior lienholders and take
the necessary and appropriate action to obtain the funds available for
application to the SBA Loan balance.
2. Practice Tip—504 Loan Default Charges
When ascertaining whether funds are available for application to a 504 Loan,
make certain that all amounts attributable to Default Charges were
subordinated to the 504 Loan as required by the Third Party Lender
Agreement.
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H. Obtaining SBA Approval of Loan Actions Regarding Senior Liens
1. When Required
a. 7(a) Loans
Except for CLP Lenders, who must submit a Liquidation Plan for SBA
approval, 7(a) Lenders are not required to obtain SBA's prior written
approval of their strategy with regard to senior liens.
b. 504 Loans
CDCs must obtain SBA's prior written approval before purchasing or
paying off the Third Party Loan or any other loan secured by a senior
lien on the collateral for a 504 Loan.
2. SBA Response Time
SBA will respond to a request for prior written approval to purchase or pay
off a debt secured by a senior lien on the collateral for an SBA Loan within 15
business days. (13 C.F.R. § 120.541(a))
I. SBA and CDC Use of Treasury Checks
1. When Treasury Checks May Be Used
When authorized pursuant to the Rule of Two, a Treasury check may be
ordered from the SBA Denver Finance Center and used by SBA or a CDC to
enter a Protective Bid at a foreclosure sale or to purchase or pay off a debt
secured by a senior lien.
2. How to Order a Treasury Check
a. Lead Time
Requests for Treasury checks must be submitted to the SBA Loan
Center responsible for overseeing the liquidation of the loan in
sufficient time to allow for review and submission of approved
requests to the SBA Denver Finance Center, which normally requires
at least 30 days lead time to issue a Treasury check.
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b. Required Information
A request for a Treasury check must be in writing and must set out (1)
the exact amount of the check to be issued; (2) the name, address and
Taxpayer Identification Number of the payee; and (3) the reason the
check is required. In addition:
(1) Check for Protective Bids
If the Treasury check is for a Protective Bid, the request must
indicate that the Person conducting the foreclosure sale will
accept a Treasury check rather than a cashier's check, and
include copies of the following documents:
(a) The foreclosure sale notice;
(b) A current title search or U.C.C. lien search;
(c) Verification of amount owed to senior lienholders; and
(d) A Post-default Environmental Investigation Report if
required by this SOP.
(2) Check for Pay Off or Purchase of Senior Lien
If the Treasury check is to pay off or purchase a Third Party
Loan or another loan secured by a senior lien, it must be
transmitted to the senior lienholder by means of an escrow
letter that contains appropriate instructions concerning the
conditions under which the Treasury check can be cashed, e.g.,
the senior lienholder's note and collateral documents have been
assigned to SBA, or the senior lienholder's note has been
stamped "paid" and the collateral has been released. In
addition, the request must also include a copy of:
(a) The Third Party Lender Agreement or the agreement
with the senior lienholder, if any; and
(b) The Third Party Lender or senior lienholder's transcript
of account, which must document that the purchase or
payoff amount is consistent with the limitations, if any,
in the Third Party Lender Agreement or similar
agreement on Default Charges.
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3. Limitation on Dollar Amount
The amount of a Treasury check cannot exceed $999,999. If the amount
needed exceeds $999,999, an additional check for the remainder must be
ordered for an amount that is not exactly the same as the original check or one
of the checks may be cancelled.
4. Prevention of Unauthorized Use
Treasury checks must be kept in a secure location and only handled by an
authorized SBA or CDC employee, who is either attending the foreclosure
sale for which the check was obtained or transmitting the check pursuant to
escrow instructions.
5. Disposition of Unused Checks
CDCs must promptly return all unused Treasury checks to the appropriate
SBA Loan Center. SBA Loan Centers must promptly return all unused
Treasury checks to the SBA Denver Finance Center. Unused Treasury checks
should be transmitted by overnight mail, along with an explanation for the
return. In no event may unused Treasury checks be kept for more than six
months.
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Chapter 11.
Workouts
________________________________________________________________________
A. General
A workout agreement (or "forbearance agreement") is an agreement between a
creditor and debtor that restructures the material terms and conditions of a loan in
default in order to: avoid liquidation or litigation proceedings; enable the debtor to
cure the defaults and improve repayment ability; and to enable the creditor to
maximize recovery on the loan. Whenever feasible, a good faith effort must be made
to negotiate a workout on an SBA Loan.
B. Feasibility Test
To determine whether the Borrower is a good candidate for a workout, in addition to
reviewing the Loan Documentation, conduct a site visit and ascertain whether the
Borrower is: (1) competent, i.e., has the necessary technical and management skills to
turn the business around; (2) cooperative, i.e., willing to take the necessary action to
address the problems that caused the default; (3) acting in good faith, and (4)
financially and operationally viable.
Note: Free, confidential technical and management counseling is available to
small businesses through the nationwide network of SCORE Chapters and Small
Business Development Centers.
C. Limitations
1. 7(a) Loans
Prior to purchase of the SBA-guaranteed portion of the loan from the
secondary market investor, modification of the repayment terms of the Note
without the prior written consent of the investor is limited to one deferment
of up to three consecutive monthly payments. (SBA Form 1086 - Secondary
Participation Guaranty Agreement)
Note: Generally, if the loan is held in a secondary market pool rather than by an
individual investor, modifications requests are approved as long as they do not
alter the investors' interest rate. Therefore, if the Borrower is a good candidate for
a workout pursuant to the standards set out in Paragraph B above, Lenders are
encouraged to propose modifications that will enable the Borrower to remain
viable. Proposed changes should be submitted to SBA's fiscal and transfer agent,
currently Colson Services Corp. for consideration. SBA approval is not required.
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2. 504 Loans
Prior to purchase of the debenture from the investor, modification of the
repayment terms of the Note is limited to deferments made pursuant to
Paragraph E.4. below. (See Chapter 25 for information on the impact of
debenture purchase including the reduction of fees paid by the Borrower.)
D. Requirement—New Consideration from Borrower
In order for a workout agreement to be legally binding, both the creditor and debtor
must provide something of value ("consideration"). For example, in exchange for the
7(a) Lender, CDC or SBA's agreement to forbear or restructure the loan, the
Obligor(s) should be required to do one or more of the following:
1. Fix any errors in the Loan Documents;
2. Waive defenses;
3. Release lender liability claims;
4. Provide additional collateral; or
5. Allow entry of a confession of judgment if the workout fails.
The Borrower's consideration must be received, (and the Loan Documents modified
if necessary), before or at the same time that the Borrower receives the benefit of the
workout agreement, e.g., the Loan Documents must have been corrected, defenses
waived, claims released and liens on additional collateral obtained and perfected.
E. Workout Options
The workout options, i.e., methods used to avoid liquidation or litigation, used on a
particular loan will vary depending on the circumstances including the limitations
listed above in Paragraph C if SBA has not purchased the guaranteed portion of a
7(a) Loan or the 504 Loan debenture. The most common workout options are listed
below.
1. Forbearance
Enforced collection activities may be postponed for a stated period of time in
order to allow the Borrower to improve cash flow.
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2. Reinstatement or Extension of Maturity Date
If the Note has been accelerated, the maturity date can be reinstated. In
addition, the maturity date of the Note may be extended up to ten years
beyond the original maturity date if it will aid in the repayment of the SBA
Loan, provided that with regard to 504 Loans, the debenture has been
purchased by SBA. (13 C.F.R. § 120.531)
3. Repayment Plan for Past-due Amounts
A plan to repay the past-due amounts may be negotiated. Generally, a down
payment should be required followed by monthly payments that should be
remitted along with the regular monthly payment.
4. Deferment
Past or future payments of principal, interest or both may be deferred for a
stated period of time.
a. The Borrower should pay the deferred amount within five years of the
expiration of the deferment period, provided that with regard to 504
Loans, the deferred amount must be repaid within five years of the
expiration of the deferment period if SBA has not purchased the
debenture; and
b. Interest should continue to accrue and may be dealt with in one of the
following ways:
(1) Interest is paid during the deferment period;
(2) Deferred interest is paid in a lump sum at the end of the
deferment period;
(3) Payments made after the deferment are applied first to accrued
interest, then to principal; or
(4) All interest payments are deferred to the maturity date of the
Note; and
c. With regard to 504 Loans, if SBA has not purchased the debenture, the
CDC notifies the Central Servicing Agent ("CSA") of the deferment in
order to avoid acceleration of the Note and purchase of the debenture.
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5. Modification of Note
The repayment terms of the Note such as the interest rate, amount or the
frequency of payments may be modified, provided that with regard to 504
Loans, the debenture has been purchased by SBA, and with regard to 7(a)
Loans that have been sold in the secondary market, the guaranteed portion
has been purchased by SBA or the written consent of the secondary market
investor has been obtained pursuant to Paragraph C.1 above.
6. Reduction of Loan Balance
The amount of accrued interest or principal owed on the SBA Loan may be
reduced as part of a workout plan, provided the reduction is done pursuant to
a compromise agreement that meets the requirements set forth in Chapter 16.
7. Assumption of Loan by Third Party
Another Person may assume an SBA Loan, i.e. take on the Borrower's legal
obligations under the Loan Documents, provided that the existing Obligors
are not released from liability except with the prior approval of SBA, and
provided that the assumptor is "reasonably equal" to or "better" than the
existing Obligor in terms of financial condition and business experience.
8. Subordination to Working Capital Loan
Under rare circumstances, the lien priority position of the SBA Loan may be
subordinated to a short-term working capital loan when doing so is necessary
to enable the Borrower to continue operating and to maximize recovery on
the loan.
9. Relief on Senior Loan
A loan secured by a senior lien on the collateral securing the SBA Loan,
including the Third Party Loan in a 504 Loan transaction, may be kept
current, purchased or paid off if doing so will enable the Borrower to sustain
its business operations by eliminating the risk of foreclosure by the senior
lienholder and enable SBA, the Lender or CDC to gain control of the workout
process. (See Chapter 10 for information regarding Third Party Loans and
other senior liens.)
10. Voluntary Sale of Collateral
The Borrower may be allowed to conduct a voluntary sale of all or part of the
collateral and apply the proceeds to the loan balance, provided that:
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a. A voluntary sale would maximize recovery on the loan;
b. The Obligor has possession of the collateral;
c. All other creditors with a lien on the collateral have consented to the
sale in writing;
d. A Post-default Appraisal has been obtained;
e. The Recoverable Value of the collateral has been established;
f. The sales price is based on the Post-default Appraisal;
g. SBA, 7(a) Lenders and CDCs as well as their employees, Close
Relatives and Associates must not, directly or indirectly, bid on or
purchase the collateral;
h. The collateral must not be sold to the Obligors, Associates or Close
Relatives of the Borrower for less than the full amount due on the SBA
Loan;
i. The sale is closely supervised to ensure that the costs are reasonable
and the net proceeds are applied to the loan balance;
j. The lien securing the SBA Loan is released in accordance with the
requirements of Chapter 13 with regard to release of real property liens
for consideration and Chapter 14 with regard to release of personal
property liens for consideration;
k. The sales price is paid in cash unless a term sale is necessary to
maximize recovery on the loan, in which case: (1) a down payment of
20% or more must be received along with a promissory note for the
balance secured by a properly perfected first-position lien on the
property involved ; and (2) the Borrower assigns the note and security
documents to SBA, the Lender or CDC; and
l. SBA’s prior written approval has been obtained if required. (For
information on when SBA’s prior approval is required, see Chapter 5
with regard to 7(a) Loans and Chapter 6 with regard to 504 Loans.)
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F. Agreement Provisions
A workout agreement must be in writing and should include: (1) a list of events of
default to date; (2) a confirmation of the SBA Loan collateral and lien priority; (3) an
acknowledgement that SBA, the 7(a) Lender or CDC is not waiving any defaults,
rights or remedies by entering into the workout agreement; (4) the forbearance
period; (5) the agreed upon workout option(s) such as those listed in Paragraph D
above; (6) the events that constitute a default under the workout agreement, including
the date by which the obligations under the workout agreement must be performed;
(7) the consequences of default under the workout agreement, e.g., the collateral must
be turned over and a confession of judgment entered; and (8) the signatures of SBA,
the 7(a) Lender or CDC and all Obligors on the loan.
G. Obtaining SBA Approval of Workout Agreements
1. When Required
a. 7(a) Loans
SBA's prior written approval is not required to enter into a workout
agreement unless it includes a compromise of the principal balance of
the loan or some other action that requires SBA's approval pursuant to
13 C.F.R. § 120.536(a).
b. 504 Loans
SBA's prior written approval is required to enter into a workout
agreement that restructures the material terms and conditions of a 504
Loan. (13 C.F.R. § 120.536(b)(6))
2. How to Obtain
Requests for approval of a proposed workout agreement must be submitted to
the appropriate SBA Loan Center.
3. SBA Response Time
SBA should respond to a request for prior written approval to enter into a
workout agreement within 15 business days. (13 C.F.R. § 120.541(a))
H. Return to Regular Servicing
When the Obligor has made at least three consecutive timely payments under the
terms of a workout agreement, the loan may be returned to regular servicing status.
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Chapter 12.
Obligors
________________________________________________________________________
A. Acceleration and Demand Letters
Unless prohibited by applicable law, e.g., bankruptcy law pertaining to the automatic
stay, when an SBA Loan is classified in liquidation status, the Note must be
accelerated and a timely demand must be made on all Obligors for payment of the
loan balance. The demand letter(s) should be sent via regular and certified mail or
other method that enables the sender to confirm delivery in order to ensure that
documentary evidence is available in the event litigation becomes necessary.
Note: The basic federal statute that protects Obligors in active military service
against foreclosure actions is the Servicemembers Civil Relief Act, (50 U.S.C. App. §
501 et seq.).
B. Skip Tracing
Once the Note has been accelerated, a Good Faith effort must be made to locate, and
to collect the loan balance from, any missing Obligor(s).
C. Life Insurance
If an assignment of a life insurance policy was required by the Loan Authorization,
coverage must be continued, even if the Obligor has allowed it to lapse, unless: (a)
there has been a substantial change in circumstances that renders the assignment
unnecessary; and (b) the loan file has been documented to reflect the basis for the
decision and why it was prudent and commercially reasonable.
D. Repayment Ability Analysis
To assess an Obligor's ability to repay, the Obligor's financial statements, tax returns,
credit reports and other relevant financial documents should be reviewed and taken
into consideration along with the following factors:
1. Recoverable Value of collateral pledged by the Obligor to secure the Note or a
Guaranty;
2. Equity in assets owned by the Obligor that were not pledged as collateral that
may be available for execution if a judgment is obtained against the Obligor;
3. Obligor's income;
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4. Obligor's cooperativeness;
5. Likelihood that the Obligor’s assets have been or will be concealed or
fraudulently transferred; and
6. Exemptions available to the Obligor under state and federal law.
E. Release of Personal Guaranty
For information on release of an Obligor's personal Guaranty for consideration, see
Chapter 16 on compromise agreements.
F. Deceased Obligors
If an SBA Loan is classified in liquidation and an Obligor dies, prudent action must
be taken when necessary to ensure that the SBA Loan is paid, e.g., through an
assumption agreement, from the proceeds of life insurance pledged as collateral for
the loan, or from the assets of the decedent's estate. (See Chapter 15 (Litigation) for
information on probate proceedings.)
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Chapter 13.
Real Property Collateral
________________________________________________________________________
A. General
All collateral that has a Recoverable Value should be liquidated. With regard to real
property collateral, if the Recoverable Value is $5,000 or more, it must be liquidated
unless there is a documented compelling reason for not doing so. The most common
methods of liquidating real property collateral are discussed below.
B. Procedure for Selecting Best Method of Liquidation
Real property collateral must be liquidated in a manner that will maximize recovery
on the loan in the shortest amount of time. The most appropriate method will
depend on numerous factors including those that can be ascertained by following the
steps listed below.
1. Determine the Use of the Property
Determine the use of the property since special requirements may apply
depending on how the property is used or classified. For example, if the
property is used as an Obligor’s primary residence, the requirements set forth
in Paragraphs C.1.b. and C.3.b. below must be met before initiating a
foreclosure action. If the property is agricultural, state law may require judicial
foreclosure and federal law may provide the Borrower with homestead rights.
(For more information, see the Consolidated Farm and Rural Development Act, and
13 C.F. R. § 120.550, et seq.) Finally, if the property is used to operate a gas
station, special duties may be owed to a major oil company with regard to
matters such as notice of default, the oil company's right of first refusal, or its
ability to control future ownership or use of the property.
2. Review the Loan Documents
Review the Loan Documents to ensure that the method of liquidation is
consistent with the terms of the Loan Documents.
3. Order a Lien Search
Order a new title search, or at a minimum, review the existing title insurance
policy and gather any other information needed to identify all liens and other
encumbrances against the property. Then, consider the impact, if any, each
encumbrance has on the choice of liquidation methods. For example:
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a. Senior Tax Liens
Determine, and continue to monitor, whether there are liens for
delinquent property taxes and assessments that have priority over the
lien securing the SBA Loan and decide whether they should be paid.
b. Senior Non-tax Liens
If there are senior non-tax liens against the property, decide which of
the options listed in Chapter 10 is prudent under the circumstances.
c. Junior Non-tax Liens
If there are junior liens against the property other than federal tax liens,
decide whether to eliminate them through foreclosure or negotiate
their release for nominal consideration.
d. Junior Tax Liens
If there are junior federal tax liens against the property, work with the
IRS to reach an amicable resolution as to the amount that should be
applied to the tax lien or ask the IRS for a certificate of discharge.
e. Leases
If tenants are leasing the property, determine: (1) whether the lease
enhances or diminishes the Liquidation Value and marketability of the
property; and (2) whether a foreclosure sale will extinguish the lease or
whether it will survive and bind the purchaser to the lease terms.
Note: If the Loan Documents include a Subordination, Non-disturbance
and Attornment Agreement, review it carefully since it addresses lender
and tenant rights. Typically, the tenant agrees to "subordinate" the
lease to the lender's mortgage; and in the event of default by the
landlord (Obligor on the SBA Loan), the lender agrees not to "disturb"
the tenant's possession; and the tenant agrees to "attorn," i.e., recognize
the lender or foreclosure sale purchaser as the landlord.
f. Assignments of Rents
If the collateral includes an assignment of rents and a tenant is in
possession of any portion of the property, decide whether:
(1) Collecting the rents pending a workout or foreclosure sale is
necessary to maximize recovery;
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(2) Collecting the rents would cure the existing default and prevent
foreclosure; and whether
(3) Requesting the court to appoint a receiver to collect the rents
could bar a non-judicial foreclosure action.
g. Title Encumbrances
If there are other title encumbrances, such as purchase options, rights
of first refusal or covenants that restrict the use of the property or
require future owners to indemnify another Person from liability
associated with Contamination, determine the impact they have on the
Liquidation Value and marketability of the property.
