Foreclosure Process & Forms - Texas Continuing Legal …

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 ? 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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