B 2100A (Form 2100A) (12/15)

UNITED STATES BANKRUPTCY COURT

Eastern District Of Virginia 

In re Leona Q McGowan , Case No. 19-50567-SCS 

TRANSFER OF CLAIM OTHER THAN FOR SECURITY

A CLAIM HAS BEEN FILED IN THIS CASE or deemed filed under 11 U.S.C. § 1111(a). Transferee 

hereby gives evidence and notice pursuant to Rule 3001(e)(2), Fed. R. Bankr. P., of the transfer, other 

than for security, of the claim referenced in this evidence and notice.

Headlands Residential 2019-RPL1 Owner 

Trust Windsor Park Asset Holding Trust 

________________________________________ 

 Name of Transferee

________________________________________ 

 Name of Transferor

Name and Address where notices to transferee Court Claim # (if known): 11-2 

should be sent: Amount of Claim: $88,365.05 

BSI Financial Services 

1425 Greenway Drive #400 

Irving, TX 75038 

Phone: 800-327-7861 

Date Claim Filed: 07/03/2019 

Phone: 877-426-8805

Last Four Digits of Acct. #: 2506 Last Four Digits of Acct. #: 6154 

Name and Address where transferee payments

should be sent (if different from above):

BSI Financial Services 

314 S. Franklin Street 

P.O. Box 517 

Titusville, PA 16354 

Phone: 800-327-7861 

Last Four Digits of Acct. #:

I declare under penalty of perjury that the information provided in this notice is true and correct to the 

best of my knowledge and belief.

By: /s/ Keith Yacko Date: April 28, 2021 

 Transferee/Transferee’s Agent

Penalty for making a false statement: Fine of up to $500,000 or imprisonment for up to 5 years, or both. 18 U.S.C. §§ 152 & 3571. 

 

Case 19-50567-SCS Doc 34 Filed 04/28/21 Entered 04/28/21 16:29:55 Desc Main

Document Page 1 of 9
 CERTIFICATE OF SERVICE

The undersigned hereby certifies under penalty of perjury that he/she is over eighteen (18) years 

of age and that the TRANSFER OF CLAIM OTHER THAN FOR SECURITY in the above 

captioned case was this day served upon the below named persons by mailing, postage prepaid, 

first class mail or by electronic service copy of such instrument to each person, party, and/or 

counsel at the addresses shown below: 

Via U.S. Mail 

Leona Q McGowan 

1941 Kensington Drive 

Hampton, VA 23663 

Via CM/ECF electronic service:

Barry W. Spear 

Boleman Law Firm, P.C. 

272 Bendix Road 

Suite 330 

Virginia Beach, VA 23452 

Kelly Megan Barnhart 

Roussos & Barnhart, PLC 

500 E. Plume Street, Suite 503 

Norfolk, VA 23510 

R. Clinton Stackhouse, Jr. 

Office of the US Trustee, Region 4-N 

7021 Harbour View Boulevard 

Suite 101 

Suffolk, VA 23435 

 

Dated: April 28, 2021 

Respectfully submitted,

/s/ Keith Yacko 

Keith Yacko, Virginia Bar No. 37854 

McMichael Taylor Gray, LLC 

3550 Engineering Drive, Suite 260 

Peachtree Corners, GA 30092 

Telephone: (470) 289-4347 

Facsimile: (404) 745-8121 

E-mail: kyacko@mtglaw.com 

Case 19-50567-SCS Doc 34 Filed 04/28/21 Entered 04/28/21 16:29:55 Desc Main

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LEONA MCGOWAN

272 BENDIX RD SUITE

VIRGINIA BEACH VA 23452

314 S Franklin St. / Second Floor

PO Box 517

Titusville, PA 16354

800-327-7861

814-217-1366 Fax

https://myloanweb.com/BSI

NOTICE OF SERVICING TRANSFER

The servicing of your mortgage loan is being transferred to BSI Financial Services, effective 11-19-2020. The transfer of servicing does not affect

any term or condition or the mortgage loan other than terms directly related to the servicing of the loan.

WHAT THIS MEANS FOR YOU

After this date, BSI Financial Services will be collecting your mortgage loan payments from you. As referenced above, your loan number may

have changed; however, nothing else about your mortgage loan will change.

ROUNDPOINT MORTGAGE SERVICING, your prior servicer, was collecting your payments. ROUNDPOINT MORTGAGE SERVICING will not accept

any payments received by you after the day preceding 11-19-2020, at which point BSI Financial Services, as your new servicer, will start

accepting payments received from you going forward.