4. Check Status of Hazard Insurance
Check the status of the hazard insurance coverage on the property. Pursuant
to prudent lending practices, Lenders and CDCs must ensure that all collateral
with a significant Recoverable Value is adequately insured in order to protect
the ability to recover on the SBA Loan.
5. Order a Post-default Appraisal
Order a Post-default Appraisal, and collect any other information, such as the
amount owed on senior liens, to establish the Recoverable Value of the
property.
6. Assess the Environmental Risk
Consider the findings set out in the Post-default Environmental Investigation
Report required by Chapter 9 since Contamination can diminish the
Recoverable Value and marketability of real property and create liability under
applicable Environmental Laws.
7. Check Historic Register Status
Determine whether the property is listed on or eligible for the National
Register of Historic Places by contacting the State Historic Preservation
Office where the property is located. If so, determine what impact the listing
may have on the Recoverable Value of the collateral.
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8. Review Relevant Business Records
Depending on the circumstances, it may be prudent to review the Borrower's
books and records showing the cash flow related to the operation and use of
the property, and to verify that the property and its use do not violate any
applicable laws such as those pertaining to zoning and land use.
9. Consider Need to Collect Deficiency
Ascertain whether use of the intended method, e.g., non-judicial foreclosure
or acceptance of a deed in lieu, would be sufficient to pay the loan in full and
whether it would bar collection of any deficiency (i.e., the amount still owed
on the debt after the sale of the collateral) from the Obligors.
10. Estimate Time and Costs Involved
Estimate the time and expense associated with the intended method of
liquidation including:
a. Foreclosure costs, fees and time-line;
b. Care and preservation expenses pending foreclosure; and
c. REO costs, such as expenses associated with resale, if title to the
collateral is acquired.
C. Liquidation Methods
1. Release of Lien for Consideration
Real property liens may be released for consideration as follows:
a. Commercial Real Estate
(1) General
A lien on commercial real estate may be released for
consideration provided that:
(a) The amount received is approximately equal to or greater
than the Recoverable Value of the collateral; and
(b) Release of the lien will not jeopardize the ability to
maximize recovery on the loan.
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For example, if the collateral includes a lien on trade
fixtures located on the real property such as gas station
canopies and pumps, the real property lien should not be
released unless the personal property collateral has
already been liquidated or additional consideration is
provided for release of the personal property liens. (See
Chapter 14 for information on personal property
collateral liquidation.)
(2) Practice Tip—504 Loan Default Charges
With regard to 504 Loans, make certain that all amounts
attributable to Default Charges on the Third Party Loan, which
were subordinated to the 504 Loan by the Third Party Lender
Agreement, are paid to SBA rather than the Third Party Lender.
b. Residential Property
When a personal residence is the Obligor's only worthwhile asset and
there is no other prospect for recovery (e.g., from income in excess of
that needed to meet living expenses), the lien may be released for
consideration. In such cases, a good faith effort must be made to
obtain not only an amount equal to the Recoverable Value of the
residence as consideration for release of the lien, but also an additional
amount sufficient to compromise the Obligor's remaining liability.
(See Chapter 16 for information on compromise agreements.)
2. Deed in Lieu of Foreclosure
Real property collateral may be liquidated by accepting a deed in lieu of
foreclosure (i.e., a deed by which a debtor conveys fee-simple title to a secured
creditor as a substitute for foreclosure) if doing so would maximize recovery
on the loan. All deeds in lieu must be accompanied by a written agreement
executed by all of the Obligors as to the amount to be applied to the loan
balance once title has been transferred. Although this procedure may save
time and costs, it has inherent risks. For example, accepting a deed in lieu may
eliminate the right to collect any deficiency or the ability to foreclose the lien
securing the SBA Loan.
Note: Generally, judicial or non-judicial foreclosure should be used rather
than a deed in lieu when there are junior liens on the property that should be
eliminated to maximize recovery on the loan. Further, if acceptance of a
deed-in-lieu would release the Obligors, SBA's prior written approval is
required.
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3. Lien Foreclosure
a. General
Foreclosure is a legal action taken to sell property that was pledged by
an Obligor as security for a loan. Since the laws pertaining to the
foreclosure of mortgages, deeds of trust, and other types of real
property liens vary by state, consult Legal Counsel to determine which
type of foreclosure action is the most appropriate with regard to a
particular loan. The two primary methods of real property lien
foreclosure actions are judicial foreclosure and non-judicial foreclosure.
b. Primary Residences
Unless the Obligor-owner has engaged in fraud, misrepresentation or
other financial dishonesty, a good faith effort must be made to reach
an agreement covering release of the lien for consideration and
compromise of the Obligor’s liability prior to initiating a foreclosure
action against the Obligor's primary residence.
c. Types of Foreclosure Actions
(1) Judicial Foreclosure
Judicial foreclosure requires filing a lawsuit.
(a) Advantages
i. Deficiency judgment obtainable; and
ii. Only one action required to foreclose liens and
obtain judgment on the Note and Guaranties.
(b) Disadvantages
i. Higher costs and fees than non-judicial
foreclosure;
ii. More time-consuming than non-judicial
foreclosure; and
iii. The mortgagor and junior lienholders usually
have statutory redemption rights.
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(2) Non-Judicial Foreclosure
Non-judicial foreclosure, which ends with the private sale of the
property, is available only if the deed of trust or mortgage
securing the loan contains a clause or provision granting a
power of sale. Strict compliance with the applicable statutory
provisions governing non-judicial foreclosure is mandatory.
(a) Advantages
i. Fees and costs are relatively inexpensive;
ii. Less time-consuming than judicial foreclosure;
and
iii. The mortgagor and junior lienholders usually do
not have statutory redemption rights.
(b) Disadvantages
i. Deficiency judgment may not be obtainable
(Consult Legal Counsel for information on
specific loans.); and
ii. Judicial action may still be necessary if there are
unlawful occupants who need to be evicted.
4. Collection of Rents
If the Loan Documents include an assignment of rents and there are tenants
paying rent to an Obligor, consult Legal Counsel as to the applicable state law
regarding the collection of rent pending workout or foreclosure. In some
cases, this may be accomplished by means of a letter to the tenants. In other
cases, a receiver may need to be appointed.
5. Appointment of Receiver
Under certain circumstances, it may be necessary to have a receiver appointed
by the court to preserve and protect the collateral in connection with, or in
lieu of, a foreclosure proceeding. The laws governing receiverships vary by
state. Generally, however, the court will authorize a receiver to bring and
defend actions, take and keep possession of the property, receive rents, collect
debts, etc.
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6. Short Sale Approval
a. General
The term "short sale" is used to describe a real estate transaction where
the seller owes more on the debt(s) secured by the property than the
property is worth, and the seller’s secured creditor(s) agree to release
their lien(s) on the property even though the creditor(s) will receive less
than the full amount due on the debt(s) from the proceeds of the sale.
Generally, because the proceeds belong to the secured creditor(s)—not
the seller—the secured creditor(s) can negotiate the amount of closing
costs paid from the proceeds of a short sale, such as real estate
commissions.
b. Standard of Review
A request from an Obligor to approve a short sale should be analyzed
in the same manner as any other request for release of lien for
consideration. The test is whether the dollar amount offered as
consideration in exchange for release of the lien is approximately equal
to or greater than the Recoverable Value of the property. At a
minimum, the documents that should be reviewed include:
(1) Real Estate Listing Agreement;
(2) Real Estate Purchase and Sale Agreement;
(3) Short Sale Addendum to Purchase and Sale Agreement;
(4) Current title report;
(5) Draft settlement statement;
(6) Consent letter from any other lender whose agreement is
required to complete the short sale;
(7) Post-default Appraisal of the property; and
(8) Pre-approval letter from the purchaser’s lender.
c. Release of Lien Only—Not Liability for Loan Balance
Approval of a short sale should not include forgiveness of the
remaining SBA Loan balance unless it is part of a compromise
agreement that complies with the requirements set forth in Chapter 16.
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D. Credit Bids
1. Requirement
A Credit Bid should be entered at all real property lien foreclosure sales
initiated by SBA, a 7(a) Lender or CDC to foreclose a lien securing an SBA
Loan, whether the sale is judicial or non-judicial.
2. Credit Bid Amount
To determine the amount of a Credit Bid the following factors must be
considered: (a) Recoverable Value; (b) the loan balance; and (c) need for and
ability to collect a deficiency judgment. The Credit Bid amount should be
based on the Recoverable Value of the collateral and should not exceed the
amount of the loan balance. Further, the entire loan balance should not be
bid if doing so would eliminate an otherwise collectible deficiency.
E. Eviction Proceedings
If title to real property collateral is acquired by SBA, the 7(a) Lender or CDC through
foreclosure or otherwise and there are tenants or others unlawfully occupying the
premises, it may be necessary to evict them. Consult Legal Counsel to determine the
appropriate course of action.
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Chapter 14.
Personal Property Collateral
________________________________________________________________________
A. General
All collateral that has a Recoverable Value should be liquidated. With regard to
personal property collateral, if the aggregate Recoverable Value is $2,500 or more, it
must be liquidated unless there is a documented compelling reason for not doing so.
The most common methods of liquidating personal property collateral are discussed
below.
B. Procedure for Selecting Best Method of Liquidation
Personal property collateral must be liquidated in a manner that will maximize
recovery on the loan in the shortest amount of time. The most appropriate method
will depend on numerous factors including those that can be ascertained by taking the
steps listed below.
1. Review the Loan Documents
Review the applicable Loan Documents to begin the process of determining
what personal property is available for liquidation, how the liens on that
property can be foreclosed, and how much money can be recovered by
liquidating it. For example, review the Authorization and any security
agreement, assignment, marine mortgage, certificate of title, landlord lien
waiver, senior lienholder agreement, subordination agreement, deposit account
control agreement, lien search, etc.
Note: Generally, the law under which a lien was created dictates how it
can be foreclosed. For example, if the collateral consists of a lien on
personal property such as equipment or inventory created under Article 9
of the Uniform Commercial Code (“U.C.C.”), the lien can be foreclosed
by conducting a foreclosure sale pursuant to U.C.C. Article 9 ("U.C.C.
sale"). On the other hand, if the collateral consists of a common law
assignment of a life insurance policy or a marine mortgage, the U.C.C.
does not apply and the lien must be foreclosed pursuant to the applicable
state or federal law.
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2. Order a Lien Search
Order a current U.C.C. search to identify the liens against most types of
personal property collateral. Follow the steps below to search for liens against
special types of property, such as:
a. Motor Vehicles and Small Boats
Check for security interests noted on the certificate of title.
b. Airplanes
Order a title search, (usually through an airplane title service company),
from the Federal Aviation Administration Registry in Oklahoma City,
Oklahoma and if the plane is subject to the Cape Town Convention,
the international registry in Ireland.
c. Documented Vessels
Order an abstract of title, (usually through a marine title service
company), from the U.S. Coast Guard National Vessel Documentation
Center in West Virginia.
d. Tax Liens
Determine, and continue to monitor, whether there are liens for
delinquent personal property taxes or assessments that have priority
over the lien securing the SBA Loan and decide whether they should
be paid. If there are junior IRS liens against the property, ask the IRS
for a certificate of discharge or reach an amicable resolution as to the
amount of funds that should be applied to each IRS tax lien.
3. Review the Relevant Business Records
If the collateral consists of inventory or accounts, review the Borrower's
books and records to determine whether there are accounts receivable that can
be collected or inventory that can be returned for cash or credit.
4. Check Status of Hazard Insurance
Check the status of the hazard insurance coverage on the property. Pursuant
to prudent lending practices, Lenders and CDCs must ensure that all collateral
with a significant Recoverable Value is adequately insured in order to protect
the ability to recover on the SBA Loan.
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5. Order a Post-default Appraisal
Order a Post-default Appraisal and gather any other information needed in
order to establish the Recoverable Value of the collateral.
6. Assess the Environmental Risk
If there are Hazardous Substances at the Borrower's business premises, follow
prudent lending practices in order to minimize the risk and maximize
recovery; and if the collateral includes equipment associated with a gas station
or dry cleaner, comply with the requirements set forth in Chapter 9.
7. Estimate the Time and Costs Involved
Estimate the time and expense associated with each available method of
liquidation.
C. Liquidation Methods
1. Release of Lien for Consideration
Personal property liens may be released for consideration provided that (1) the
consideration is approximately equal to or greater than the Recoverable Value
of the collateral; and (2) release of the lien will not jeopardize the ability to
maximize recovery on the loan. For example, if a public auction is planned,
the lien on the most valuable pieces of equipment should not be released
beforehand since it would impair the ability to attract bidders for the
remaining collateral.
Note: See Chapter 16 (Compromise) for information on release of an
Obligor's personal Guaranty for consideration. See Chapter 11 (Workouts)
for information on voluntary sale of collateral by an Obligor.
2. U.C.C. Sale
Liens on business assets such as equipment, inventory or fixtures created
under U.C.C. Article 9 may be foreclosed by conducting a U.C.C. sale.
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a. Types of U.C.C. Sales
(1) Private Sale
A private U.C.C. sale is not open to the general public, usually
does not occur at a pre-appointed time and place, and may or
may not be advertised to the general public. Although public
sales are preferred, a private U.C.C. sale may be conducted if
doing so would maximum recovery on the loan, e.g., when the
collateral can be sold as part of a sale of a going concern (i.e., a
commercial enterprise actively engaged in business with the
expectation of indefinite continuance).
(2) Public Sale
(a) Auction or Retail Sale
A public U.C.C. sale is open to the general public, occurs
at a pre-appointed time and place, and is widely
advertised. The use of widely advertised public sales
such as auctions, retail or sealed bid sales is encouraged.
(b) Sealed Bid Sale
A sealed bid sale is typically advertised to members of
the general public who submit confidential bids to be
opened at a predetermined place and time. A sealed bid
sale differs from a public auction in that it does not allow
for interaction between competing bidders.
b. Requirements
(1) Possession of the Collateral
The secured creditor must be able to repossess the collateral
without a "breach of the peace." (U.C.C. § 9-609) If it cannot
be repossessed without breaching the peace, consult Legal
Counsel to determine whether litigation, such as a replevin
action, is appropriate to obtain possession of the collateral.
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(2) Notice
Reasonable notice of the sale must be sent to all Obligors and
junior lienholders at least ten days prior to the sale unless the
collateral is perishable or sold in a recognized market such as
the New York Stock Exchange. To prove compliance, the file
must be documented with: (1) a post-default U.C.C. lien search
verifying the priority of the lien securing the SBA Loan and the
identity of any junior lienholders entitled to notice; (2) the
notice sent to the Obligors and junior lienholders; and (3) proof
that the notice was transmitted. (U.C.C. § 9-611)
(3) Commercial Reasonableness
Every aspect of the sale including the method, manner, time,
place and terms must be "commercially reasonable." (U.C.C. §
9-610) To prove compliance, at a minimum, the file must be
documented with: (1) a Post-default Appraisal of the property
prepared prior to the sale; and (2) all records pertaining to the
sale including, at a minimum, the following:
(a) The inventory of the property sold;
(b) The sale brochure and advertisements;
(c) The list of registered bidders;
(d) Name of buyer(s) and amount paid for each item; and
(e) The final accounting for the sale that includes the gross
amount of proceeds, an itemized list of expenses,
including how they were calculated, and the net amount
recovered.
c. Bill of Sale
The bill of sale should state that the personal property is sold "as is"
and "without warranties of any kind including those relating to title,
possession, quiet enjoyment or the like." (For more information, see
U.C.C. § 9-610.)
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d. Credit Bids
U.C.C. sales should be aggressively advertised in order to obtain the
highest price and to avoid acquiring title to personal property collateral.
Generally, it is not advisable to enter a Credit Bid or to establish a
minimum bid or reserve amount for a U.C.C. sale since doing so could
have a chilling effect on the bidding.
e. Practice Tips
(1) Leased Equipment
If the U.C.C. search reveals that a valuable piece of equipment
is leased, find out the residual amount owed on the lease and
pay it off if doing so would (1) allow the equipment to be
included in the U.C.C. sale; (2) attract more potential buyers to
the sale; and (3) maximize recovery on the loan.
(2) Purchase Money Security Interests
If the U.C.C. search reveals that another creditor has a purchase
money security interest in a valuable piece of equipment (i.e.,
the Borrower used another creditor's money to purchase the
equipment and granted that creditor a security interest in it),
consider inviting that creditor to participate in the U.C.C. sale if
doing so would (1) attract more potential buyers to the sale; (2)
reduce the costs of sale by pro-rating and sharing the costs with
the other creditor; and (3) maximize recovery on the loan.
(3) Used Chemicals, Batteries and Tires
If the collateral includes Hazardous Substances such as used
chemicals, batteries or tires, ascertain whether there is a market
for it. If so, encourage the Borrower to sell it and apply the
proceeds to the loan balance. (See Paragraph C.2. above for
information on release of lien for consideration. See EPA’s
Website for a list of companies that purchase reusable
hazardous waste.)
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3. Judicial Foreclosure
Although the self-help remedies authorized by the U.C.C. tend to be more
economical and efficient, personal property liens may also be foreclosed by
filing a lawsuit. For example, if the personal property collateral consists of
trade fixtures attached to real property collateral and the real property lien
must be judicially foreclosed, judicially foreclosing both the real and personal
property liens in the same action may be appropriate. If judicial foreclosure is
utilized, a Credit Bid should be entered.
4. Collection of Accounts Receivable
Pledged account receivables must be collected or abandoned in a timely and
commercially reasonable manner consistent with the U.C.C.
a. Collection by Borrower
The Borrower, who will be liable for any deficiency and is best able to
handle disputed claims, may be allowed to collect accounts provided
that prudent precautions are taken to ensure that the proceeds are
applied to the loan balance.
b. Collection by SBA, 7(a) Lender or CDC
In order to protect the right to a deficiency judgment, when it appears
that further collection efforts by SBA, the 7(a) Lender or CDC would
be futile, the Obligors should be provided with written notice of the
intent to cease collection efforts and given the opportunity to pursue
collection of the remaining accounts provided that the proceeds are
applied to the loan balance.
5. Set-off of Deposit Account
A creditor, (e.g., SBA, a 7(a) Lender or CDC), that has a lien on a deposit
account may instruct the bank to pay the balance of the cash in the deposit
account to the creditor for application to the creditor's loan on the occurrence
of an event of default if the creditor, debtor and the bank have provided for
such an action in a control agreement, or the creditor becomes the bank's
customer with respect to the deposit account; and the creditor complies with
the U.C.C. requirements regarding notice and commercial reasonableness.
