§ 103.36 What options and remedies does the lender have if the borrower defaults on the loan? ( a ) The lender may grant the borrower a temporary forbearance, even beyond any default cure periods specified in the loan documents, if doing so is likely to result in the borrower curing the default. However, BIA must approve in writing any forbearance or other agreement that: ( 1 ) Permanently modifies the terms of the loan in any manner indicated by § 103.34(a);
( 2 ) Would allow the borrower's default to extend beyond the deadline established in § 103.36(d) for the lender to elect a remedy; or
( 3 ) Is not likely to result in the borrower curing the default.
( b ) The lender may make precautionary advances on the borrower's behalf during the default, if doing so is reasonably necessary to ensure that loan recovery prospects do not significantly deteriorate. Items for which the lender may make precautionary advances include, for example: ( 1 ) Hazard, liability, or key man life insurance premiums;
( 2 ) Security measures to safeguard abandoned business assets;
( 3 ) Real or personal property taxes;
( 4 ) Corrective actions required by court or administrative orders; or
( 5 ) Essential maintenance.
( c ) BIA will guaranty or insure the amount of precautionary advances from the date of each advance to the same extent as other amounts due under the loan, if: ( 1 ) The borrower has demonstrated its inability or unwillingness to make the payment or perform the duty that jeopardizes loan recovery, including by undue delay in making the payment or performing the duty;
( 2 ) The total expense of all precautionary advances by the lender does not at the time of the advance exceed 10 percent of the outstanding principal balance of the loan;
( 3 ) Where loan document provisions do not require the borrower to repay precautionary advances (however termed) when made by the lender, or where the total expense of all precautionary advances by the lender will exceed 10 percent of the outstanding principal balance of the loan when made, the lender secures BIA's prior written approval; and
( 4 ) The lender properly claims and documents all precautionary advances, if and when it submits a claim for loss under § 103.37.
( d ) If the default remains uncured, the lender must send BIA a written notice by certified mail (return receipt requested), or by a nationally-recognized overnight delivery service (signature of recipient required) within 90 calendar days of the default to select one of the following remedies: ( 1 ) In the case of a guaranteed loan, the lender may submit a claim to BIA for its loss;
( 2 ) In the case of either a guaranteed or insured loan, the lender may liquidate all collateral securing the loan, and upon completion, if it has a residual loss on the loan, it may submit a claim to BIA for that loss; or
( 3 ) The lender may negotiate a loan modification agreement with the borrower to permanently change the terms of the loan in a manner that will cure the default. If the lender chooses this remedy, it may take no longer than 45 calendar days from the date BIA receives the notice of remedy selection to finalize a loan modification agreement and secure BIA's written approval of it, unless BIA specifically extends this deadline in writing. However, the lender may at any time before the expiration of the 45-day period (or any extension thereof) change its choice of remedy by sending BIA a notice otherwise complying with § 103.36(d)(1) or (2). If the lender fails to send BIA a notice changing its choice of remedy and does not finalize an approved loan modification agreement within the 45-day period (or any extension thereof), the lender's only permissible remedy under the Program will be to pursue the procedure specified in § 103.36(d)(2).
( e ) Failure by the lender to provide BIA with notice of the lender's election of remedy within 90 calendar days of the default, as indicated in § 103.36(d), will invalidate BIA's loan guaranty certificate or insurance coverage for that particular loan, absent an express waiver of this provision by BIA. BIA may preserve the validity of a loan guaranty certificate or insurance coverage through waiver of this provision only when BIA determines, in its discretion, that: ( 1 ) The lender consistently has acted in good faith, and
( 2 ) The lender's failure to provide timely notice either: ( i ) Has not caused any actual or potential prejudice to BIA; or
( ii ) Was the result of the lender relying upon specific written advice from a BIA official.