Customers can send all payments due on or after 11-19-2020, to BSI Financial Services at this address:

Via First Class Mail

BSI Financial Services

PO Box 679002

Dallas, TX 75267-9002

Via Priority or Overnight Mail

BSI Financial Services

Lockbox Number 679002

1200 E. Campbell Rd. Ste. 108

Richardson, TX 75081

If you have any questions for either your prior servicer, ROUNDPOINT MORTGAGE SERVICING, or your new servicer, BSI Financial Services,

about your mortgage loan or this transfer, please contact them using the information below:

Prior Servicer

ROUNDPOINT MORTGAGE SERVICING

Customer Care

PO BOX 19409

CHARLOTTE NC 28219

877-426-8805

New Servicer

BSI Financial Services

Customer Care

314 S Franklin St, 2nd Floor

Titusville, PA 16354

800-327-7861

Under Federal law, during the 60-day period beginning on the effective date of the transfer of the loan, a loan payment received by your old

servicer on or before its due date (including any grace period allowed under the mortgage loan instruments) may not be treated by the new

servicer as late, and a late fee may not be imposed on you.

Licensed as Servis One, Inc. dba BSI Financial Services BSI Financial Services BSI NMLS # 38078

Customer Care Hours: Mon. - Fri. 8:00 am to 11:00 pm (ET) and Sat. 8:00 am to 12:00 pm (ET).

If you have filed a bankruptcy petition and there is an "automatic stay" in effect in your bankruptcy case or you have received a discharge of your personal

liability for the obligation identified in this letter, we may not and do not intend to pursue collection of that obligation from you personally. If either of these

circumstances apply, this notice is not and should not be construed to be a demand for payment from you personally. Unless the Bankruptcy Court has ordered

otherwise, please also note that despite any such bankruptcy filing, whatever rights we hold in the property that secures the obligation remain unimpaired.

11-23-2020

Sent via First Class Mail

Old Account Number: 

Account Number: 

Property Address: 1941 KENSINGTON DR

HAMPTON VA 23663

Case 19-50567-SCS Doc 34 Filed 04/28/21 Entered 04/28/21 16:29:55 Desc Main

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Automatic Withdrawal Customers: If your payments are currently set for automatic withdrawal from your checking or savings account,

ROUNDPOINT MORTGAGE SERVICING will discontinue the auto-withdrawal service on 11-18-2020.

Next Steps: Please be sure to send a check to BSI Financial Services for your next payment along with the enclosed temporary coupon. If you

would like to continue having your payments automatically withdrawn, BSI Financial Services would be happy to set you up on our Automatic

Withdrawal Program (ACH). Please complete the attached Automatic Clearing House (ACH) Application and return to BSI Financial Services via

fax or mail as outlined in the application. If you need assistance in completing the application, please contact our Customer Care department at

800-327-7861.

You will be receiving a monthly statement in the mail from BSI Financial Services. The following payment options are available to make your

mortgage payment: regular mail, expedited or overnight mail such as UPS or FedEx at the addresses provided above; complete the attached

Automatic Clearinghouse Application to participate in ACH weekly, bi-weekly, or monthly; schedule a one-time or recurring payment via

https://myloanweb.com/BSI; Pay by Phone by calling 800-327-7861; and, and Western Union using the city code BSI and the state PA . We look forward to servicing your loan. Please contact us at 800-327-7861 with any questions or concerns.

Sincerely,

Customer Care Department

BSI Financial Services

NMLS # 38078; # 126672

* This is an attempt to collect a debt. Any information obtained will be used for that purpose.

Important note about insurance: If you have mortgage life or disability insurance or any other type of optional insurance, the transfer of

servicing rights may not affect your insurance because we do not service mortgage life or disability premiums. However, if you wish to retain

optional insurance, we would suggest that you contact your current optional product service provider.

Qualified Written Request - Notice of Error or Information Request

Under the Real Estate Settlement Procedures Act, a qualified written request is a written correspondence (other than notice on your payment coupon or

other payment medium supplied by us) regarding the servicing of your loan which identifies your name, account number, and the specific reasons for the

request, such as an error on your loan account or a request for information. Any qualified written request you wish to submit must be sent to:

BSI Financial Services

Attn: Qualified Written Requests

314 S Franklin Street / Second Floor

Titusville, PA 16354

Licensed as Servis One, Inc. dba BSI Financial Services BSI Financial Services BSI NMLS # 38078

Customer Care Hours: Mon. - Fri. 8:00 am to 11:00 pm (ET) and Sat. 8:00 am to 12:00 pm (ET).