(U.C.C. § 9-607(a)(5))
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6. Surrender of Life Insurance Policy for Cash Value
When a life insurance policy with a cash surrender value has been assigned as
collateral for an SBA Loan and a deficiency exists after all of the other
collateral has been liquidated, the policy should be surrendered to the
insurance company for the cash value and the proceeds applied to the
principal balance of the loan unless, under the circumstances, it would be
more prudent to keep the coverage in place, even if it requires advancing
funds to pay the premiums.
7. Foreclosure of Lien on Fixtures
A lien on fixtures may be foreclosed pursuant to U.C.C. Article 9 or applicable
real property foreclosure law. (U.C.C. § 9-604) (See Paragraph C.4. above for
information on U.C.C. sales. See Chapter 13 for information on real property
lien foreclosure.)
Note: A creditor who removes fixtures is responsible to the owner of the real
property, other than the debtor, for the cost of repairing any physical injury
caused by the removal, but not for any diminution in the value of the real
property caused by the absence of the goods removed. (U.C.C. § 9-604)
8. Marine Mortgage Foreclosure
A marine mortgage on a documented vessel can only be foreclosed by filing
an admiralty action in the appropriate federal district court, which will issue a
warrant for the arrest of the vessel.
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Chapter 15.
Litigation
________________________________________________________________________
A. SBA Responsibility and Authority
1. SBA District Counsel
Generally, the SBA District Counsel, who is responsible for the geographic
area where the litigation will occur, is responsible for the following litigation
activities:
a. Conducting all litigation needed to ensure recovery on non-PCLP CDC
504 Loans and non-ACL 504 Loans unless, with the concurrence of
the local SBA District Counsel, the SBA Loan Center elects to
authorize the CDC to conduct the litigation;
b. Conducting all litigation taken over from a 7(a) Lender or CDC
pursuant to Paragraph E below;
c. Conducting all litigation in which SBA is named as a party; and
d. Monitoring Routine and Non-routine litigation conducted by CDCs;
e. Monitoring Non-routine Litigation conducted by 7(a) Lenders; and
f. Keeping the SBA Loan Center informed of the status of litigation
proceedings by routinely entering information regarding all significant
litigation activities into the Agency's computer tracking system.
2. SBA Loan Center Legal Counsel
Generally, SBA Loan Center Counsel is responsible for monitoring Routine
Litigation conducted by 7(a) Lenders.
Note: For detailed information on the role of the Department of Justice
in SBA litigation, as well as the litigation authority and responsibility of
SBA Legal Counsel, see Chapter 6 of SOP 70 50 3 (Legal Responsibilities).
3. SBA Loan Center
The SBA Loan Center is responsible for providing any necessary support
whether the litigation is handled by Loan Center Counsel or District Counsel.
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B. 7(a) Lender Responsibility and Authority
7(a) Lenders, are responsible for all litigation needed to ensure recovery on all of the
SBA Loans in their portfolio.
C. CDC Responsibility and Authority
1. Conducting Litigation
CDCs are responsible for the litigation needed to ensure recovery on the SBA
Loans in their portfolio as follows:
a. PCLP CDCs and ACLs—are responsible for all litigation needed to
ensure recovery on all of the SBA Loans in their portfolio; and
b. Non-PCLP CDCs and non-ACLs—do not have general litigation
authority and therefore are not responsible for conducting the litigation
on the 504 Loans in their portfolio unless the SBA Loan Center has
specifically authorized them to handle the litigation on a specific 504
Loan as documented by a Loan Action Record that includes the
concurrence of the District Counsel responsible for the geographic
area where the litigation will occur.
2. Prerequisite—Reassignment of Loan Documents to CDC
The Loan Documents must be reassigned to the CDC before the CDC can
take any legal action on a 504 Loan, including the filing of a Proof of Claim.
(See Chapter 6 (CDC Liquidation) for information on how to obtain SBA
approval of a request for reassignment of the Loan Documents.)
3. Providing Litigation Support to SBA
If SBA is conducting the litigation, the CDC must provide support upon
request, e.g., order a Post-default Appraisal, attend a foreclosure sale or obtain
information on the Third Party Loan. A CDC must never take any action on
a 504 Loan in litigation conducted by SBA without SBA's prior written
approval. This includes filing a Proof of Claim in a bankruptcy proceeding.
D. Performance Standards for Lender and CDC Litigation
The following requirements apply to all litigation conducted by a 7(a) Lender or CDC
on an SBA Loan to enforce collection or otherwise protect the interests of the
Lender or CDC and SBA.
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1. General Requirements
a. All litigation activities must be necessary, reasonable and customary for
the locality;
b. There must be no conflict of interest between the 7(a) Lender or CDC
and SBA (13 C.F.R. § 120.535(c));
c. The litigation must be cost effective;
d. All litigation activities must be conducted in the name of the 7(a)
Lender or CDC—not SBA, and SBA must not otherwise named as a
party to the litigation;
Note: Only an Assistant U.S. Attorney or Special Assistant U.S.
Attorney is authorized to represent SBA in litigation.
e. The SBA Loan Program Requirements pertaining to Litigation Plans
must be complied with; and
f. Whenever possible, the Obligor's non-exempt assets must be executed
on within the first 90 days after the judgment is obtained and a copy of
the judgment recorded in any state where the Obligor resides or has
assets that can be seized or sold.
2. Attorneys—Required Qualifications
The attorney selected by a 7(a) Lender or CDC to conduct litigation on an
SBA Loan must have:
a. A valid license to practice in law in the state where the litigation will be
conducted;
b. Expertise in debt collection and bankruptcy law;
c. Adequate malpractice insurance coverage; and
d. No conflict of interest.
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3. Attorney Fees
a. Amount
The fees and costs charged by the attorney selected by a 7(a) Lender or
CDC to conduct litigation on an SBA Loan must be necessary,
reasonable and customary for the locality. (See also Chapter 2
(Definitions) for the definition of "Recoverable Expense" and Chapter
19 (Expenses and Recoveries) for examples of Non-recoverable legal fees.)
b. SBA Approval of Attorney Fees
All attorney fees and costs incurred in connection with either Routine
Litigation or Non-routine Litigation must be approved by SBA. See
Chapter 19 (Expenses and Recoveries) for information on how to obtain
SBA approval, as well as reimbursement or payment of attorney fees
and related costs.
Note: If SBA is conducting the litigation, SBA will not approve, pay
or reimburse Lenders or CDCs for legal fees incurred by a Lender or
CDC that SBA did not request in writing.
c. How to Obtain SBA Approval of Attorney Fees
Requests for approval of attorney fees and costs should be submitted
to the appropriate SBA Loan Center pursuant to the procedure set out
in Chapter 19 (Expenses and Recoveries). Upon receipt, the SBA Loan
Center will forward a copy of the request to the SBA Loan Center
Legal Division or SBA District Counsel responsible for monitoring the
litigation.
d. Appeal process
See Chapter 19 (Expenses and Recoveries) for information on how to
appeal the final decision of an SBA Loan Center Director or designee
regarding attorney fees and costs.
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E. SBA Takeover of Lender or CDC Litigation
SBA may take over litigation that a 7(a) Lender or CDC Lender is conducting or
proposes to conduct if SBA determines that the outcome could adversely affect
SBA's administration of the loan program or that the Government is entitled to legal
remedies that are not available to the 7(a) Lender or CDC. (For examples, see 13
C.F.R. § 120.540(d).)
F. Litigation Plans
1. Format and Content
A template for preparing a Litigation Plan for a 7(a) Loan as well as a template
for preparing a Litigation Plan for a 504 Loan is accessible from
www.sba.gov/banking.
2. When Required
a. Litigation Plan
(1) Non-Routine Litigation
A Litigation Plan is required for all Non-routine Litigation
conducted by 7(a) Lenders and CDCs except for PCLP CDCs.
(13 CFR § 120.540(c))
Note: All CDCs, including PCLP CDCs, must have the
relevant Loan Documents reassigned to them before
taking any legal action on a 504 Loan. (See Chapter 6
(CDC Liquidation) for information on how to request
reassignment of the Loan Documents.
(2) Routine Litigation
A Litigation Plan is not required for Routine Litigation unless a
material changes arises during the course of Routine Litigation
that causes the legal fees to exceed $10,000 in the aggregate, or
otherwise transforms it into Non-Routine Litigation.
Note: CLP 7(a) Lenders and CDCs that are required to
submit a Liquidation Plan must include all contemplated
Routine Litigation in their Liquidation Plan.
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b. Amended Litigation Plan
An Amended Litigation Plan is required before a 7(a) Lender or CDC
takes any legal action or incurs any expense that materially deviates
from its original Litigation Plan (13 C.F.R. § 120.540(e)). Material
changes are those that, for example, cause approved legal fees to
increase by more than 15%.
G. Obtaining SBA Approval of Litigation Plans
1. When Required
a. General Rule
Except as provided below regarding emergencies, SBA's prior written
approval of a Litigation Plan or Amended Litigation Plan is required.
b. Exception—Emergency Situations
A CDC or 7(a) Lender can take actions to respond to an emergency
without SBA's written approval of a Litigation Plan or Amended
Litigation Plan, provided that the 7(a) Lender or CDC:
(1) Makes a good faith effort to obtain SBA's written approval
before undertaking the emergency action;
(2) Submits a written Litigation or Amended Litigation Plan to SBA
as soon after the emergency as possible; and
(3) Takes no further litigation action without SBA's written
approval of the Plan or Amended Plan. (13 C.F.R. § 120.540(f))
2. How to Obtain
Requests for approval of Litigation Plans must be submitted to the SBA Loan
Center responsible for the loan involved in the proposed litigation. SBA Loan
Center Counsel will coordinate the review and approval of the Litigation Plan
with the District Counsel who will be responsible for the litigation pursuant to
Subparagraph A.1. above.
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3. SBA Response Time—No Implied Consent
Generally, SBA will respond to a request for approval of a proposed Litigation
Plan or Amended Litigation Plan or attorney fees and costs within 15 business
days. However, if a response is not received within 15 business days, SBA's
consent may not be implied. (13 CFR § 120.541)
4. Appeal Process
The decision of an SBA District Counsel regarding approval of a Litigation
Plan or Amended Litigation Plan may be appealed to the SBA Associate
General Counsel for Litigation, provided that the appeal: (1) is in writing; (2)
includes a copy of the decision and supporting documents; (3) states the
reason(s) why the decision is believed to be incorrect; and (4) is submitted
within 30 days of the decision. (13 C.F.R. § 120.540(g))
H. Documentation Requirements
1. General Requirement
All Routine and Non-routine Litigation activities and decisions must be
justified and documented. The documentation, including pleadings and all
supporting documents such as letters, financial statements, credit reports,
Post-default Appraisals, title reports and U.C.C. lien searches, must be kept in
the loan file.
2. Non-routine Litigation
To enable SBA to effectively monitor Non-routine Litigation conducted by
7(a) Lenders and CDCs—and to expeditiously review requests for approval,
payment or reimbursement of legal expenses—copies of all significant
documents, such as the pleadings listed below and the supporting documents
listed above, (i.e., letters, financial statements, credit reports, Post-default
Appraisals, title reports and U.C.C. lien searches, etc.), must be provided to
the SBA District Counsel responsible for monitoring the Litigation at the time
the pleading or other document is generated or received.
a. Complaints and answers;
b. Motions and opposing pleadings;
c. Orders and judgments; and
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d. Bankruptcy plans and discharge orders.
3. Routine Litigation
a. 7(a) Lenders
Unless specifically requested, 7(a) Lenders are not required to provide
copies of pleadings or other documents pertaining to Routine
Litigation to the SBA Loan Center Legal Division responsible for
monitoring the litigation except as required by Chapter 19 (Expenses and
Recoveries) to support requests for approval, reimbursement or payment
of the expenses associated with the Routine Litigation.
b. CDCs
CDCs must provide copies of significant pleadings and other
documents pertaining to Routine Litigation to the SBA District
Counsel responsible for monitoring the litigation at the time the
pleading or other document is generated or received.
I. Bankruptcy Proceedings
a. Requirements for All SBA Loans
If a voluntary or involuntary bankruptcy petition is filed that involves an
Obligor, (the "debtor" in the bankruptcy proceedings and as used in this
paragraph), the Person responsible for handling the litigation, (i.e., the 7(a)
Lender, CDC or SBA), must at a minimum, ensure that the following actions
are taken when necessary to protect the ability to recover on the SBA Loan:
(1) A proof of claim is filed;
(2) The debtor's Statement of Financial Affairs and schedules are reviewed
and compared with the financial documents the debtor provided to the
7(a) Lender or CDC at the time the loan was made to determine if
there are any material discrepancies with regard to the debtor's alleged
assets, liabilities, income, expenses, etc.;
(3) Suspected fraud is reported to the Office of the Inspector General,
(See Chapter 21), and the appropriate Office of the U.S. Trustee;
(4) The bankruptcy proceedings are monitored;
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(5) SBA and the Lender or CDC's interests are represented at all hearings
where the outcome may adversely affect the ability to collect the SBA
Loan balance;
(6) A motion for relief from the automatic stay is filed when needed to
pursue enforced collection proceedings against the collateral;
(7) A objection to the discharge of the debt owed on the SBA Loan is filed
if there is reason to believe that the debtor obtained the loan through
fraud, misrepresentation or omission of a material fact, or fraudulently
transferred or converted the collateral;
(8) A motion to revoke the debtor's discharge is filed if there is reason to
believe that it was obtained through fraud or other acts of impropriety;
(9) The bankruptcy court's approval of a reaffirmation agreement is
obtained if the debtor is willing and able to continue paying on the
SBA Loan;
(10) An objection to the debtor's plan or disclosure statement is filed when
necessary;
(11) A vote is cast to accept or reject proposed plans based on an analysis
of the relevant facts;
(12) Collection efforts are immediately resumed if the bankruptcy case is
dismissed and the SBA Loan is still in default; and
(13) Any other action that may be necessary and appropriate under the
circumstances is taken.
b. Additional Requirement for 504 Loans
When notice of a bankruptcy filing is received, including those pertaining to
"No Asset" Chapter 7 bankruptcies, the Person receiving the notice must
ensure that the SBA Loan Center, SBA District Counsel and the CDC all
receive prompt notice of the proceedings.
J. Probate Proceedings
If an Obligor dies, at a minimum, the Person responsible for handling the litigation,
(i.e., the 7(a) Lender, CDC or SBA), must at a minimum, ensure that the following
actions are taken when necessary to protect the ability to recover on the SBA Loan:
1. A creditor's claim is filed in the probate proceedings within the time
proscribed by the applicable law;
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Note: 31 U.S.C. § 3713(a)(1)(B) gives priority to claims of the United States
filed against the estate of an Obligor.
2. The inventory of the decedent's estate is reviewed and compared with the
financial documents the decedent provided to the 7(a) Lender or CDC at the
time the loan was made to determine if there are any material discrepancies;
3. Suspected fraud is reported to the Office of the Inspector General (See
Chapter 21.);
4. The probate proceedings are monitored;
5. SBA and the Lender or CDC's interests are represented at all hearings where
the outcome may adversely affect the ability to collect the SBA Loan balance;
and
6. Any other action that is necessary and appropriate under the circumstances is
taken.
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Chapter 16.
Compromise
______________________________________________________________________
A. General
If a deficiency exists after all of the collateral has been liquidated, Obligors who are
unable to pay the deficiency in full within a reasonable amount of time, may be able
to settle their liability on an SBA Loan for less than the full amount due (the
"compromise amount") by entering into a compromise agreement. Obligors entering
into compromise agreements should be advised that the difference between the
principal loan balance and the compromise amount may be reported to the IRS and
treated as income for federal income tax purposes. (See Chapter 20 for information
regarding IRS Form 1099-C.)
B. When Compromise is Appropriate
1. General Requirements
A compromise offer should be solicited from each Obligor as soon as it
becomes apparent that there will be a deficiency after the collateral has been
liquidated, provided that:
a. Collection of the deficiency is not barred by a valid legal defense such
as discharge in bankruptcy or the statute of limitations;
b. The Obligor has not engaged in fraud, misrepresentation or other
financial misconduct; and
c. The Obligor does not appear to have the ability to pay the deficiency in
full within a reasonable amount of time; or the Obligor refuses to pay
the deficiency in full, and the full amount cannot be recovered through
cost-effective enforced collection proceedings within a reasonable
amount of time.
2. Prior to Foreclosure on Obligor's Residence
Provided the requirements in Subparagraph 1 above are met, as set out in
Chapter 13 (Real Property Liquidation), a good faith effort must be made to
reach an agreement covering release of the lien on an Obligor's residence for
consideration and compromise of the Obligor's liability prior to initiating a
foreclosure action against the Obligor's primary residence.
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C. Compromise Amount
1. General Rule
The compromise amount must bear a reasonable relationship to the amount
that could be recovered and applied to the SBA Loan balance in a reasonable
amount of time through enforced collection, and generally should be more
than $5,000.
2. Hardship Exception
The compromise amount may be $5,000 or less in cases involving valid
financial hardship.
3. Documentation Requirements
To determine whether a proposed compromise amount is acceptable, the
following documents should be obtained and the accuracy of the information
in them verified to the extent feasible:
a. Written Offer
A written offer signed by each Obligor proposing the compromise
amount, which should refer to the penalties under 18 U.S.C. § 1001 for
false statements. (See, for example SBA Form 1150 (Offer in
Compromise), which is accessible from www.sba.gov/banking.)
b. Financial Statement
A current financial statement from each Obligor proposing the
compromise amount, which should be signed under penalty of perjury
and must show the Obligor's assets, liabilities, income and expenses.
(See for example SBA Form 770 (Financial Statement of Debtor), which is
accessible from www.sba.gov/banking.)
(1) Going Concerns
If the compromise involves a going concern (i.e., a commercial
enterprise actively engaged in business with the expectation of
indefinite continuance under the same ownership), the Obligor's
current interim and last year-end financial statements are also
required.
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(2) Affiliates
If the Obligor has affiliates, the Obligor and affiliate's current
consolidated financial statement is also required.
c. Corroborating Evidence
A current credit report on each Obligor proposing the compromise
amount should be obtained. Additional efforts to establish the validity
of the Obligor's current financial information in light of all previously
submitted information should be documented and any major
discrepancies must be investigated and explained.
4. Adequacy of Amount Offered
To determine whether a proposed compromise amount bears a reasonable
relationship to the amount that could be recovered through enforced
collection procedures within a reasonable amount of time, the following
factors should be taken into consideration:
a. Exemptions available under state and federal law;
b. Recoverable Value of Obligor's non-exempt assets;
c. Litigative risk, i.e., a real doubt concerning the ability to prove in court
that the full amount is due;
d. The possibility that assets have been or will be concealed or
fraudulently transferred;
e. The necessary, reasonable and customary administrative and litigation
expenses that would be incurred through enforced collection;
f. The time it would take to enforce collection;
g. Obligor's income;
h. Whether the Obligor fully and accurately disclosed assets, income,
liabilities and expenses; and
i. Whether the Obligor's cooperation during the liquidation process
increased the overall recovery on the loan.
