Foreclosure Process & Forms - TexasBarCLE

FORECLOSURE PROCESS

AND

FORMS

G. TOMMY BASTIAN

Barrett Burke Wilson Castle Daffin & Frappier, L.L.P.

15000 Surveyor Boulevard, Suite 100

Addison, Texas 75001

Phone: (972) 341-0539

Fax: (972) 341-0734

e-mail: tommyb@

State Bar of Texas

STATE BAR COLLEGE

¡°SUMMER SCHOOL¡± COURSE

July 19 ¨C 21, 2007

Galveston

CHAPTER 23

G. TOMMY BASTIAN

Barrett Burke Wilson Castle Daffin & Frappier, L.L.P.

15000 Surveyor Blvd., Ste. 100

Addison, Texas 75001

(972) 341.0500 Telephone

(972) 341.0734 Facsimile

tommyb@

BIOGRAPHICAL INFORMATION

EDUCATION

B.A., Howard Payne University

J.D., Texas Tech Law School

U.S. Army Command & General Staff College

U.S. National Defense University

PROFESSIONAL ACTIVITIES

Board Certified: Residential Real Estate Law, Texas Board Legal Specialization

Member: American Bar Association, Real Property & Probate; Litigation Sections

Member: Texas Bar Association, Real Property & Probate; Litigation Sections

Member: Mortgage Bankers Association, Legislative Committee

Member: Texas Mortgage Bankers Association, Vice Chair Government Relations Committee;

Vice Chair Education Committee

Member: Texas Land Title Association, Seminar, Judiciary and Legislative Committee; Master

Indemnity Task Force

Member: Supreme Court Reverse Mortgage Task Force

LAW RELATED PUBLICATIONS, ACADEMIC APPOINTMENTS, AND HONORS

Author: National Mortgage Service Reference Director: Texas Edition 1991-Present

Author: Texas Mortgage Lending Law & Practice Deskbook: Servicing Edition 1998-Present

Author: ¡°Trouble Stirs for Debt Collectors,¡± Servicing Management, Vol. 15, No. 3, Oct. 2003

Author/Speaker: ¡°Probate When the Mortgagor is Deceased,¡± Texas Land Title and St. Mary¡¯s

Law School Institute, Dec. 1992

Author/Speaker: ¡°Mortgage Foreclosure in Texas,¡± Texas Land Title and St. Mary¡¯s

Law School Institute, Dec. 1993

Author: ¡°Fair Debt Collection Practices Act,¡± State Bar of Texas Bankruptcy Advanced Course,

1997

Author/Speaker: ¡°The Republic of Texas,¡± 27th Annual County & District Clerk Continuing

Education Seminar, March 1999

Author/Speaker: ¡°Practical Foreclosure Tips for Texas Real Estate Loans,¡± Mortgage Lending

Institute, Univ. of Texas, Sept. 1999

Author/Speaker: ¡°Republic of Texas Liens,¡± Texas Land Title & St. Mary¡¯s Law School

Institute, Dec. 1999

Author/Speaker: The Republic of Texas,¡± 28th Annual County & District Clerk Continuing

Education Seminar, Mar. 2000

Author/Speaker: ¡°How to Avoid Liability as a Substitute Trustee,¡± South Texas College of Law

Real Estate Law Conference, May 2000

Author/Speaker: ¡°Black Mold and the Mortgage Servicer,¡± Texas Mortgage Bankers Seminar,

Apr. 2002

Author/Speaker: ¡°10 Ways to Avoid a Wrongful Foreclosure,¡± South Texas Real Estate Law

Conference

Author/Speaker: ¡°MERS: What Is It?¡± Texas Land Title and St. Mary¡¯s Law School Institute,

Dec. 2002

Author/Speaker: 78th Session Legislative Change: Texas Mortgage Bankers Association,

Feb. 2003

Author/Speaker: ¡°From Demand to Sale and Everything in Between,¡± Texas Saving &

Community Bankers Associates & Independent Bankers Association,

Mar. 2003

Author/Speaker: ¡°Remedies in Foreclosure,¡± Advanced Real Estate Remedies Workshop,

May 2003

Author/Speaker: ¡°Mortgage Electronic Registration System,¡± South Texas College of Law Real

Estate Conference, May 2003

Author/Speaker: ¡°Real Estate Remedies,¡± Law Seminar International, May 2003

Author/Speaker: ¡°Texas Rules of Civil Procedure 735 & 736,¡± Texas Association for Court

Administration, Sept. 2003

Author/Speaker: ¡°Mobile Homes in Texas,¡± Carolina Mortgage Banking Seminar, Sept. 2003

Author/Speaker: ¡°Does Foreclosure Require Bankruptcy?¡± State Bar of Texas Advanced

Consumer Bankruptcy Course, Sept. 2003

Author/Speaker: ¡°Foreclosure and Workouts Involving Farm & Ranch Issues,¡± Texas Land Title

and St. Mary¡¯s Law School Institute, Dec. 2003

Author/Speaker: ¡°Farm and Ranch Foreclosures,¡± State Bar of Texas Real Estate Advanced

Course, Dec. 2003

Author/Speaker: ¡°Bankruptcy and Foreclosure,¡± Texas Land Title DFW Regional Seminar, 2003

Author/Speaker: ¡°Manufactured Housing,¡± Mortgage Bankers Association National Servicing

Conference, Feb. 2004

Author/Speaker: ¡°Title Cures,¡± Texas Land Title School, Mar. 2004

Author/Speaker: ¡°MERS,¡± REOMAC Education Conference, Mar. 2004

Author/Speaker: ¡°MERS,¡± Fidelity National Title Agents Education Seminar, June 2004

Author/Speaker: ¡°Servicemember Civil Relief Act,¡± UT Mortgage Lending Institute, Sept. 2005

Author/Speaker: ¡°Foreclosure Primer,¡± Texas Association of Bank Counsel, Oct. 2005

Author/Speaker: ¡°Mortgage Elimination Scams,¡± ¡°Tax Liens,¡± ¡°MERS,¡± Texas Land Title

Association, Oct. 2005

Author/Speaker: ¡°Foreclosure Forms,¡± State Bar of Texas Advanced Real Estate Drafting

Course, March 2006

Course Director: Advanced Real Estate Course, State Bar of Texas, June 2006

Author/Speaker: ¡°Unique Foreclosure Forms,¡± State Bar College ¡°Summer School¡±, July 2006

TABLE OF CONTENTS

I.

INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

II.

BACKGROUND . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

A. MERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

B.

DEAD DEBTORS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

C.

REPUBLIC OF TEXAS (¡°ROT¡±) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

III. TEXAS FORECLOSURE LAW. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

IV.

THE FORMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

A. MERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24

B.

DEAD DEBTOR VENDOR¡¯S LIEN SUIT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

C.

REPUBLIC OF TEXAS (¡°ROT¡±) PETITION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35

D. HOME EQUITY RULE 736 APPLICATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

E.

HOME EQUITY JUDICIAL FORECLOSURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46

F.

SALES FORMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

G. QUALIFIED WRITTEN REQUEST RESPONSE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53

H. FDCPA DEMAND . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54

I.

HOUSE BILL 2738. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

VI. THE OFFER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58

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