If you have filed a bankruptcy petition and there is an "automatic stay" in effect in your bankruptcy case or you have received a discharge of your personal

liability for the obligation identified in this letter, we may not and do not intend to pursue collection of that obligation from you personally. If either of these

circumstances apply, this notice is not and should not be construed to be a demand for payment from you personally. Unless the Bankruptcy Court has ordered

otherwise, please also note that despite any such bankruptcy filing, whatever rights we hold in the property that secures the obligation remain unimpaired.

Case 19-50567-SCS Doc 34 Filed 04/28/21 Entered 04/28/21 16:29:55 Desc Main

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LEONA MCGOWAN

272 BENDIX RD SUITE

VIRGINIA BEACH VA 23452

Dear Borrower:

Welcome to BSI Financial Services. The servicing of your loan with ROUNDPOINT MORTGAGE SERVICING has been transferred to BSI Financial

Services, and BSI Financial Services is servicing the loan on behalf of the current creditor HEADLANDS RESIDENTIAL 2019-RPL1, to whom the

debt is owed.

As of the date of this letter, your total unpaid principal balance is $86,105.98 due to HEADLANDS RESIDENTIAL 2019-RPL1, and your escrow

account balance is $732.82. Your next payment due is in the amount of $789.48. Your current interest rate is 4.87500%.

The total debt inclusive of all past due interest and fees, if any, is $85,732.56. Because of interest, late charges, and other charges that may vary

from day-to-day, the amount due on the day you pay may be greater; therefore, if you pay the amount shown above, an adjustment may be

necessary after we receive your payoff funds. Please contact BSI Financial Services at 800-327-7861 within 48 hours of when you intend to

remit payoff funds to confirm the payoff amount. We will inform you of any adjustments prior to posting the payoff funds.

For further information, please write to us at the address listed above or call us toll-free at 800-327-7861. Monday - Friday 8:00 a.m. - 11:00

p.m. (ET) and Saturday 8:00 a.m. - 12:00 p.m. (ET).

Unless you notify this office within thirty (30) days after receiving this notice that you dispute the validity of this debt, or any portion thereof,

this office will assume this debt is valid. If you notify this office in writing within thirty (30) days after receiving this notice that you dispute the

validity of this debt, or any portion thereof, this office will obtain verification of the debt or obtain a copy of the judgment and mail you a copy

of the judgment or verification. Upon your written request for the name and address of the original creditor within the thirty (30) day period

after receiving this notice, this office will provide you with the name and address of the original creditor, if different from the current creditor.

Your loan may be sold by the current creditor to another party at any time.

A consumer has the right to request in writing that a debt collector or collection agency cease further communication with the consumer. A

written request to cease communication will not prohibit the debt collector or collection agency from taking any other action authorized by law

to collect the debt. Please send the written request to:

BSI Financial Services

Attn: Customer Care

314 S Franklin St, Second Floor

PO Box 517

Titusville, PA 16354

BSI Financial Services may report information about your account to credit bureaus. Late payments, missed payments or other defaults on your

account may be reflected in your credit report. You have the right to dispute the accuracy of the information reported by submitting a Qualified

Written Request. Submitting a Qualified Written Request does not relieve the customer of the responsibility of making their scheduled

payments.

314 S Franklin St. / Second Floor

PO Box 517

Titusville, PA 16354

800-327-7861

814-217-1366 Fax

https://myloanweb.com/BSI

Licensed as Servis One, Inc. dba BSI Financial Services BSI Financial Services BSI NMLS # 38078

Customer Care Hours: Mon. - Fri. 8:00 am to 11:00 pm (ET) and Sat. 8:00 am to 12:00 pm (ET).

If you have filed a bankruptcy petition and there is an "automatic stay" in effect in your bankruptcy case or you have received a discharge of your personal

liability for the obligation identified in this letter, we may not and do not intend to pursue collection of that obligation from you personally. If either of these

circumstances apply, this notice is not and should not be construed to be a demand for payment from you personally. Unless the Bankruptcy Court has ordered

otherwise, please also note that despite any such bankruptcy filing, whatever rights we hold in the property that secures the obligation remain unimpaired.

11-23-2020

Sent via First Class Mail

Old Account Number: 

Account Number: 

Property Address: 1941 KENSINGTON DR

HAMPTON VA 23663

Case 19-50567-SCS Doc 34 Filed 04/28/21 Entered 04/28/21 16:29:55 Desc Main

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Qualified Written Request - Notice of Error or Information Request

Under the Real Estate Settlement Procedures Act, a qualified written request is a written correspondence (other than notice on your payment coupon or

other payment medium supplied by us) regarding the servicing of your loan which identifies your name, account number, and the specific reasons for the

request, such as an error on your loan account or a request for information. Any qualified written request you wish to submit must be sent to:

BSI Financial Services

Attn: Qualified Written Requests

314 S Franklin Street / Second Floor

Titusville, PA 16354

If you have any questions or concerns, please contact our office toll-free at 800-327-7861.