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5. Payment Terms and Conditions
a. Cash Compromise—Preferred
The compromise amount should be paid in one lump sum at a
specified time, generally within 60 days of the compromise approval
date.
b. Term Compromise—If Necessary to Maximize Recovery
The compromise amount should not be payable in installments unless
installment payments are necessary in order to maximize recovery on
the loan. If the compromise amount is to be paid in installments, the
compromise agreement should provide for the following:
(1) A promissory note that is assignable and has a maturity date
that does not exceed five years;
(2) Collateral to secure payment of the promissory note;
(3) A prohibition against release of the collateral securing the
promissory note until the entire compromise amount is paid in
full;
(4) Reinstatement of the full loan balance, less sums paid on the
promissory note, in the event of default on the compromise
agreement; and
(5) Remedies, such as entry of a confession of judgment in the
event of default on the compromise agreement.
D. Compromise with Joint and Severally Liable Obligors
A compromise agreement with one Obligor does not release the remaining Obligors.
When two or more Obligors are jointly and severally liable on an SBA Loan (i.e., full
payment of the loan may be requested from just one Obligor or from all Obligors),
no attempt should be made to divide payment responsibility between the Obligors or
regard the compromise amount with one Obligor as a measure for determining the
amount required from the remaining Obligors. (4 C.F.R. § 103.6)
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E. Obtaining SBA Approval of Compromise Agreements
1. When Required
SBA's prior written approval of a compromise agreement is required if it: (1)
reduces the principal balance of the loan (including a principal reduction that
is part of insolvency proceedings subject to court approval); or (2) involves
some other action for which SBA's prior written approval is required pursuant
to 13 C.F.R. § 120.536(a). (For additional information on when SBA’s prior
written consent is required, see Chapter 5 with regard to 7(a) Loans and
Chapter 6 with regard to 504 Loans.)
2. How to Obtain
Requests for approval of a proposed compromise agreement should be
submitted to the appropriate SBA Loan Center utilizing the format set out in
the Offer in Compromise Tab System, which is accessible from
www.sba.gov/banking. In addition, if the proposed compromise involves
Non-routine Litigation, a copy must be submitted to the SBA District Counsel
responsible for monitoring the litigation.
F. Completing the Compromise Process
After the compromise has been approved by all necessary parties, the following
actions should be taken:
1. Obtain and confirm receipt of the compromise amount;
2. Promptly apply the compromise amount to the principal loan balance;
3. Release the appropriate Loan Documents after verifying that the entire
compromise amount has been received;
4. If the compromise agreement involves installment payments, set up a separate
record for the promissory note and properly perfect the lien on any asset
offered to secure payment of the promissory note; and
5. If there is no legal remedy to collect the loan balance after the compromise
amount is received, submit a Wrap-up Report or equivalent documentation so
that the remaining loan balance can be charged-off.
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G. Alternative—Treasury Department Referral
If an acceptable compromise agreement cannot be reached and all other cost-
effective collection efforts have been exhausted, a Wrap-up Report or equivalent
documentation should be submitted so that the loan can be charged off and referred
to the U.S. Department of the Treasury for offset and other collection activities.
(See Chapter 20 for information on wrap-up procedures.)
H. SBA Review of Proposed Compromise Agreements
1. Review Standard
Prior to approving a proposed compromise agreement, the Recommending
Official, Approving Official and Legal Counsel should ensure that:
a. All document requirements have been met;
b. All of the following conditions have been met:
(1) There is no evidence of fraud, misrepresentation or other
financial misconduct by the Obligor;
(2) The Obligor fully and accurately disclosed their assets, income,
liabilities and expenses; and
(3) The Obligor is unable to pay the loan in full within a reasonable
time; or the Obligor refuses to pay the loan in full and the full
amount cannot be recovered through cost-effective enforced
collection proceedings within a reasonable amount of time.
c. The compromise amount bears a reasonable relationship to the amount
that could be recovered through enforced collection procedures in a
reasonable amount of time. (4 C.F.R. Part 103)
2. Roles and Responsibility
a. Liquidation Officer
The Liquidation Officer serves as the Recommending Official with
regard to compromise offers and must: review and analyze the
compromise offer based on the review standard set out above in
subsection 1; recommend whether to reject, accept or counter the
offer; and explain the reason for the recommended action.
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b. Legal Counsel
Legal Counsel must review and comment on proposed Loan Actions
involving compromise offers pursuant to the review standard set out
above in subsection 1 and the procedures set out in SOP 70 50 3 (Legal
Responsibilities).
c. Approving Official
(1) Supervisory Liquidation Officer
Except as provided in subsection (2) below (Loans Referred to
DOJ), the Supervisory Liquidation Officer serves as the
Approving Official on proposed Loan Actions involving
compromise offers without regard to dollar amount or whether
the offer is from a going concern.
(2) Loans Referred to DOJ
Once an SBA Loan has been referred to the Department of
Justice ("DOJ") for litigation, DOJ—not SBA—has
compromise approval authority. SBA should respond within
ten business days to compromise proposals from DOJ. SBA
Legal Counsel is DOJ's point of contact. However, Legal
Counsel and Liquidation Officers should work together to
respond to DOJ's compromise proposals. Compromise
amounts must be paid directly to DOJ – not SBA and SBA
should not file a Satisfaction of Judgment or any other pleading
unless specifically directed to by DOJ.
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Chapter 17.
Sale of Loan
________________________________________________________________________
A. Requirements
An SBA Loan in liquidation status may be sold to a Person other than the Borrower,
provided that:
1. The sale price bears a reasonable relationship to the amount that could be
recovered through enforced collection proceedings in a reasonable amount of
time;
2. SBA's prior written approval is obtained if the sale involves a compromise of
the principal balance of the loan or the purchaser is a Guarantor, a Close
Relative of the Borrower, or an Associate of the Borrower; and
3. SBA has already honored it guaranty, i.e., if the sale involves a 7(a) Loan, SBA
has already purchased the guaranteed portion, and if the sale involves a 504
Loan, SBA has already purchased the debenture.
B. Documentation
The decision to sell an SBA Loan must be justified and documented. Copies of the
supporting documentation such as appraisals, credit reports, etc., must be kept in the
loan file for future review by SBA.
C. Disclosure of Information
Consult Legal Counsel for case specific information regarding disclosure of
information concerning an SBA Loan to a prospective purchaser.
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Chapter 18.
Acquired Collateral
________________________________________________________________________
A. General
Certain methods of liquidation may result in the acquisition of real property collateral
("Real Estate Owned" or "REO") or personal property collateral.
B. Acquiring Title to Collateral
1. General SBA Policy and Requirements
a. Title to collateral should not be acquired unless it is necessary to
maximize recovery on the loan.
b. To avoid acquisition, foreclosure sales should be aggressively
advertised in order to attract a large number of potential buyers.
c. Title to collateral must not be taken in SBA's name without obtaining
SBA's prior written approval. (13 C.F.R. § 120.536(a)(4))
d. If written approval is granted to acquire title to collateral in SBA's
name, SBA's ownership should be reflected on the title as follows:
"Administrator, U.S. Small Business Administration, an Agency of the
United States Government."
2. Real Property
a. 7(a) Lenders that anticipate reselling REO within 120 days should take
title in their own name. If disposition will take longer than 120 days,
7(a) Lenders must consult the SBA Loan Center responsible for the
loan as to whether title should be taken in SBA's name in order to take
advantage of favorable tax treatment.
b. CDCs and 7(a) Lenders must not take title to Contaminated property
in their own names—or SBA's name—without SBA's prior written
approval. (13 C.F.R. § 120.536(a)(5))
3. Personal Property
Title to personal property collateral should rarely, if ever, be taken in SBA's
name.
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C. Ownership Responsibilities
Upon acquisition of real or personal property collateral, the following actions should
be taken:
1. Possession and Control
a. Take possession of the acquired collateral;
b. Change the locks immediately on vacant, improved REO. Depending
on the circumstances, arrange for additional security if necessary to
prevent damage or avoid liability associated with ownership.
c. Begin eviction proceedings if tenants are unlawfully occupying REO
and will not leave voluntarily.
2. Inventory
Inventory and photograph all acquired personal property, including property
located in and around REO;
3. Accounting
Set up a new file and keep all accounting with regard to the acquisition,
holding and resale of the acquired collateral separate from the original loan
file;
4. Taxes
Monitor and pay past due taxes and assessments to avoid liens, interest accrual
and penalties;
5. Care and Preservation
Take reasonable steps to prevent deterioration, such as arranging for utility
services and essential repairs and maintenance; and if the property has historic
significance, consult with SBA District Counsel for the area where the
property is located to ensure compliance with Section 106 of the National
Historic Preservation Act of 1966;
6. Insurance
7(a) Lenders and CDCs must insure acquired collateral of material value if it
would be prudent and commercially reasonable to do so;
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7. Reporting Requirements
a. SBA Form 297
Complete SBA Form 297 (Collateral Purchase Report) when REO is
acquired in SBA's name; and
b. Ongoing Reporting Duty
Notify the SBA Loan Center immediately if there is any reason to
suspect any risk of liability associated with the acquired collateral such
as the presence of Hazardous Substances.
D. Expenses
Expenses related to acquired collateral must be kept separate from the original loan
account since they cannot be added to the loan balance. SBA will reimburse 7(a)
Lenders and CDCs for reasonable, necessary and customary expenses related to
acquired collateral. Requests for reimbursement of such expenses must be submitted
to SBA in accordance with the procedures set out in Chapter 19.
E. Timeframe for Disposal
Acquired collateral should be disposed of within 12 months of acquisition.
F. Sale
Acquired collateral should be disposed of by sale. Depending on the circumstances,
however, lease or abandonment may be consistent with prudent lending practices and
necessary to maximize recovery on the loan.
1. Method of Sale
Acquired collateral should be sold by using whichever method, e.g., broker's
sale, public auction, sealed bid sale, etc., will maximize recovery on the loan in
the shortest amount of time.
2. Bidding or Acquisition by SBA Official, Lender, CDC or Associates
SBA officials, 7(a) Lenders and CDCs as well as their employees, Close
Relatives and Associates must not, directly or indirectly, bid on or purchase
acquired collateral except pursuant to a written exception to policy approved
by the Director of OFA pursuant to the Rule of Two and documented by a
Loan Action Record.
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3. Transfer of Title and Closing Costs
a. REO—Quitclaim Deed
Buyers should be responsible for all closing costs, and title to REO
should be conveyed by means of a quit claim deed (i.e., a deed that
conveys a grantor's complete interest or claim in certain real property
but that neither warrants nor professes that the title is valid) except in
unusual circumstances where the cost of title insurance, use of a
warranty deed, or payment of the seller's customary share of the
closing costs is necessary to maximize the recovery on the loan in the
shortest amount of time.
b. Personal Property—Non-recourse Bill of Sale
Acquired personal property collateral should be conveyed by means of
a bill of sale that specifies that the property is sold "as is" and "without
warranties of any kind including those relating to title, possession, quiet
enjoyment or the like."
4. Sales Price
The sales price for acquired collateral should be based on a Post-default
Appraisal.
5. Use of Real Estate Agents
REO may be sold by listing it with a real estate agent provided that:
a. The terms of the listing agreement are not inconsistent with this SOP;
b. The listing price is supported by a Post-default Appraisal;
c. The listing agent has a good reputation in the area where the property
is located for selling the type of property involved, is properly licensed
and a member of the most appropriate multiple listing service;
d. All agreements are in writing and signed by the necessary parties;
e. The amount of the listing and selling agents' commission is customary
in the community where the property is located for the type of
property involved; and
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f. Neither the listing nor selling real estate agent has a real, apparent, or
potential conflict of interest with regard to the REO, Obligors, SBA or
the 7(a) Lender or CDC.
6. Sale to Obligors, Associates or Close Relatives of the Borrower
Acquired collateral should not be sold to Obligors, Associates or Close
Relatives of the Borrower for less than the full amount due on the SBA Loan
unless it is necessary to maximize recovery and the following conditions are
met:
a. Non-residential REO
(1) A comprehensive public sale foreclosure sale was held;
(2) All other efforts to resell the REO have been exhausted; and
(3) It is an all cash sale.
b. Residential REO
Residential REO, which served as the primary residence of an Obligor,
may be sold back to that Obligor provided that:
(1) A comprehensive public sale foreclosure sale was held;
(2) Reasonable efforts have been made to resell the REO to a
disinterested party;
(3) The REO will continue to be the Obligor’s primary residence;
(4) The REO is sold for fair market value; and
(5) It is an all cash sale.
c. Acquired Personal Property Collateral
(1) A comprehensive public foreclosure sale was held;
(2) All other efforts to resell the acquired property have been
exhausted; and
(3) It is an all cash sale.
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7. Purchase Offers
All offers to purchase acquired collateral must:
a. Be in writing signed by the party making the offer and accompanied by
a good faith deposit in the form of a certified check for a minimum of
5% of the purchase price;
b. Not be disclosed to other prospective purchasers or their agents; and
c. Be reviewed and analyzed based on the sales efforts to date and the
value of the property established by a Post-default Appraisal.
8. Installment Sales
a. When Permitted
Acquired collateral should not be sold by means of an installment sale
unless doing so is necessary to maximize recovery on the loan.
b. Buyer Pre-qualification
Potential purchasers buying on credit must be pre-approved.
c. Terms of Purchase and Sale
The following requirements apply to all installment sales:
(1) The Purchaser must pay approximately 20% down;
(2) Purchaser must properly execute a promissory note for the
balance, which (a) is assignable; (b), has a maturity date that
does not exceed 15 years for REO or five years for personal
property; (c) has an appropriate interest rate; and (d) requires a
monthly payment amount that exceeds the amount of interest
accrued each month;
(3) Purchaser must provide collateral to secure payment of the
promissory note in the form of a properly perfected first-
position lien on the assets being sold as reflected by a
mortgagee's title insurance policy for REO or a U.C.C. lien
search for personal property; and
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(4) Purchaser must obtain hazard insurance coverage for the
replacement value of the asset(s) being sold that includes a
mortgagee clause or equivalent in favor of SBA, the 7(a) Lender
or CDC, and any other type of insurance coverage, e.g., flood
insurance, that would be prudent under the circumstances.
9. Profit on Sale
The sale of acquired collateral must not result in an unconscionable profit.
After the proceeds from the sale have been applied to the loan balance, any
surplus must be remitted to the SBA Loan Center along with a written
explanation for the profit and a recommendation of how the surplus funds
should be distributed, e.g., retained by SBA, paid into the registry of the court,
distributed to junior lienholders, or paid to the Borrower.
G. Lease
Acquired collateral should not be leased. However, if an acceptable purchase offer
has not been received after a reasonable amount of time, acquired collateral may be
leased if doing so is necessary to maximize recovery on the loan, provided that:
1. It is not leased to an Obligor or Associate of the Borrower unless a
comparable or more desirable proposal cannot be obtained;
2. A written lease is used, which is legally enforceable, assignable, and can be
terminated on reasonable notice if a favorable purchase offer is received (13
CFR 120.545(c)(2)); and
3. The leased property is inspected at least semi-annually and the inspection
findings included in the appropriate quarterly status report to SBA.
H. Abandonment
1. Real Estate Owned ("REO")
Given the liability and financial responsibility associated with ownership, REO
must never be abandoned. REO may be disposed of by means other than sale
(e.g., by transferring title to a local Government Entity), provided that: (1) a
good faith effort has been made to sell the property; and (2) there is no
potential liability associated with the proposed method of disposal.
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2. Acquired Personal Property Collateral
Acquired personal property collateral may be abandoned provided that: (1) a
good faith effort has been made to sell the property and the actions taken
have been fully explained and documented in the loan file; (2) neither SBA's
name nor the 7(a) Lender's or CDC's name appears on the certificate of title,
if any; and (3) there is no potential liability associated with abandonment.
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Chapter 19.
Expenses and Recoveries
________________________________________________________________________
A. Classification of Expenses
Expenses are classified by SBA as either recoverable or non-recoverable. When
reviewing payment requests, SBA may determine that an expense is recoverable or
non-recoverable in whole or in part.
1. Non-recoverable Expenses
Non-recoverable Expenses are the costs associated with liquidation of a loan
that cannot be added to the principal balance. For example:
a. The portion of fees or costs incurred that were not necessary,
reasonable or customary;
b. Expenses that are not related to collection of amounts due under the
Note or to preservation or disposal of the collateral for the loan;
c. Interest and service fees on expenses incurred after SBA purchased its
guaranty;
d. Legal expenses incurred in asserting a claim, cross claim, counterclaim,
or third-party claim against SBA or in defense of an action brought by
SBA against a 7(a) Lender or CDC, unless payment of such fees or
costs is otherwise required by federal law;
e. Legal expenses incurred in connection with the performance of
liquidation activities that do not require the services of an attorney,
unless preauthorized by SBA;
f. Legal expenses incurred by taking actions for the sole benefit of the
7(a) Lender or CDC, as determined by SBA;
g. Legal expenses incurred in the defense of, or payment of any
settlement or adverse judgment resulting from a suit, counterclaim or
other claim by an Obligor or other Person seeking damages based on a
7(a) Lender's or CDC's alleged wrongful action unless SBA expressly
directed the 7(a) Lender or CDC to take the alleged wrongful action;
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h. Expenses incurred by a 7(a) Lender or CDC that failed to liquidate the
SBA Loan in accordance with prudent lending practices including
those pertaining to promptness; or
i. Expenses incurred by a 7(a) Lender or CDC that failed to liquidate the
SBA Loan in accordance with Loan Program Requirements, including
those pertaining to Liquidation or Litigation Plans.
2. Recoverable Expenses
As set out in Chapter 2 (Definitions), Recoverable Expenses are the SBA
approved, necessary, reasonable and customary costs incurred to collect
amounts due under the Note, to enforce the terms of the Loan Documents, or
to preserve or dispose of collateral. Although Recoverable Expenses can be
added to the principal balance of the loan, they should be treated as a side
obligation to avoid: (1) violating the Secondary Participation Guaranty Agreement,
which prohibits Lenders from adding Recoverable Expenses to the balance of
a loan sold in the secondary market; (2) inconsistencies with SBA Form 1502
reporting; and (3) inconsistencies in the transcript of account required for
guaranty purchase. Recoverable Expenses include, for example:
a. Searches
(1) U.C.C. lien searches;
(2) Title reports; and
(3) Credit and asset search reports on Obligors.
b. Appraisals
(1) Post-default Appraisals;
(2) Post-default Environmental Investigation Reports; and
(3) Site visit reports prepared by contractors.
c. Litigation Expenses
(1) Attorney fees; and
(2) Costs such as court filing fees.
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d. Collateral Care and Preservation
(1) Utility bills;
(2) Insurance premium payments;
(3) Caretaker fees;
(4) Repair bills;
(5) Real estate and personal property taxes; and
(6) Expenses related to non-tax senior liens, including Third Party
Loans.
Note: Recoverable Expenses related to REO and acquired personal property
collateral cannot be added to the loan balance and must be kept separate from
expenses related to the original loan.
B. Recoveries
1. General
Recoveries are the proceeds obtained through liquidation of the SBA Loan.
2. Application of Liquidation Proceeds
Unless the terms of a workout agreement or some other legally binding
document, such as a court order, specify otherwise, recoveries should be
applied in the following order:
a. Recoverable Expenses;
b. Principal balance of the loan; and
c. Accrued interest.
3. Remitting Recoveries to SBA
SBA's share of the net proceeds recovered on an SBA Loan should be
remitted to SBA via www.pay.gov within 15 business days of receipt. If
SBA’s share is not remitted in a timely manner, SBA may charge interest on
the late amount.
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C. Payment of Non-recoverable Expenses
1. Non-recoverable Expenses Incurred by Lenders and CDCs
SBA does not pay Non-recoverable Expenses incurred Lenders or CDCs.
2. Non-Recoverable Expenses Incurred by SBA
a. Non-recoverable Expenses incurred by SBA are not pro-rated and
shared with the 7(a) Lender or CDC.
b. Payment of a Non-recoverable Expense over $500.00 incurred by SBA
must be approved pursuant to the Rule of Two and documented by a
Loan Action Record, which may consist of a "stamp" on a copy of the
invoice and should include a "worksheet" copy of SF 1034, (Public
Voucher for Purchases and Services Other than Personal) and the original
invoice.
Note: See SOP 20 05 (General Cashier Control Procedures) for
information on expense codes.
D. Payment of Recoverable Expenses
Note: The Prompt Payment Act , which requires federal agencies to pay interest and
penalties on late payments for contracted expenses, does not apply to payments to
7(a) Lenders or CDCs for Reimbursable Expenses. See SOP 20 17 and Subpart
32.9 of the Federal Acquisition Regulation for further information.
1. Recoverable Expenses Incurred by SBA
Recoverable Expenses incurred by SBA should be authorized and paid by
SBA pursuant to the Rule of Two and documented by a Loan Action Record,
which includes, at a minimum, the following:
a. A copy of the original invoice;
b. Whether the 7(a) Lender should be billed for its pro-rata share;
c. Reason for the expenditure;
d. Name of payee and check delivery instructions;
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e. Whether the payment is covered by the Prompt Payment Act; and
f. The deadline for payment.
2. Recoverable Expenses Incurred by 7(a) Lenders
Recoverable Expenses incurred by a 7(a) Lender should be paid by the 7(a)
Lender and reimbursed by one of the following methods:
a. Deduction from Recoveries
7(a) Lenders may deduct Recoverable Expenses from the recoveries on
the loan provided that the expenses, both liquidation and litigation,
have been reviewed and approved by SBA pursuant to Paragraph F
below; or
b. Reimbursement by SBA
7(a) Lenders may submit requests for reimbursement of SBA’s pro-rata
share of Recoverable Expenses after SBA has purchased its guaranty.
Requests for reimbursement of Recoverable Expenses incurred prior
to guaranty purchase should be included in the 7(a) Lender's Purchase
Package.
3. Recoverable Expenses Incurred by CDCs
Recoverable Expenses incurred by CDCs are paid by the following methods:
a. Direct Payment to Vendor
A CDC may submit a request to SBA for direct payment of a
Recoverable Expense to a vendor at any time after the debenture has
been purchased.
b. Reimbursement by SBA
A CDC that paid a Recoverable Expense may submit a request to SBA
for reimbursement any time after the debenture has been purchased.
c. Deduction from Recoveries
PCLP CDCs and ACLs may deduct Recoverable Expenses from the
recoveries on the loan provided that the expenses, both liquidation and
litigation, have been reviewed and approved by SBA pursuant to
Paragraph F below.
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E. Obtaining SBA Approval, Payment or Reimbursement of Expenses
1. When Required
Any expense, which a Lender or CDC seeks to have classified as a
"Recoverable Expense," must be reviewed and approved by SBA.
2. How to Obtain
a. Where to Submit
Requests for approval of a deduction, payment of, or reimbursement
for, an expense related to the liquidation of an SBA Loan must be
submitted to the appropriate SBA Loan Center.
b. Multiple Loans—Proration and Allocation of Expenses
If the request for approval of a deduction, payment or reimbursement
involves multiple loans to the same Borrower, (either SBA Loans with
different guaranty percentages or non-SBA Loans), the Recoverable
Expenses must be pro-rated and allocated among the loans to which
the expense relates.
c. Reimbursement Requests for $5,000 or More
(1) 7(a) Loans
7(a) Lenders may submit a request for reimbursement of a
Recoverable Expense that exceeds $5,000 at any time.
(2) 504 Loans
CDCs may submit a request for reimbursement of a
Recoverable Expense that exceeds $5,000 at any time after the
debenture has been purchased.
d. Reimbursement Requests for Less Than $5,000—Quarterly Rule
When a Recoverable Expense is less than $5,000, 7(a) Lenders and
CDCs should compile their invoices and submit them on a quarterly
basis or when the aggregate amount totals $5,000 or more.
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e. Contents of Recoverable Expense Request Packages
(1) Standard 7(a), CLP, PLP and EWCP Loans
7(a) Lenders should prepare their requests for reimbursement or
approval of deducted Recoverable Expenses on Standard 7(a),
CLP, PLP and EWCP loans in accordance with the tab system
found on the NGPC’s Web site, which is accessible from
www.sba.gov/banking.
(2) 504 Loans and 7(a) Express and Pilot Loan Program Loans
7(a) Lenders and CDCs should include the following items,
when applicable, in their requests for payment, reimbursement
or approval of deducted Recoverable Expenses on 7(a) Express
and Pilot Loan Program loans and 504 Loans:
(a) Lender or CDC Contact Information
Recoverable Expense request packages must include the
7(a) Lender or CDC's name, address, e-mail address,
phone and fax numbers, and Tax Identification Number.
(b) Summary of Expenses
7(a) Lenders and CDCs submitting multiple invoices
must group them by the categories set out in Paragraph
A of this Chapter and submit a summary that includes:
(1) the date each service was performed; (2) the number
of each invoice; (3) the subtotal for each category; and
(5) the grand total of Recoverable Expenses.
(c) Itemized Invoices
Recoverable Expense request packages must contain a
copy of the original invoice(s), which must be dated and
include: (1) a thorough description of the goods or
services provided; (2) the date the goods were provided
or the services were performed; (3) the amount charged
for each service or product provided; and (4) the total
amount due. In addition, if the invoice is for services
billed on an hourly basis, it must specify the name, title,
hourly billing rate and time spent by each individual who
performed services covered by the invoice.
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(d) Supporting Documents
Recoverable Expense request packages must include a
copy of all supporting documents such as the site visit
report, Post-default Environmental Investigation Report,
Post-default Appraisal, or legal pleadings for which
payment or reimbursement is sought.
3. Appeal Process
a. Liquidation Expenses
The final decision of an SBA Loan Center Director or designee
regarding approval, payment or reimbursement of a liquidation expense
that is not related to attorney fees or costs, may be appealed to the
Director of the Office of Financial Assistance, provided that the
appeal: (1) is in writing; (2) includes a copy of the decision and
supporting documents; (3) states the reason(s) why the decision is
believed to be incorrect; and (4) is submitted within 30 days of the
decision. (13 C.F.R. § 120.542(d))
b. Litigation Expenses
The final decision of an SBA Loan Center Director or designee
regarding approval, payment or reimbursement of an expense related
to debt collection litigation may be appealed to the Associate General
Counsel for Litigation, provided that the appeal: (1) is in writing; (2)
includes a copy of the decision and supporting documents; (3) states
the reason(s) why the decision is believed to be incorrect; and (4) is
submitted within 30 days of the decision. (13 C.F.R. § 120.542(e))
F. SBA Review of Expense Requests
1. Responsibility for Review of Liquidation Expenses
All requests for payment, reimbursement or approval of deducted expenses,
which are not related to litigation, must be reviewed by a Liquidation Officer,
who must prepare a recommendation regarding the request.
2. Responsibility for Review of Litigation Expenses
Regardless of whether the amount was included in an approved Litigation
Plan, all requests for payment, reimbursement or approval of deducted
litigation expenses must be reviewed by Legal Counsel as follows:
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a. Routine Litigation
Prior to payment, reimbursement or approval of deducted expenses,
litigation expenses associated with Routine Litigation must be reviewed
according to the guidance set out in Chapter 6 of SOP 70 50 3 (Legal
Responsibilities) by the SBA legal division or attorney responsible for
monitoring the litigation, i.e., SBA Loan Center Legal Counsel with
regard to Routine Litigation conducted by 7(a) Lenders; and the SBA
District Counsel with regard to Routine Litigation conducted by CDCs.
b. Non-Routine Litigation
Prior to payment, reimbursement or approval of deducted expenses,
litigation expenses associated with Non-routine Litigation must be
reviewed according to the guidance set out in SOP 70 50 3 (Legal
Responsibilities) by the SBA District Counsel responsible for monitoring
the litigation.
3. Authority to Approve Liquidation and Litigation Expenses
The Supervisory Liquidation Officer serves as Approving Official on
proposed Loan Actions pertaining to requests for payment, reimbursement or
approval of deducted liquidation and litigation expenses.
4. Denial of Expense Approval, Payment or Reimbursement Requests
a. 7(a) Loans
If SBA denies a 7(a) Lender's request for reimbursement, SBA will
either (1) deduct the expense from the 7(a) Lender's Purchase Package;
or (2) if the 7(a) Lender has already deducted the expense from
recoveries, the 7(a) Lender will be required to reimburse SBA.
b. 504 Loans
If SBA denies a CDC's request for expense payment or reimbursement,
SBA will notify the CDC of its decision and, if the CDC has already
deducted the expense from recoveries, the CDC will be required to
reimburse SBA.
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Effective Date: November 15, 2010 138
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Chapter 20.
Wrap-up Procedures
________________________________________________________________________
A. General
Before the file on an SBA Loan classified in liquidation status may be closed, a Wrap-
up Report or equivalent documentation covering the various topics discussed in this
Chapter should be submitted to the appropriate SBA Loan Center. Upon approval
of the wrap-up documentation, SBA will charge-off the remaining loan balance, if
any, and refer any loan that is still legally collectible to the U.S. Department of the
Treasury ("Treasury Department") for further collection efforts.
B. Abandonment of Collateral
1. When Allowed
The pursuit of recovery on real or personal property collateral may be
abandoned if the collateral has no significant Recoverable Value, i.e., an
aggregate Recoverable Value of less than $2,500 for personal property, and a
Recoverable Value of less than $5,000 per parcel of real property. The
decision and justification for abandoning collateral, including the basis for the
Recoverable Value estimate, must be fully documented.
2. Abandonment Based on Environmental Concerns
The presence of Hazardous Substances may or may not have a significant
negative impact on the Liquidation or Recoverable Value of the collateral.
Therefore, failure to conduct a Post-default Environmental Investigation is
not an acceptable reason for abandoning collateral. The pursuit of recovery
on collateral should not be abandoned based on environmental concerns
unless a Post-default Environmental Investigation has been conducted that
provides the relevant facts needed to make an informed decision. (See
Chapter 9 for information on Post-default Environmental Investigations.)
Note: See Chapter 18 for SBA policy and procedures regarding
abandonment of REO and acquired personal property collateral.
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C. Charge-off
1. General
Charge-off is an SBA administrative action that removes the outstanding
balance of an uncollectible loan from its accounting records. It has no impact
on an Obligor's liability or SBA's right to collect the loan balance.
2. When Appropriate
Charge-off is appropriate when:
a. All reasonable efforts have been exhausted to achieve recovery from:
(1) voluntary payments on the Note; (2) compromise agreements with
the Obligors; (3) liquidation of the collateral; and (4) cost-effective
methods of enforced collection;
b. The estimated cost of further collection efforts exceeds the anticipated
recovery;
c. The only remaining avenue of recovery is from Obligors who cannot
be located or who are unable to pay the loan balance; or
d. The loan balance is uncollectible because of a discharge in bankruptcy
(i.e., release of the debtor from any further personal liability for pre-
bankruptcy debts), the expiration of the statute of limitations (i.e., the
passing of the deadline for suing), or another defense available to
Obligors under state or federal law.
D. IRS Notification of Cancelled Debt
1. When IRS Form 1099-C Required
IRS Form 1099-C (Cancellation of Debt) is filed with the IRS and mailed to the
Borrower—but not Guarantors—whenever $600 or more of the principal
balance owing on an SBA Loan is cancelled as the result of, for example, a
compromise agreement, discharge in bankruptcy or charge-off action.
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2. Responsibility for Issuing IRS Form 1099-C
a. SBA
SBA is responsible for providing Borrowers and the IRS with IRS
Form 1099-C for SBA's share of the cancelled portion of any 7(a) Loan
or 504 Loan after the Treasury Department has exhausted its collection
efforts.
b. Lenders
7(a) Lenders are responsible for providing Borrower and the IRS with
IRS Form 1099-C for the 7(a) Lender's share of the cancelled portion
of any 7(a) Loan after the Treasury Department has exhausted its
collection efforts.
3. When IRS Form 1099-C Issued
a. Compromised debt is reported the calendar year after the debt was
compromised;
b. Debts discharged in bankruptcy are reported the calendar year after the
discharge; and
c. Charged-off debts (non-compromise and non-bankruptcy related) are
reported the calendar year after the event occurred that rendered the
debt uncollectible such as the date the period for collecting the debt
prescribed by the statute of limitations expired. Generally, SBA issues
IRS Form 1099-C after there has been no recovery by the Treasury
Department for a period of six years.
E. Wrap-up Reports
1. When Required
For each SBA Loan classified in liquidation status, a Wrap-up Report or
equivalent documentation should be submitted to the appropriate SBA Loan
Center within 90 days of completing all reasonable and cost-effective recovery
efforts.
2. Contents
The Wrap-up Report should include the following:
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a. Status of Obligors
A discussion of the status of the Obligors that includes the following
information and supporting documentation, when applicable:
(1) Name, address and Taxpayer Identification Number or Social
Security Number for each Obligor;
(2) A description of the efforts made to locate any missing
Obligor(s);
(3) List of all the Obligors released from liability and the reason for
the release, e.g., compromise, discharge in bankruptcy, etc.;
(4) List of all the Obligors still liable for the loan balance;
(5) An estimate of the potential recovery from each remaining
Obligor and the basis for the estimate; and
(6) A description of any efforts made to obtain a compromise offer
from each Obligor.
b. Status of Collateral
A discussion of the status of the collateral that includes the following
information and supporting documentation, when applicable:
(1) List of how and when each significant item or category of
collateral was liquidated and the amount recovered;
(2) List of any remaining collateral;
(3) Justification for abandoning the remaining collateral, and a
description of the efforts made to compromise with the owner-
Obligor if it includes a lien on a personal residence;
(4) Summary section of any Post-default Appraisal;
(5) Summary section of any Post-default Environmental
Investigation Report or an explanation for why an
Environmental Investigation was not conducted; and a
(6) Description of the efforts to liquidate any life insurance policy
with a cash-surrender value.
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c. Status of Collection Activities
A statement verifying that there are no on-going or contemplated
collection activities including, for example, collection of payments
under a workout agreement or plans to execute on a judgment, and
that SBA may refer the loan, if it is legally collectible, to the Treasury
Department of further collection efforts. (If there are on-going or
contemplated collection activities, charge-off is not appropriate and the
loan cannot be referred to the Treasury Department.)
d. Site Visit Report
A copy of the post-default site visit report or an explanation for why a
site visit was not conducted.
e. Recoveries
If not previously reported to SBA, a list of all recoveries that indicates
the source, amount, date and manner in which the recovery was
applied to the loan balance, as well as the applicable supporting
documents and an explanation as to why the recoveries were not
reported and submitted to SBA.
f. Expenses
A discussion of the expenses incurred to liquidate the loan including
the following information and supporting documents, when applicable:
(1) A list of all expenses incurred to liquidate the loan; and
(2) A request for approval, payment or reimbursement of any
Recoverable Expense, including Recoverable Expenses
deducted from recoveries, which have not already been
reviewed and approved by SBA accompanied by the supporting
documents required by Paragraph E.2 of Chapter 19.
g. Recommendation
A recommendation regarding whether:
(1) The loan balance should be charged-off;
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(2) The loan should be referred to the Treasury Department for
further collection efforts; and whether
(3) The loan should be referred to the Office of the Inspector
General ("OIG") to investigate any suspected fraud or abuse.
(See Chapter 21 for information on OIG Referrals.)
F. Treasury Department Referral for Further Collection
1. When Loans Are Referred
After charge-off, if further collection is not barred by compromise, discharge
in bankruptcy, the statute of limitations or another legal defense, the loan and
remaining Obligors, are referred to the Treasury Department for further
collection efforts.
2. Collection Actions Taken By Treasury Department
After referral, the Treasury Department may attempt to collect the balance
due on the SBA Loan from the remaining Obligors by various methods
including, for example, those listed below.
a. Offset of funds due Obligors from federal sources including:
(1) Tax refunds;
(2) Wages, including federal civilian and military pay;
(3) Retirement, including federal civilian and military retirement
pay;
(4) Contractor or vendor payments;
(5) Travel advances and reimbursements;
(6) Certain benefits, including Social Security benefits (other than
Supplemental Security Income), Railroad Retirement benefits
(other than tier 2), and Black Lung (part B benefits); and
(7) Any other payments, which are not exempt by law or by action
of the Secretary of the Treasury;
b. Reporting the status of the Borrower's SBA Loan to credit bureaus that
can retain negative credit information for up to seven years;
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c. Referring the debt to a private collection agency;
d. Asking the Department of Justice collect the debt through litigation; or
e. Preventing receipt of additional federal financial assistance.
3. Notice to Obligors of Pending Referral
Prior to referring a loan to the Treasury Department, SBA sends an automated
letter to the remaining Obligors giving them a final opportunity to either pay
the loan in full or negotiate an acceptable payment plan. If an acceptable
payment plan is not established within 60 calendar days of the date of the
warning letter, SBA refers the loan to the Treasury Department for further
collection efforts.
G. Credit Bureau Reporting
SBA reports charged-off SBA Loans made to businesses to credit bureaus and
Federal delinquent debtor databases, i.e., Credit Alert Interactive Voice Response System
("CAIVRS") and Debt Check, the Treasury Department’s Web-based credit alert
system.
H. Record Retention
1. SBA Loan Centers
In general, SBA Loan Centers must adhere to applicable Agency record
retention requirements with regard to loan files (Finance, Records Group 50).