Sincerely,

BSI Financial Services

NMLS # 38078; # 126672

This is an attempt to collect a debt. Any information obtained will be used for that purpose.

Enclosures:

Temporary Coupon

Automatic Clearing House Application ( ACH )

Servicemembers Civil Relief Act Notice

Fees and Costs

Licensed as Servis One, Inc. dba BSI Financial Services BSI Financial Services BSI NMLS # 38078

Customer Care Hours: Mon. - Fri. 8:00 am to 11:00 pm (ET) and Sat. 8:00 am to 12:00 pm (ET).

If you have filed a bankruptcy petition and there is an "automatic stay" in effect in your bankruptcy case or you have received a discharge of your personal

liability for the obligation identified in this letter, we may not and do not intend to pursue collection of that obligation from you personally. If either of these

circumstances apply, this notice is not and should not be construed to be a demand for payment from you personally. Unless the Bankruptcy Court has ordered

otherwise, please also note that despite any such bankruptcy filing, whatever rights we hold in the property that secures the obligation remain unimpaired.

Case 19-50567-SCS Doc 34 Filed 04/28/21 Entered 04/28/21 16:29:55 Desc Main

Document Page 6 of 9
Service members Civil Relief U.S. Department of Housing OMB Approval 2502 0584

Act Notice Disclosure and Urban Development Exp 3/31/2021

 Office of Housing

Legal Rights and Protections Under the SCRA

Servicemembers on "active duty" or "active service," or a spouse or dependent of such a servicemember maybe entitled to certain legal

protections and debt reliefpursuant to the Servicemembers Civil Relief Act (50 USC App. §§ 501-597b) (SCRA).

Who May Be Entitled to Legal Protections Under the SCRA? l Regular members of the U.S. Armed Forces (Army, Navy, Air Force, Marine Corps, and Coast Guard). l Reserve and National Guard personnel who have been activated and are on Federal active duty. l National Guard personnel under a call or order to active duty for more than 30 consecutive days under section 502(f) of title

32, United States Code, for purposes of responding to a national emergency declared by the President and supported by

Federal funds. l Active service members of the commissioned corps of the Public Health Service and the National Oceanic and Atmospheric

Administration. l Certain United States citizens serving with the armed forces of a nation with which the United States is allied in the prosecution

of a war or military action.

What Legal Protections Are Service members Entitled To Under the SCRA? l The SCRA states that a debt incurred by a service member, or service member and spouse jointly, prior to entering military

service shall not bear interest at a rate above 6 % during the period of military service and one year thereafter, in the case of an

obligation or liability consisting of a mortgage, trust deed, or other security in the nature of a mortgage, or during the period of

military service in the case of any other obligation or liability. l The SCRA states that in a legal action to enforce a debt against real estate that is filed during, or within one year after the

service member s military service, a court may stop the proceedings for a period of time, or adjust the debt. In addition, the

sale, foreclosure, or seizure of real estate shall not be valid if it occurs during, or within one year after the service member s

military service unless the creditor has obtained a valid court order approving the sale, foreclosure, or seizure of the real

estate. l The SCRA contains many other protections besides those applicable to home loans.

How Does A Service member or Dependent Request Relief Under the SCRA? l In order to request relief under the SCRA from loans with interest rates above 6% a service member or spouse must provide a

written request to the lender, together with a copy of the service member s military orders.

BSI Financial Services 314 South Franklin St. Titusville, PA 16354, 1-800-327-7861 l There is no requirement under the SCRA, however, for a service member to provide a written notice or a copy of a service

member s military orders to the lender in connection with a foreclosure or other debt enforcement action against real estate.

Under these circumstances, lenders should inquire about the military status of a person by searching the Department of

Defense s Defense Manpower Data Center s website, contacting the service member, and examining their files for indicia of

military service. Although there is no requirement for service members to alert the lender of their military status in these

situations, it still is a good idea for the service member to do so.

How Does a Service member or Dependent Obtain Information About the SCRA? l Service members and dependents with questions about the SCRA should contact their unit s Judge Advocate, or their

installation s Legal Assistance Officer. A military legal assistance office locator for all branches of the Armed Forces is available

at http://legalassistance.law.af.mil/content/locator.php l Military OneSource is the U. S. Department of Defense s information resource. If you are listed as entitled to legal protections

under the SCRA (see above), please go to www.militaryonesource.com/scra or call 1-800- 342-9647 (toll free from the United

States) to find out more information. Dialing instructions for areas outside the United States are provided on the website.