2. 7(a) Lenders
7(a) Lenders must adhere to applicable record retention requirements
established by their regulators. SBA supervised Lenders (Small Business
Lending Companies and non-federally regulated lenders) must retain their
SBA Loan records for at least six years following the final disposition of each
loan. (13 CFR § 120.461)
3. CDCs
CDCs must retain their paid in full 504 Loan records for nine years, and their
charged-off 504 Loan records for ten years.
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I. SBA Review of Wrap-up Activities
1. Rule of Two
Decisions regarding proposed Loan Actions involving wrap-up related
activities such as charging-off a loan balance and whether to approve Wrap-up
Reports or the equivalent documentation submitted by 7(a) Lenders and
CDCs, must be made pursuant to the Rule of Two and documented by a Loan
Action Record.
2. Roles and Responsibilities
a. Liquidation Officer
The Liquidation Officer serves as the Recommending Official and is
responsible for reviewing and recommending whether the Agency
should approve or disapprove proposed wrap-up related Loan Actions
as well as Wrap-up Reports and equivalent documentation. For
example, the Liquidation Officer must determine whether:
(1) The 7(a) Lender or CDC acted in compliance with any SBA
approved Liquidation or Litigation Plan and if not, whether
SBA suffered any harm as a result;
(2) SBA received its pro-rata share of the recoveries on the loan,
and approved all of the expenses deducted by the 7(a) Lender or
CDC;
(3) Charge-off is appropriate based on the standard set out in
Paragraph C above;
(4) IRS Form 1099-C should be issued pursuant to Paragraph D
above;
(5) The loan should be referred to the Treasury Department for
further collection efforts based on the standards set out in
Paragraph F above; and whether
(6) The loan should be referred to the Office of the Inspector
General to investigate any suspected fraud or abuse. (See
Chapter 21 (Inspector General Referrals) for more
information.)
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b. Legal Counsel
Legal Counsel must review proposed Loan Actions recommending:
(1) Charge-off of the loan balance—and render an opinion as to
whether there are any remaining cost-effective methods to
collect the outstanding loan balance; and
(2) Referral to Treasury Department for further collection—and
render an opinion as to whether there are legal impediments to
the referral such as a compromise agreement, expiration of the
statute of limitations, discharge in bankruptcy, or other defense.
c. Supervisory Liquidation Officer
The Supervisory Liquidation Officer serves as the Approving Official
with regard to proposed wrap-up related Loan Actions and approval of
Wrap-up Reports and equivalent documentation.
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Effective Date: November 15, 2010 148
SOP 50 51 3
Chapter 21.
Inspector General Referrals
________________________________________________________________________
A. What Matters Should be Referred
All SBA officials, Lenders, CDCs and contractors should be on the lookout for fraud;
and must report any known or suspected irregularities involving SBA programs,
program participants, or personnel to the Office of the Inspector General ("OIG").
(13 C.F.R. § 120.197) Whether acting alone or in collusion with others, loan
applicants, Borrowers and other Obligors may intentionally provide false information
to SBA, Lenders or CDCs. Examples of irregularities that must be referred include:
1. Loan Application Fraud
Misrepresentation or false statements made by loan applicants or Borrowers
with regard to their eligibility for SBA financing. For example:
a. Overstating income;
b. Understating or failing to disclose liabilities and debts;
c. Overvaluing collateral;
d. Failing to disclose criminal record;
e. Making false claims of U.S. citizenship;
f. Failing to disclose true ownership of the business;
g. Using false Social Security numbers to conceal poor credit histories;
h. Submitting altered tax returns;
i. Providing fraudulent standby agreements; or
j. Creating false work histories.
2. Loan Agent Fraud
Actions by corrupt loan agents who orchestrate, facilitate or otherwise support
any of the illegal acts committed by loan applicants or Obligors such as those
listed in this Chapter.
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3. Equity Injection Fraud
A significant and reoccurring problem is the submission of false documents to
demonstrate that a required equity injection was made.
a. Examples
(1) False gift letters or gift affidavits;
(2) False promissory notes and standby agreements;
(3) False financial statements; or
(4) False bank statements and cashier checks.
b. Indications of Fraud
Indications of fraud with regard to an equity injection to watch out for
include:
(1) Gift letters and gift affidavits (Investigation often proves such
“gifts” to be false – either the money does not exist, or it is
never paid into the business, or it is subsequently repaid to the
donor.);
(2) Tax returns reporting income that appears inadequate to
support the required equity injection;
(3) Bank statements that upon close inspection appear to have been
altered;
(4) Bank account records showing a recent, unexplained, large
dollar deposit into the Borrower’s account; and
(5) Credit reports showing a poor credit history for a Borrower
who claims to have substantial cash.
4. Misuse of Loan Proceeds
Misuse of loan proceeds or any other funds in which SBA has an interest; or
5. Conversion of Collateral
Conversion, concealment, vandalism or disposal of collateral; or
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6. SBA, Lender or CDC Misconduct
Misconduct by a Lender, CDC or SBA official such as the solicitation, offer or
acceptance of a bribe to make an SBA Loan or to purchase a debenture or the
guaranteed portion of an SBA Loan.
B. How to Make a Referral
A referral to the OIG can be made by:
1. Calling the OIG Hotline toll-free at 1-800-767-0385;
2. Completing the on-line OIG Complaint Submission Form at
http://web.sba.gov/oigcss/client/dsp_welcome.cfm and submitting the
referral via the Internet; or
3. Mailing the referral to:
U.S. Small Business Administration
Office of Inspector General
Investigations Division, Mail Code: 4113
409 Third Street, SW
Washington, DC 20416
C. What Information Should Be Provided
1. Answers to Basic Questions
A referral to the OIG should include as much the information as possible in
response to the questions listed below.
a. Who is involved? (Name, occupation, address, phone numbers, etc.)
b. What occurred and how is SBA involved?
c. When and where did, or will, the activity take place?
d. Why does the activity appear to be illegal or improper?
e. What dollar amount is involved? (E.g., loan amount or value of
converted collateral.)
f. Who can confirm the allegation and how can that Person be contacted?
g. Who can provide more information?
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2. Copies of Relevant Documents
When applicable, copies of documents that support the statements made in
response to the above questions should be submitted as part of the referral.
D. Post-referral Responsibility
After referring a matter to the OIG, the Person who made the referral must:
1. Report any new or additional information discovered about the matter to the
OIG;
2. Not disclose or discuss the existence of the OIG referral or investigation to
any Person other than SBA officials on a need-to-know basis;
3. Coordinate any activities related to the loan with the OIG in order to avoid
taking any action that could be detrimental to an investigation or subsequent
prosecution; and
4. With OIG approval, and in coordination with the OIG, take appropriate and
timely action to maximize recovery on the loan.
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Chapter 22.
7(a) Guaranty Purchase
__________________________________________________________________
A. General
1. Overview
SBA's policy is to promptly process guaranty purchase requests from 7(a)
Lenders. As explained in this Chapter, to demonstrate that SBA is obligated
to honor its guaranty and purchase the guaranteed portion of the loan,
Lenders are required to submit a Purchase Package to the appropriate SBA
Loan Center that contains the Lender's certification as well as credible
evidence that the loan was made, closed, serviced and liquidated in a
commercially reasonable manner that is consistent with SBA Loan Program
Requirements and prudent lending practices. (See 13 C.F.R. § 120.524 and
Chapter 23 for information regarding denial of liability on a 7(a) Loan
guaranty.)
2. Interest Paid on Guaranteed Portion of Loan
a. Interest Rate
If SBA purchases the guaranteed portion of a loan from a 7(a) Lender
or secondary market investor, accrued interest is paid at the following
rates:
1. Fixed Rate
If the Note has a fixed interest rate, accrued interest is paid at
the rate specified in the Note.
2. Adjustable Rate
If the Note has an adjustable interest rate, accrued interest is
paid at the rate in effect on the Earliest Uncured Payment
Default Date unless there was no default, in which case accrued
interest is paid at the rate in effect at the time of purchase.
b. Interest Paid to Lenders
(1) Loans Approved On or After May 14, 2007—Lenders are
paid up to a maximum of 120 days interest.
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(2) Loans Approved Before May 14, 2007—Lenders are paid the
amount of accrued interest allowed by the applicable regulations
in effect on May 13, 2007.
c. Interest Paid to Secondary Market Investors
Secondary market investors are paid all accrued interest up to the date
of purchase. (13 C.F.R. § 120.522(c))
d. Lender's Duty to Reimburse SBA for Excess Interest Payment
In the event SBA is required to pay a secondary market holder more
than 120 days of accrued interest because of Lender delay, the Lender
must reimburse SBA for the difference between the amount paid by
SBA and 120 days of accrued interest. (SBA Form 1086 (Secondary
Participation Guaranty Agreement))
B. Requirements
Before a Lender may request that SBA purchase the guaranteed portion of a loan, all
of the following requirements must be met:
1. Uncured Loan Default
Generally, unless SBA agrees otherwise in writing, the Borrower must be in
default on a payment due on the Note for more than 60 calendar days. (13
C.F.R. § 120.520)
2. Loan Classified in Liquidation and Transferred to NGPC
The Lender must contact the appropriate SBA Loan Center and request that
the loan be classified in liquidation status. In addition, the Lender must also
request that the loan file be transferred to the National Guaranty Purchase
Center ("NGPC") unless the loan was made under the Express Program or a
Pilot Loan Program, in which case the loan file should remain at the
Commercial Loan Servicing Center ("CLSC").
3. Collateral Liquidated
In general, Lenders are encouraged to liquidate all loan collateral prior to
requesting guaranty purchase. In particular, the following collateral must be
liquidated prior to requesting purchase:
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a. Loans Approved on or after May 14, 2007
For loans approved on or after May 14, 2007, unless the Borrower has
filed for bankruptcy, the Lender must complete all prudent and
commercially reasonable efforts to liquidate the business personal
property collateral with an aggregate Recoverable Value of $2,500 or
more (13 C.F.R. § 120.520(a)); and
b. Loans Approved Prior to May 14, 2007
For loans approved prior to May 14, 2007, the Lender must liquidate
the collateral according to the requirements of the program under
which the loan was made. For example:
(1) LowDoc
The business personal property securing the loan;
(2) EWCP
The collateral associated with the export transactions financed
by the EWCP loan;
(3) CAPLine
The working capital assets that secured the loan; and
(4) Express and Pilot Loan Programs
All collateral; in addition, all other commercially reasonable
means of recovery must be exhausted unless:
(a) The loan was made under the Export Express Program;
(b) The remaining principal balance of the loan is $50,000 or
less; or
(c) The loan involves prolonged litigation or other
circumstances that will extend the liquidation process
more than 90 days past the earliest date that the Lender
could request purchase.
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4. Loan Purchased from Secondary Market Investor
If the loan was sold on the secondary market, the Lender is encouraged to
purchase the SBA guaranteed portion through the fiscal transfer agent,
currently Colson Services Corp. Alternatively, the Lender must submit a
secondary market purchase request to the appropriate SBA Loan Center
accompanied by the following documents:
a. Certified Transcript of Account;
b. Executed copy of the Loan Authorization;
c. Executed copies of all modifications of the Note, if any; and the
d. Secondary market investor's written approval of all modifications of
the Note.
Note: If SBA purchases the loan from the secondary market investor, the
Lender must submit a status report within 15 business days of the purchase as
required by Chapter 5, Paragraph F of this SOP and a Purchase Package
within 45 calendar days of the purchase as required by Paragraphs 5 and 6
below.
5. Complete Purchase Package Submitted to SBA
Lenders must submit a complete Purchase Package to the appropriate SBA
Loan Center within the time deadlines indicated below. If SBA's share of the
loan balance is more than $10,000, the Lender should prepare a standard
Purchase Package for the type of loan in question. If SBA's share of the loan
balance is less than $10,000, Lenders may prepare a streamlined version of the
standard Purchase Package required for the type of loan in question.
a. Deadline for Submission of Purchase Packages
(1) Loans Purchased from Secondary Market by SBA
If SBA purchased the guaranteed portion of the loan from the
secondary market investor, the Lender must submit a complete
Purchase Package to the appropriate SBA Loan Center within
45 calendar days of the purchase. If the Lender fails to do so,
the SBA Loan Center must promptly follow up with the
Lender, and if the Lender continues to be non-responsive, treat
it as a failure to comply with SBA Loan Program Requirements
and pursue one of the following corrective actions:
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(1) litigation against the Lender to recover all or part of the
funds already paid on the guaranty; (2) suspension of the
Lender's ability to sell SBA Loans on the secondary market; (3)
suspension of the Lender's PLP status, if any; (4) refusal to
purchase the guaranteed portion of any other SBA Loans made
by the Lender; or (5) any other action permitted by SBA Loan
Program Requirements.
(2) Expiration of SBA Guaranty
A complete Purchase Package must be submitted to SBA no
later than 180 days after the maturity date of the loan or the
date the Lender completes its liquidation or debt collection
litigation in connection with a matured loan. If a complete
Purchase Package is not submitted within this timeframe, SBA
may deny liability on the guaranty pursuant to 13 C.F.R. §
120.524(a)(8).
b. Contents of Standard Purchase Package
If there was an Early Default on the loan or if SBA's share of the loan
balance is more than $10,000, Lenders should prepare a standard
Purchase Package for the type of loan in question in accordance with
the procedural instructions issued by the SBA Loan Center to which
the Purchase Package must be sent for review and processing.
(1) Standard 7(a), CLP, PLP and EWCP Purchase Packages
Standard 7(a), CLP, PLP and EWCP loan Purchase Packages
must be submitted to the NGPC. Lenders should use the 10 Tab
System available on the NGPC Web site, which is accessible from
www.sba.gov/banking, to assemble and organize the required
documentation.
(2) Express and Pilot Loan Program Purchase Packages
Express and Pilot Loan Program loan Purchase Packages must
be submitted to the appropriate CLSC. Lenders should use the
10 Tab System available on the CLSC Web site, which is
accessible from www.sba.gov/banking, to assemble and
organize the required documentation.
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c. Contents of Streamlined Purchase Package
Unless there was an Early Default on the loan, if SBA's share of the
loan balance is less than $10,000, the Lender may submit a streamlined
version of the standard Purchase Package to the appropriate SBA Loan
Center. To do so, the Lender should utilize the applicable 10-Tab
System, but is only required to submit the documents listed below.
Provided, however, that SBA may, in its sole discretion, require the
Lender to submit a standard Purchase Package. For example, the SBA
Loan Center may require the Lender to submit a standard Purchase
Package if it finds indicia of possible fraud or misrepresentation.
Tab 1—Signed demand letter;
Tab 2—Executed Loan Authorization
Tab 3—Eligibility Checklist (PLP, LowDoc, Express and Pilot Loan
Program loans only); franchise, license, dealer, jobber or
similar agreement (if applicable); SBA Form 1919 and SBA
Form 1920SX Part C or SBA Form 2238 (Express and Pilot
Loan Program loans only);
Tab 4—Note; Guaranties (if applicable);
Tab 6—Certified transcript of account;
Tab 9—Lender certification that loan proceeds were disbursed in
accordance with the Loan Authorization; certification that
liquidation is complete and all avenue of collection exhausted
(if applicable); final Wrap-up Report; and
Tab 10—Wire transfer instructions, Risk Management Database Form,
and SBA Form 159 (Compensation Agreement).
C. Practice Tips for Lenders
1. Submit a Complete Transcript of Account
Use of SBA Form 1149 (Lender's Transcript of Account) is not mandatory, but is
recommended in order to expedite the purchase process.
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2. Do Not Assign Loan Documents to SBA
Do not assign the Loan Documents to SBA without obtaining SBA's prior
written approval to transfer servicing of the loan to SBA.
3. Explain Missing Documents
If a required document is missing, include a written explanation for the
omission in the Purchase Package.
D. Turnaround Time on Purchase Requests
1. Pre-guaranty Purchase Reviews
Generally, pre-purchase reviews should be conducted within 45 days of receipt
of a complete Purchase Package.
2. Post-secondary Market Purchase Reviews
a. Generally, post-purchase reviews should be conducted within 90 days
of SBA's purchase of the guaranteed portion of a 7(a) Loan from the
secondary market investor.
b. A post-purchase review must be conducted prior to charging-off or
selling a loan unless the Lender was taken over by the FDIC in a
receivership proceeding.
E. Incomplete Purchase Packages
1. Postponement of Guaranty Purchase Decision
In order to preserve the integrity of the 7(a) Loan Program, Lenders must
provide SBA with sufficient credible evidence to enable SBA to determine
whether the Lender has complied with the applicable Loan Program
Requirements and prudent lending standards. Therefore, as set forth in 13
C.F.R. § 120.524(c), SBA may postpone its decision on a guaranty purchase
request until it has received all of the relevant documentation without waiving
its right to deny liability or to take other appropriate action.
2. Procedure for Requesting Additional Documents
Generally, all additional documents needed to complete a purchase review
should be requested in a single communication, and the request and response
should be entered in the Guaranty Purchase Tracking System ("GPTS").
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a. Lender’s Failure to Respond to Pre-purchase Request
If during the course of a pre-purchase review, the Lender fails to
provide an adequate response to SBA's request for additional
documentation within a reasonable time, the Lender's purchase request
should be placed in inactive status. If after one year the Lender has
still not provided an adequate response, a notation should be made in
the GPTS that the purchase process was terminated due to the
Lender’s failure to provide adequate documentation. If the Lender
submits adequate documentation thereafter, depending on the
circumstances, the loan may be reactivated to process the purchase
request.
b. Lender’s Failure to Respond to Post-purchase Request
If during the course of a post-purchase review, the Lender fails to
provide an adequate response to SBA's request for additional
documentation within a reasonable time, the Lender's failure to
respond should be treated as a failure to comply with SBA Loan
Program Requirements, which may form the basis for a
recommendation to commence litigation against the Lender to recover
all or part of the funds SBA already paid on the guaranty.