Case 19-50567-SCS Doc 34 Filed 04/28/21 Entered 04/28/21 16:29:55 Desc Main

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TYPICAL SERVICING-RELATED FEES THAT BSI Financial Services MAY CHARGE BORROWERS

Below is a list of standard or common fees that BSI Financial Services may charge you, the borrower, depending on the services you

request or the loan servicing activity that we perform and with respect to which we are entitled by applicable law or the loan

documents to charge a fee. In some cases, BSI Financial Services may retain the fee and in others the fee may be a pass-through fee

that BSI Financial Services pays to a third party vendor. In the case of a pass-through fee, BSI Financial Services will never charge a

borrower more money than it is charged by a third party vendor to perform the particular service. Actual fees may vary depending

upon the terms of your loan documents, and are subject to all applicable laws and regulations.

IMPORTANT NOTE: This list does not include all fees and costs that may be charged for certain services that may be rendered to BSI

Financial Services, but charged to the borrower in connection with a bankruptcy or foreclosure or other litigation or default situation,

including, but not limited to, foreclosure costs, bankruptcy fees, attorneys fees, and court costs.

Payment Processing Related Fees and Costs

Type Description Amount or Range of Charge

Late Charge A fee for failure to make an installment

payment on time due to a payment not

being received within the grace period as

specified in the mortgage loan

documents.

As permitted by the terms of the loan

documents and/or state law.

NSF/Returned/Dishonored Check Fee The fee that BSI will assess in the instance

of a returned check or a rejected

electronic payment due to insufficient

funds.

$0.00 - $50.00 (varies by state).

Pay-By-Phone with Loan Servicing Agent Fee charged to allow payment on the

phone with a live Loan Servicing Agent.

$20.00 or as permitted by state

law.

Pay-By-Phone with Interactive Voice

Response (IVR) System

Pay-By-Phone with Interactive Voice

Response (IVR) System This service is

available at no charge when scheduling

your payment to be deducted on available

draft dates during the first five (5) days of

your grace period or before. When

scheduling your payment to be drafted on

or after the sixth (6th) day of your grace

period, you may be charged up to a $10

fee. Late charges may also apply. $0 -

$10.00 or as permitted by state law.

$0 - $10.00 or as permitted by state law.

Webpay Charge This service is available at no charge when

scheduling your payment to be deducted

on available draft dates during the first

five (5) days of your grace period or

before. When scheduling your payment to

be drafted on or after the sixth (6th) day

of your grace period, you may be charged

up to a $7 fee. Late charges may also

apply.

$0 - $7.00 or as permitted by state law.

Mortgage & Default-Related Fees and Costs

Type Description Amount Charge / Range

Appraisal Fee charged by a professional,

certified residential real estate appraiser

to determine the market value of a

mortgaged property, which includes an

interior inspection of the dwelling.

Varies typically $350.00 - $550.00.

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Type Description Amount Charge / Range

Broker Price Opinion (BPO) Fee charged by a real estate broker

or other qualified individual to determine

the estimated value of a property.

$75.00 - $125.00 or as otherwise

permitted by state law

Document Recording Fee The amount paid to the county

recorder's office to make a document a

matter of record.

Varies by county

Flood Certification Fee charged by a flood certification

vendor to determine if a mortgaged

property is located in a flood zone.

$8.00 - $16.00 per certification

Lien Release Preparation Fee

(pass-through by a third party)

Fee collected to prepare the documents

to satisfy or release the lien.

$54.00 or as permitted by state law

Lien Release Fee Fee collected to record the

documents to satisfy or release the lien.

Varies by County

Partial Release Charge for processing the release of a

portion of the mortgaged property.

$500.00 for loans with a UPB <=

$750,000; $1,000 for others

Priority Processing

(Overnight Delivery)

Fee charged if customer requests

expedited service.

$0.00 - $15.00

Property Preservation Fee Fee charged by third party vendor to

ensure that the condition and appearance

of the mortgage property are maintained

satisfactorily, as authorized in the

mortgage.

$0.00 to $2500; and $0.00 to $110.00 for

grass cuts

Subordination Agreements An expense charged to the borrower to

have the subordination prepared and

submitted for investor approval. This fee

is charged for the submission and is not

dependent on approval or denial.

$500.00

Title Search Fee charged by a title company or title

search provider to conduct a detailed

examination of the land records and

report the state of the title (that is, what

liens and encumbrances affect the

mortgaged property).

$0.00 - $500.00

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