F. SBA Review of Purchase Requests
1. Recommending Official
Liquidation Officers serve as the Recommending Official with regard to
guaranty purchase reviews. In general, they are responsible for reviewing
Purchase Packages and recommending whether SBA should purchase the
guaranteed portion of the loan. If the recommendation is to not purchase the
guaranty, in full or in part, the Recommending Official should provide a clear
description of the Lender’s deficiencies, an estimate of the actual or
anticipated loss to SBA, a thorough explanation of the reason for the
recommendation based on application of the relevant Loan Program
Requirements to the facts, and a description of the SBA Loan Center’s efforts
to negotiate an adequate repair, voluntary cancellation of the guaranty, or
reimbursement of amounts already paid on the guaranty. Specific examples of
the Recommending Official's responsibilities include the following:
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a. Loans Flagged in GRTS
Whenever a guaranty purchase review involves a loan flagged in the
Guaranty Repair Tracking System ("GRTS") as having possible denial
of liability issues, the Recommending Official must research and
resolve each issue prior to making a purchase recommendation.
b. Lender Eligibility Determinations
If the loan was made under the Lender's delegated authority, as part of
the guaranty purchase review process the Recommending Official must
review all of the documentation relied on by the Lender to determine
whether the loan was eligible.
c. Early Defaults
If there was an Early Default on the loan, the Purchase Package must
be reviewed with the highest degree of scrutiny. If there was an Early
Default, the Recommending Official must determine whether the
Lender's failure to make or close the loan in accordance with SBA
Loan Program Requirements or prudent lending practices allowed or
contributed to the Early Default, or whether the Lender provided
credible evidence that the cause of the Early Default was unrelated to
any financial difficulties that the Lender could have identified or
prevented by complying with SBA Loan Program Requirements or
prudent lending practices. If the loan was made under the PLP or
Express Programs, the Recommending Official's review must include,
but is not limited to, the following underwriting documents: (1) the
Lender's credit memorandum and all of the supporting documentation
that the Lender relied on in its credit analysis; (2) the Borrower's
complete loan application; and (3) the SBA Form 912 (Statement of
Personal History) or SBA Form 1919 (Express and Pilot Loan Programs
Borrower Information Form) completed by each Person required to do so
by the applicable Loan Program Requirements.
d. Cash or Asset Equity Injections
Whenever a cash or asset equity injection is required by the Loan
Authorization, the Recommending Official must determine whether
the documentation supplied by the Lender establishes that the Lender
properly verified the injection in accordance with the version of SOP
50 10 that was in effect at the time the loan was approved. For
example, the documentation should show that the injection:
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(1) came from a legitimate source; (2) occurred prior to the initial loan
disbursement; and (3) consisted of the required amount of cash or the
required value of non-cash assets. Pursuant to SOP 50 10, the value of
non-cash injected assets must be carefully ascertained. Therefore,
Lender' claims that the injected assets were worth more than their
depreciated (net book) value should be supported by an Appraisal.
Note: If there was an Early Default, the Lender's failure to verify
and properly document a required injection raises a rebuttable
presumption that the default was caused by the lack of the injection
and a full denial of liability may be justified. (See Chapter 23 for
more information.)
e. Lender Weakness or Pattern of Deficiencies
If, while reviewing a particular Lender's Purchase Packages, the
Recommending Official identifies weaknesses or patterns of
deficiencies that do not rise to the level of a full or partial denial of
liability on specific loan guaranties, the Recommending Official should,
nevertheless, bring the matter to the attention of the Lender and the
SBA Office of Credit Risk Management.
2. Legal Counsel
a. Responsibility
The SBA Loan Center Legal Counsel is responsible for reviewing all
proposed Loan Actions pertaining to guaranty purchase reviews;
providing advice on legal issues regarding guaranty purchases as set out
in SOP 70 50 3 (Legal Responsibilities); and rendering an opinion as to
whether SBA is obligated to honor its guaranty or is entitled to recover
funds already paid on a guaranty.
b. Weight of Legal Opinion
If SBA Loan Center Legal Counsel renders an opinion stating that SBA
is not obligated to honor its guaranty or is entitled to recover funds
already paid, Legal Counsel’s opinion may not be disregarded at the
SBA Loan Center level. If the Approving Official disagrees with Legal
Counsel’s opinion, the loan must be referred to the Associate
Administrator for Capital Access ("AA/CA") through the Director of
OFA for final action.
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3. Approving Official
a. Purchase and Repair—Supervisory Liquidation Officers
Supervisory Liquidation Officers serve as the Approving Official on
proposed Loan Actions pertaining to guaranty purchase reviews, and
may approve purchase and Repair recommendations, provided Legal
Counsel concurs. Supervisory Liquidation Officers may also refer to
the AA/CA through the Director of OFA recommendations to
approve denial of liability in full or in part or to commence litigation
against the Lender to recover amounts already paid on the guaranty.
However, if the Supervisory Liquidation Officer does not agree with
the Liquidation Officer’s recommendation, the proposed Loan Action
must be referred to the next higher level of authority. In addition, if
the Supervisory Liquidation Officer disagrees with Legal Counsel’s
opinion that SBA is not obligated to honor its guaranty or is entitled to
recover funds already paid, the loan must be referred to the AA/CA
through the Director of OFA for final action.
b. Denial of Liability—Associate Administrator for Capital Access
Only the AA/CA has delegated authority to approve denial of liability
in full or in part on a 7(a) Loan guaranty or commencement of
litigation against a 7(a) Lender to recover amounts already paid on a
guaranty, provided that the AA/CA must obtain the concurrence of
the Office of General Counsel ("OGC") with regard to any decision to
file suit against a Lender.
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Chapter 23.
Denial of Liability on 7(a) Guaranty
________________________________________________________________________
A. When SBA May Deny Liability on a 7(a) Guaranty
1. General
SBA may be released from liability on its guaranty of a 7(a) Loan, in full or in
part, for any of the reasons set out in 13 C.F.R. § 120.524(a); and may recover
funds already paid in connection with a guaranty purchase, whether they were
paid directly to the Lender or to the secondary market investor.
2. Reasons for Denying Liability
When SBA denies liability on a 7(a) Loan guaranty pursuant to 13 C.F.R. §
120.524(a) , the most common reasons include instances where the Lender:
a. Failed to comply materially with a Loan Program Requirement;
b. Failed to make, close, service or liquidate the loan in a prudent manner;
c. Placed SBA at risk through improper action or inaction;
d. Failed to disclose a material fact to SBA in a timely manner; or
e. Misrepresented a material fact to SBA regarding the loan.
Note: As set out in Chapter 22 (7(a) Guaranty Purchase), Paragraph
A.1., Lenders must demonstrate that SBA is obligated to purchase the
guaranteed portion of the loan by providing credible evidence that
the loan was made, closed, serviced and liquidated in a commercially
reasonable manner consistent with SBA Loan Program Requirements
and prudent lending practices.
B. Who May Approve Denial of Liability Recommendations
Recommendations that SBA deny liability on a 7(a) Loan guaranty, in whole or in
part, must be approved by the Associate Administrator for Capital Access
("AA/CA"), who may request an opinion from the Office of General Counsel
("OGC"). Recommendations that SBA commence litigation against a Lender to
recover funds already paid on a guaranty must be approved by the AA/CA and
include OGC concurrence.
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C. Loss Attributable to Lender
1. Material Loss or Harm to Program Integrity
Generally, SBA does not deny liability on a 7(a) Loan guaranty unless the
Lender's actions or omissions caused, or could cause, a Material Loss on the
loan. SBA may, however, deny liability on a guaranty in the absence of an
actual or potential Material Loss if the Lender's misconduct is deemed material
to the soundness and integrity of the 7(a) Program, such as, for example, if the
loan was ineligible for SBA financing, the Lender failed to disclose or
misrepresented a material fact to SBA, or the Lender breached SBA’s conflict
of interest regulations.
2. Amount of Loss on Collateral
The amount of a loss related to collateral should be based on the collateral's
Recoverable Value. Therefore, both the adequacy of the Lender's Post-default
Appraisal required by Chapter 7 and the reasonableness of the deductions that
the Lender used to establish the Recoverable Value pursuant to Chapter 2
must be reviewed in order to determine the amount of the loss. If the Lender
failed to obtain a Post-default Appraisal, SBA may base the amount of the loss
on a percentage of the value that the Borrower assigned to the collateral when
it applied for the SBA Loan.
3. Projected Loss
If a significant, but not yet quantified loss appears likely, the SBA Loan Center
should encourage the Lender to withdraw its guaranty purchase request and to
resubmit it when the Lender has completed the liquidation process.
D. Repairs
1. General
As set forth in Chapter 2 (Definitions), the term Repair means an agreement
between SBA and a 7(a) Lender as to a specific dollar amount to be deducted
from the funds SBA pays on the Lender 's guaranty in order to fully
compensate SBA for an actual or anticipated loss caused by the Lender.
2. Repair Amount
The net amount of a Repair must be a specific dollar amount that fully
compensates SBA for the actual or anticipated loss caused by the Lender.
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Generally, it is determined by multiplying the dollar amount of the loss caused
by the Lender by SBA's guaranty percentage of the loan.
3. When a Repair is Inappropriate
A Repair is never appropriate and must not be pursued if the Lender's actions
or omissions caused a total or near total loss on the loan, or if the Lender's
misconduct is deemed material to the integrity and soundness of the 7(a)
Program.
4. Impact of Repair on Guaranty Percentage
A Repair does not reduce the percent of the loan guaranteed by SBA or SBA’s
pro-rata share of expenses or recoveries.
E. Partial Denial of Liability
A partial denial of liability is justified if a purchase review indicates that the Lender's
actions or omissions caused, or could cause, a Material Loss but less than a total, or
near total, loss on the loan. If the SBA Loan Center recommends a partial denial of
liability, it should proceed as follows:
1. Notice to Lender of Partial Denial of Liability Recommendation
Before seeking AA/CA approval of its recommendation to partially deny
liability or to commence litigation against the Lender to recover funds already
paid on the guaranty, the SBA Loan Center should attempt to reach an
agreement with the Lender as to the amount of a Repair or the amount of the
guaranty purchase disbursement that should be reimbursed by the Lender.
2. Procedure When Lender Agrees to Adequate Repair
If a pre-purchase review indicates that a partial denial of liability is justified
and the Lender agrees to an adequate Repair, the SBA Loan Center should:
a. Obtain approval pursuant to the Rule of Two of the proposed Loan
Action, i.e., acceptance of the negotiated Repair;
b. Enter the Repair code in the Guaranty Purchase Tracking System
("GPTS") along with the net dollar amount of the Repair; and
c. Disburse to the Lender an amount that reflects the guaranteed portion
of the loan minus the net dollar amount of the Repair.
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3. Procedure When Lender Will Not Agree to Adequate Repair
If a pre-purchase review indicates that a partial denial of liability is justified,
but the Lender will not negotiate in good faith or agree to an adequate Repair,
the SBA Loan Center should:
a. Obtain approval pursuant to the Rule of Two of the proposed Loan
Action, i.e., recommending that the AA/CA approve a partial denial of
liability on the guaranty in the estimated dollar amount of the loss to
SBA caused by the Lender;
b. Provide the Lender with written notice of the SBA Loan Center's
recommendation;
c. Update the GPTS; and
d. Send the recommendation along with the loan file to OFA.
4. Procedure When Lender Agrees to Reimburse SBA
If a post-purchase review indicates that recovery of a portion of the funds
already paid on the guaranty is justified and the Lender agrees to reimburse
SBA, the SBA Loan Center should:
a. Obtain approval pursuant to the Rule of Two of the proposed Loan
Action, i.e., repayment by the Lender of the negotiated amount of the
guaranty purchase disbursement;
b. Enter the net voluntary repayment amount and reason code in the
GPTS;
c. Instruct the Lender to send a check for the net dollar amount of the
repayment to the SBA Loan Center; and
d. Code the Lender's check "T/C 375" and send it to the Denver Finance
Center with the loan number and the comment "Repayment of
Guaranty Purchase Disbursement."
5. Procedure When Lender Will Not Agree to Reimburse SBA
If a post-purchase review indicates that recovery of a portion of the funds
already paid on the guaranty is justified, but the Lender will not negotiate in
good faith or agree to reimburse SBA, the SBA Loan Center should:
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a. Obtain approval pursuant to the Rule of Two of the proposed Loan
Action, i.e., recommending that the AA/CA, with OGC concurrence,
approve commencement of litigation against the Lender to recover the
estimated dollar amount of the loss to SBA caused by the Lender;
b. Provide the Lender with written notice of the SBA Loan Center's
recommendation;
c. Update the GPTS; and
d. Send the recommendation along with the loan file to OFA.
F. Full Denial of Liability
A full denial of liability is justified if a purchase or other review indicates that the
Lender's actions or omissions: caused an actual or anticipated total or near total loss
on the loan; resulted in SBA guarantying an ineligible loan; or are deemed material to
the soundness or integrity of the 7(a) loan program. If the SBA Loan Center
recommends a full denial of liability, it should proceed as follows:
1. Notice to Lender of Full Denial of Liability Recommendation
Before seeking AA/CA approval of its recommendation to deny liability in
full or to commence litigation against the Lender to recover funds already paid
on the guaranty, the SBA Loan Center should notify the Lender in writing of
its alternative, i.e., voluntary cancellation of SBA's guaranty, or, if SBA has
already purchased the guaranteed portion of the loan, reimbursement of the
amount paid.
2. Procedure if Lender Agrees to Voluntarily Cancel Guaranty
If a pre-purchase or other review indicates that a full denial of liability is
justified and the Lender agrees that cancellation of SBA's guaranty is
appropriate, the SBA Loan Center should:
a. Obtain the Lender's concurrence to SBA's cancellation of the guaranty;
b. Document that the Lender agreed to voluntary cancellation of SBA's
guaranty in a Loan Action Record;
c. Enter the voluntary cancellation and reason code in GPTS if the
cancellation is done in connection with a purchase request; and
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d. Instruct the Denver Finance Center to classify the loan as "Paid in
Full" with termination code "D" to indicate denial of liability.
3. Procedure if Lender Will Not Voluntarily Cancel Guaranty
If a pre-purchase review indicates that a full denial of liability is justified, but
the Lender will not agree to voluntarily cancel SBA's guaranty, the SBA Loan
Center should:
a. Obtain approval pursuant to the Rule of Two of the proposed Loan
Action, i.e., recommending that the AA/CA approve a full denial of
liability on the guaranty;
b. Provide the Lender with written notice of the SBA Loan Center's
recommendation;
c. Update the GPTS; and
d. Send the recommendation along with the loan file to OFA.
4. Procedure if Lender Agrees to Reimburse SBA
If a post-purchase review indicates that a full denial of liability is justified and
the Lender agrees to reimburse SBA for the full amount paid on the guaranty,
the SBA Loan Center should:
a. Document the Lender's decision to reimburse SBA for the full amount
paid on the guaranty in a Loan Action Record;
b. Update the GPTS; and
c. Instruct the 7(a) Lender to reimburse SBA by paying the amount due
on-line at www.pay.gov using on-line SBA Form 172, which should be
completed by entering the phrase "Principal Only" at the top of the
form, the amount paid on line 11d, and the phrase "Repayment of
Guaranty Purchase T/C 375" in Box 13.
5. Procedure if Lender Will Not Agree to Reimburse SBA
If a post-purchase review indicates that recovery of the full amount already
paid on the guaranty is justified, but the Lender refuses to voluntarily
reimburse SBA, the SBA Loan Center should:
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a. Obtain approval pursuant to the Rule of Two of the proposed Loan
Action, i.e., recommending that the AA/CA, with OGC concurrence,
approve commencement of litigation against the Lender to recover the
funds already paid on the guaranty;
b. Provide the Lender with written notice of the SBA Loan Center's
recommendation;
c. Update the GPTS; and
d. Send the recommendation along with the loan file to OFA.
G. Examples of Lender Deficiencies Justifying Full or Partial Denial of Liability
Listed below are examples of common Lender deficiencies that justify SBA denial of
liability in full or in part. The list is not exhaustive and is provided for guidance
purposes only.
1. Incorrect Eligibility Determination
A full denial of liability is justified if the Lender made an ineligible loan.
2. Early Default Due to Failure to Properly Make or Close Loan
A full denial of liability is almost always justified if the Lender's failure to make
or close the loan in accordance with Loan Program Requirements or prudent
lending practices contributed to or allowed an Early Default. For example,
denial is almost always justified on a PLP, Express or Pilot Loan Program loan
based on deficient underwriting if the Lender was clearly negligent in its cash
flow analysis by failing to take into account an obvious fact that could easily
affect the Borrower's ability to repay the loan, such as, if:
a. The Lender made the loan even though the Borrower's projected
expenses greatly exceeded projected revenues and the Borrower had no
other source of income; or
b. The Lender failed to justify cash flow projections for the Borrower by
comparing the projected revenue of a start-up business against an
industry standard or some other reliable measure including the
Lender's own experience making loans to similar businesses.
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3. Failure to Use IRS Transcripts to Verify Financial Information
A full denial of liability is justified if the loan involves an Early Default and the
Lender failed to provide credible evidence that it verified the Borrower's
financial information by comparing it to relevant IRS tax return transcript as
required by the version of SOP 50 10 in effect at the time the loan was
approved. Full denial may not be justified, however, if the Lender provides
credible evidence that the business failure was due to factors unrelated to any
financial difficulties that the Lender could have identified through the IRS
verification process.
Note: As set forth in SOP 50 10, delays in receiving transcripts from the
IRS do not excuse a Lender from complying with SBA's IRS tax return
verification requirements.
4. Failure to Use Loan Proceeds as Required by Loan Authorization
A full or partial denial of liability may be justified if there was a Material Loss
on the loan due to the Lender's failure to ensure that the loan proceeds were
used in accordance with the Authorization as required by the version of SOP
50 10 in effect at the time the loan was approved.
a. Examples of When Full or Partial Denial May be Justified
A full or partial denial of liability may be justified if there was a
Material Loss on the loan due to, for example:
(1) Early Default Due to Failure to Buy Key Assets
Operational problems caused by the Borrower's failure to
purchase the assets listed in the "Use of Proceeds" section of
the Loan Authorization that resulted in an Early Default; or
(2) Collateral Not Available for Liquidation
A reduced recovery because collateral required to be purchased
with the loan proceeds was not available for liquidation.
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b. Credible Evidence of Use of Proceeds
SOP 50 10 includes a list of documentation considered credible
evidence that the loan proceeds were used in accordance with the
Authorization. A Post-default Appraisal that lists the assets can also
serve as credible evidence that assets were purchased in accordance
with the Loan Authorization and available for liquidation.
c. Unacceptable Evidence of Use of Proceeds
Without corroborating documentation, an affidavit from the Borrower
or a bank statement showing only a check number and amount is not
credible evidence that the loan proceeds were used in accordance with
the Loan Authorization.
5. Failure to Verify Equity Injection
a. Early Default—Rebuttable Presumption
If there was an Early Default on the loan, the Lender's failure to verify
and properly document a material portion of an injection of cash or
non-cash assets required by the Loan Authorization raises a rebuttable
presumption that the default was caused by the lack of the injection
and a full denial of liability is almost always justified. To rebut the
presumption, the Lender must provide credible evidence that the
primary cause of the default was something other than the lack of the
required injection, e.g., the death of an irreplaceable Key Employee or
a natural disaster that destroyed the Borrower's business premises and
customer-base.
b. No Early Default—Case-by-Case Analysis Required
If there wasn't an Early Default on the loan, whether a full or partial
denial of liability is justified depends on an analysis of the relevant
facts such as the length of time the business was in operation before
the default, the cause of the business failure, and whether the Lender
provided credible evidence that the primary cause of the default was
something other than the lack of the required injection.
c. Examples of Credible Evidence of Cash Injection
Credible evidence of a cash injection includes:
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(1) Documentation showing that a check or wire transfer was
processed and that the funds were deposited into an escrow
account on the Borrower's behalf or into the Borrower's bank
account prior to the initial disbursement on the SBA Loan;
(2) Documentation showing that the injected funds were received
by the Borrower prior to the initial disbursement on the SBA
Loan, such as a copy of a signed third-party escrow settlement
statement showing the disbursement on behalf of the Borrower
or the Borrower's bank account statement showing the deposit
of the injected funds.
d. Examples of Unacceptable Evidence of a Cash Injection
Without corroborating documentation, a promissory note, gift letter or
financial statement is not credible evidence of a cash injection.
e. Examples of Credible Evidence of Proper Source of Injection
SOP 50 10 requires Lenders to verify the source as well as the
existence of an equity injection. Examples of credible evidence that an
equity injection came from a source consistent with SBA Loan
Program Requirements and prudent lending practices include:
(1) A gift letter from an identified credible source that includes the
amount and date of the gift and releases the Borrower from any
obligation to repay the donor, along with corroborating
evidence that the gift amount was actually remitted to the
Borrower, such as a copy of the Borrower's bank account
statement dated prior to the initial loan disbursement
documenting a cash deposit in the amount of the gift;
(2) A home equity loan agreement plus a statement of account
showing funds were drawn for the cash injection and paid into
the Borrower's bank account along with credible evidence that
the home equity loan would be repaid from sources other than
the Borrower's cash flow;
(3) Shareholder note and full standby agreement along with
corroborating evidence that the note amount was actually
remitted to the Borrower, such as a copy of the Borrower's
bank account statement dated prior to the initial loan
disbursement documenting a cash deposit in the amount of the
note;
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(4) Business-related expenditures on behalf of the Borrower made
with a principal's own funds within six months of the
Borrower's loan application to the Lender that are supported by
paid receipts or processed checks showing the nature of the
expenditures; or
(5) A deposit into the Borrower's bank account made by an
Associate of the Borrower supported by bank account
statements for at least two months prior to the loan application
showing that the Associate had the funds to make the required
injection along with corroborating evidence that the funds were
actually remitted to the Borrower, such as a bank account
statement dated shortly before the initial loan disbursement
showing the deposited funds.
Note: Large unexplained deposits should always be questioned
and the source of the funds documented.
f. Examples of Credible Evidence of an Asset Injection
Credible evidence of an asset injection includes escrow settlement
statements, receipts or cancelled checks along with corroborating
documentation such as corresponding deeds to the Borrower, or
invoices marked "Paid" showing that the Borrower acquired the assets
needed for the injection within six months of the Borrower's loan
application to the Lender, plus credible evidence that the assets were
available for use by the Borrower.
6. Failure to Obtain Required Lien Position
A full or partial denial of liability is justified if the Lender failed to obtain the
lien position on the collateral required by the Loan Authorization and that
failure caused, or could cause, a Material Loss on the loan. The amount of the
loss should be based on the aggregate Recoverable Value that the collateral
would have had if the Lender had obtained the required lien position.
7. Failure to Prepare and Use an Adequate List of Collateral
A full or partial denial of liability is justified if the Lender failed to prepare and
utilize an adequate list of the collateral and that failure caused, or could cause,
a Material Loss on the loan. The amount of loss should be based on the
aggregate Recoverable Value that the collateral would have had if the Lender
had prepared and utilized an adequate list.
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Note: Prudent lending practices require lenders to attach a list, which
reasonably describes the collateral, to the lender's security agreement and
U.C.C. financing statement to ensure that (1) a security interest "attaches" to
the collateral, i.e., that the lender obtains a lien on the items; and (2) the lien is
"perfected," i.e., that the lender establishes the priority of its lien over those of
competing creditors.
a. Example of When a Full or Partial Denial Is Justified
A full or partial denial of liability is justified if the collateral required by
the Loan Authorization was present at default, but due to the Lender's
failure to prepare an adequate list of the collateral when the loan was
made, the Lender was unable to enforce its security interest against the
Borrower, a trustee in bankruptcy, or a competing creditor, and that
failure caused, or could cause, a Material Loss on the loan.
b. Example of When a Full or Partial Denial Is Not Justified
A full or partial denial of liability is not justified despite the Lender's
failure to prepare an adequate list of collateral when the loan was made,
if all of the collateral required by the Loan Authorization was present at
default and liquidated, and all of the proceeds were applied to the loan
balance, and as a result, there was no Material Loss on the loan.
8. Failure to Conduct a Post-default Site Visit
A full or partial denial of liability is justified if the Lender failed to conduct a
post-default site visit in a prudent and commercially reasonable time and
manner and as a result of that failure, collateral disappeared or declined in
value and caused, or could cause, a Material Loss on the loan. The amount of
loss should be based on the aggregate Recoverable Value of the collateral that
was not available for liquidation or the aggregate amount by which the
collateral declined in value due to the Lender's failure to properly conduct a
timely site visit. (See Chapter 8 for information on site visits.)
Note: A U.C.C. sale conducted at the debtor's business premises where the
machinery and equipment is set up, connected to an appropriate power
source, and can easily be inspected and tested will usually produce a
significantly higher recovery than a sale of the same collateral held off-site
after it has been dismantled and moved to a storage facility because the lender
failed to conduct a timely site visit and make arrangements with the landlord
to conduct an on-site U.C.C. sale.
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9. Failure to Liquidate in a Commercially Reasonable Manner
A full or partial denial of liability is justified if the Lender failed to liquidate the
loan in a commercially reasonable and prudent manner and the failure caused,
or could cause, a Material Loss on the loan. For example, a full or partial
denial of liability is justified if the Lender:
a. Failed to act in a timely manner to safeguard the collateral until it could
be liquidated;
b. Permitted a substantial decline in the value of collateral to occur
because of unnecessary delays or mismanagement of the liquidation
process;
c. Failed to account for items listed on the Lender's pre-closing collateral
list but not on the Lender's post-default inventory of collateral; or
d. Failed to account for items listed on the Lender's post-default site visit
inventory and appraisal that were not included in the liquidation sale.
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Effective Date: November 15, 2010 178
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Chapter 24.
Prepayment of 504 Loans and Debentures
________________________________________________________________________
A. General
This chapter covers prepayment of 504 Loans and debentures. The procedures for
prepayment are the same for all 504 Loans including those that have not been
classified in liquidation status. For prepayment policies and procedures regarding 503
loans, see the SBA regulations and SOPs in effect at the time the 503 loan was made,
i.e., prior to 1987.
B. When 504 Loans and Debentures Can Be Prepaid
1. When a Borrower Can Prepay a 504 Loan
Generally, if a Borrower provides the CDC with 45 days prior written notice,
the Borrower can prepay a 504 Loan on the third Thursday of any month.
(See the CDC Note (SBA Form 1505) and the Servicing Agent Agreement (SBA
Form 1506).)
2. When a CDC Can Prepay a Debenture
Generally, if a CDC provides SBA with at least 30 days written notice, the
CDC can prepay a debenture sold to fund a 504 Loan on any semi-annual
debenture payment date prior to the debenture maturity date. (See the
Development Company 504 Debenture (SBA Form 1504).)
C. Prepayment Amount
1. 504 Loan Prepayment Amount
Full, but not partial, prepayment of a 504 Loan is allowed. Pursuant to 13
C.F.R. § 120.940, the terms of the CDC Note (SBA Form 1505) and the
Servicing Agent Agreement (SBA Form 1506), to prepay the 504 Loan, the
Borrower must pay the sum of all of the following amounts due and owing
through the date of the next semi-annual debenture payment:
a. Principal balance;
b. Interest;
c. SBA guaranty fees;
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d. Central servicing agent ("CSA", currently Colson Services Corp.) fees;
and
e. Prepayment premium, if owed.
2. Debenture Prepayment Amount
Pursuant to the terms of the Development Company 504 Debenture (SBA Form
1504), to prepay the debenture the CDC must pay the sum of all of the
following amounts due and owing through the date of the next semi-annual
debenture payment:
a. Outstanding principal balance of the debenture;
b. Interest accrued and unpaid to the prepayment date; and
c. Prepayment premium, if owed.
Note: If the Borrower wires the correct amount to prepay the 504 Loan, the
CDC should have sufficient funds to prepay the corresponding debenture.
3. Prepayment Premium Amount
Pursuant to the terms of the CDC Note (SBA Form 1505), Borrowers who
prepay during the first half of the term of the 504 Loan must pay a
prepayment premium. The formula for determining the amount of the
prepayment premium is specified in the corresponding Development Company
504 Debenture (SBA Form 1504).
D. Procedure for Prepayment of 504 Loans and Debentures
When the Borrower provides notice that it wishes to prepay a 504 Loan, proceed as
follows:
1. Document the Loan Action
If SBA is servicing the 504 Loan, document the proposed Loan Action, i.e.,
prepayment of the 504 Loan and the corresponding debenture.
2. Obtain CSA's Estimate of Prepayment Amount
Obtain an estimate of the amount required to prepay the debenture via the
CSA's Web site at www.colsonservices.com or by faxing a Workup Request
Form to the CSA at (212) 313-0163.
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3. Schedule Prepayment with CSA
Schedule a date for prepayment of the debenture via the CSA's Website at
www.colsonservices.com or by faxing a Workup Request Form to the CSA at
(212) 313-0163. The request must be received by the CSA at least eight
calendar days prior to the requested prepayment date.
4. Send Borrower Prepayment Instructions
Advise the Borrower of the estimated prepayment amount; and provide the
Borrower with information regarding the prepayment process.
5. Obtain Exact Prepayment Amount from CSA
Obtain the exact prepayment amount, which should be available after the
sixth business day of the month of prepayment, from the CSA's Web site at
www.colsonservices.com.
6. Instruct Borrower to Wire Prepayment Funds to CSA
Notify the Borrower of the exact prepayment amount and instruct the
Borrower to wire the necessary funds to the CSA no later than noon Eastern
Standard Time on the third Thursday of the month in which the prepayment
is scheduled.
Note: The CSA will not accept checks. Further, if the CSA does not
receive the correct amount on time, it will terminate the transaction and
reschedule the prepayment to the next semi-annual debenture payment
date, which could result in the need for additional funds.
7. Notify CSA When Prepayment Requirements Met
Notify the CSA when the prepayment procedures listed in Subparagraphs 1
through 6 above have been met. The notice may be faxed to (212) 313-0163
or sent via www.colsonservices.com and must be received by the CSA at least
eight calendar days prior to the requested prepayment date.
8. Release the Collateral
After receipt of written confirmation from the CSA that the debenture has
been prepaid in full, endorse the Note as "Paid in Full" and release the
collateral securing the 504 Loan.
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9. Close the 504 Loan File
Close the 504 Loan file upon receipt of the cancelled debenture from the
trustee, currently the Bank of New York, who will return it after the next
semi-annual debenture payment date.
E. Cancelling or Rescheduling Prepayment Date
Once a prepayment date has been scheduled, if it appears that the debenture cannot
be prepaid as planned, notify the CSA as soon as possible; and follow the procedural
steps as outlined in Paragraph D above to reschedule the prepayment.
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Chapter 25.
Debenture Purchase
________________________________________________________________________
A. General
This chapter covers the purchase of debentures guaranteed by SBA when the
corresponding 504 Loan is classified in liquidation status. For policies and procedures
regarding 503 loans, see the SBA regulations and SOPs in effect at the time the loan
was made, i.e., prior to 1987.
B. When CDC Required to Request Purchase
A CDC must promptly request that SBA purchase the debenture if the 504 Loan is
three months or more past due. (13 C.F.R. § 120.970(f)) To request that SBA
purchase a debenture, the CDC must send a written request to the appropriate SBA
Loan Center, which includes the reason for the debenture purchase request and an
explanation of why pre-debenture purchase workout options are not feasible. (See
Chapter 11 for information regarding workouts.)
C. When SBA Required to Purchase
If the Note evidencing the 504 Loan is accelerated, SBA is required to purchase the
debenture sold to fund the loan, (13 C.F.R. § 120.970(f)), since acceleration of the
Note causes the corresponding debenture to become immediately due and payable in
full to the investor.
D. Purchase Amount
To purchase a debenture, SBA is required to pay the balance due on the debenture
plus interest through the next semi-annual debenture payment date—but not the
prepayment premium.
Note: When SBA purchases a debenture, it does not add the amount attributable to
pre-paid interest to the balance of the 504 Loan.
E. SBA Procedure for Purchasing Debentures
1. Obtain Authorization to Purchase the Debenture
Obtain approval by the Rule of Two of the proposed Loan Action, i.e.,
classification of the loan in liquidation status; purchase of the debenture; wire
transfer of funds by the Denver Finance Center to the CSA; and termination
of CSA servicing.
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2. Schedule the Debenture Purchase
SBA can purchase a debenture at any time. It is not necessary for SBA to wait
until the month before a debenture's semi-annual payment date to purchase a
debenture. Generally, however, SBA Loan Centers schedule debenture
purchases between the 1st and 11th business days of the month by creating and
downloading an MS Excel spreadsheet on the CSA Web site located at
www.colsonservices.com and emailing the spreadsheet to the CSA and the
trustee (currently The Bank of New York).
3. Obtain Exact Debenture Purchase Amount
After the SBA Loan Center has emailed the spreadsheet to the trustee, the
trustee will furnish the CSA with the balance due on the debenture plus
interest through the next semi-annual debenture payment date for each 504
Loan listed on the spreadsheet. Thereafter, the CSA will update its computer
system with the information supplied by the trustee and send an email to the
Denver Finance Center that includes one claim letter for each group of 504
Loan debentures scheduled to be purchased on or before a specified semi-
annual payment date.
4. Purchase Debenture
The CSA's claim letter is paid by the Denver Finance Center.
5. Send Notice of Purchase to CDC
The SBA Loan Center should provide the CDC with notice that the debenture
has been purchased and the information regarding the revised accounting
information on the 504 Loan set forth in Paragraph F below.
F. Impact of Debenture Purchase on 504 Loan
Purchase of the debenture results in several changes with regard to the 504 Loan
including the following:
1. CSA Servicing Terminated
Currently, the CSA does not provide accounting services with regard to the
504 Loan after the debenture has been purchased. For up-to-date information
on services that are provided, see the CSA's Web site at
www.colsonservices.com.
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2. Fees Eliminated
All debenture-related fees are eliminated, including CSA fees and CDC
servicing fees. Provided, however, that with regard to 504 Loans returned to
servicing pursuant to an approved workout agreement, if the loan was
approved on or after October 1, 2009 and the debenture has been purchased,
the CDC may receive a servicing fee equivalent to the servicing fee paid prior
to debenture purchase, which will be paid by the Borrower in addition to the
payments required under the terms of the workout agreement. (See Chapter
11 for information on workouts.)
3. Prepayment Premium Eliminated
The prepayment penalty is eliminated unless the loan was made under the 503
loan program, in which case the prepayment penalty is added to the principal
balance of the loan.
4. Loan Modification Possible
The terms and conditions of the 504 Loan may be substantially modified if
necessary to maximize recovery on the loan.
5. Remittance of Payments and Recoveries to SBA
Because the CSA is no longer involved, all loan payments and liquidation
recoveries must be remitted to SBA.
6. New Loan Number Assigned
A new SBA Loan number is assigned to the 504 Loan and must be used when
requesting information or approval of proposed Loan Actions.
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Effective Date: November 15, 2010 186
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Chapter 26.
Reimbursement of Loss on PCLP Debentures
________________________________________________________________________
A. PCLP CDC’s Duty to Reimburse SBA
Unless a higher percentage is required by the applicable Loan Program Requirements,
a PCLP CDC must reimburse SBA for 10% of any loss suffered by SBA as a result of
a default on a 504 Loan funded by a PCLP debenture. (13 C.F.R. § 120.847(a)) The
PCLP CDC may use its Loan Loss Reserve Fund ("LLRF") for this purpose.
B. Amount of Reimbursement Obligation
After a PCLP CDC has submitted its Wrap-up Report, (or when SBA otherwise
determines that the PCLP CDC has exhausted all reasonable collection efforts), the
SBA Loan Center should take the following steps to calculate the amount of SBA's
loss and the PCLP CDC's reimbursement obligation:
1. Request a transcript of account for the 504 Loan from the Denver Finance
Center that includes only transactions involving payment or receipt of cash by
SBA;
2. Calculate SBA's loss by adding together the amount of principal and interest
owed by the Borrower immediately after SBA purchased the debenture and
any Recoverable Expense paid by SBA; and deducting from that total, the
amount of any recovery SBA received after purchasing the debenture; and
3. Calculate the dollar amount of the PCLP CDC's reimbursement obligation by
multiplying the dollar amount of SBA's loss by .10.
C. Notification of Reimbursement Obligation
The SBA Loan Center should notify the PCLP CDC of its calculations in a letter that
sets out:
1. The amount of the PCLP CDC's reimbursement obligation;
2. The deadline for payment, i.e., within 30 days of the date of the letter;
3. How the reimbursement amount was calculated (a copy of the transcript of
account and supporting documentation should be included); and
4. The PCLP CDC's appeal rights pursuant to 13 C.F.R. § 120.847(h)(2) set forth
in Paragraph D below.
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D. Appeal Process
The final decision of an SBA Loan Center Director or designee regarding the
calculation of SBA's loss and the PCLP CDC's reimbursement obligation may be
appealed to the Director of the Office of Financial Assistance who will consult with
the Director of the Office of Credit Risk Management, provided that: (1) the PCLP
CDC reimbursed SBA for 10% of any loss amount that is not in dispute within 30
days of the date of SBA's notification letter; and provided further that (2) the appeal:
(a) is in writing; (b) includes a copy of the notification letter and supporting
documents; (c) states the reason why the calculations are believed to be incorrect; and
(d) is submitted within 30 days of the date of the notification letter. (13 C.F.R. §
120.847(h)(2))
E. Payment Deadline
The PCLP CDC must reimburse SBA no later than 30 days after SBA's notification
of the reimbursement obligation or issuance of a final decision on the PCLP CDC's
appeal of the SBA Loan Center's decision. (13 C.F.R. § 120.847(h)(1))
F. SBA's Right to LLRF
In addition to any other action available to SBA, if the PCLP CDC does not satisfy its
entire reimbursement obligation within 30 days after SBA's notification of the
reimbursement obligation or the issuance of a final decision on a PCLP CDC's appeal
of the SBA Loan Center's decision, SBA may cause funds in the PCLP CDC's LLRF
to be transferred to SBA to cover the PCLP CDC's reimbursement obligation. (13
C.F.R. § 120.847(i))
Effective Date: November 15, 2010 188